KTH Architecture and

the Built Environment

Physical Density and Urban Sprawl:

A Case of Dhaka City

Md. Syful Islam

Syful_1978@yahoo.com

Supervisor: Prof Dick Urban Vestbro

Examiner: Prof Rolf Johansson

Master of Science thesis in Built Environment Analysis

Master program Environmental Engineering and Sustainable Infrastructure

Stockholm 2007
Department of Urban Planning and Environment
Kungliga Tekniska Högskolan (KTH)

Master of Science Thesis SoM EX 2007-024

 TABLE OF CONTENTS

ABSTRACT..........................................................................................................................iv
ACKNOWLEDGEMENT .....................................................................................................v

CHAPTER 1: INTRODUCTION...........................................................................................1
1.1 Real life problem..............................................................................................................1
1.2 Lack of knowledge...........................................................................................................2
1.3 Aim and Objectives..........................................................................................................3
1.4 Methodology ....................................................................................................................3
1.4.1 Research design ........................................................................................................3
1.4.3 Data collection methods............................................................................................7
1.4.4 Summary of the study issues and used methods.....................................................10

CHAPTER 2:THEORY OF THE CONCEPTUAL FRAMEWORK...............................11

2.1 Urban Sprawl .................................................................................................................11
2.2 Physical density .............................................................................................................12
2.2.1 Measurement of physical densities .........................................................................14
2.3 Plot characteristics and configurations ..........................................................................16
2.4 Spatial qualities..............................................................................................................17
2.5 Informal Settlements......................................................................................................18

CHAPTER 3: THE DEVELOPMENT OF DHAKA……………………………………..20

3.1 Introduction of the study area ........................................................................................20
3.2 Physical development of Dhaka city from 1700 till 1995 .............................................20
3.3 Urbanization in Bangladesh and population growth of Dhaka city...............................22
3.4 Urbanization and housing situation in Dhaka city.........................................................23
3.5 Land use pattern of Dhaka city ......................................................................................25
3.6 Density and Housing supply system ..............................................................................26
3.7 Density and Land supply in Dhaka city.........................................................................28
3.8 Planned and unplanned housing in Dhaka city ..............................................................29
3.9 Informal settlements in Dhaka city ................................................................................30
3.9.1 Location of informal settlements ............................................................................31
3.9.2 Ratio of the population in the formal and formal settlements ................................32
3.9.3 Owner ship pattern of informal settlements............................................................34

CHAPTER 4: FINDINGS FROM THE INFORMAL SETTLEMENTS ........................35

4.1 Geneva Camp in Mohammadpur thana .........................................................................35
4.2 ‘Tikkapara Bustee’ in Mohammadpur thana .................................................................41

CHAPTER 5: FINDINGS FROM THE FORMAL SETTLEMENTS.............................46

5.1 Road number 3 at Dhanmondi residential area..............................................................46
5.2 Shobhanbagh officers’ colony .......................................................................................47
5.3 Baridhara residential area ..............................................................................................47
5.4 Banani model town residential area...............................................................................48
5.5 Block at Mirpur 10 number circle residential area in Mirpur thana ..............................49
5.6 Newly planned Defense Officers’ Housing Society (DOHS) at Baridhara in Gulshan 50

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CHAPTER 6: FINAL ANALYSIS ......................................................................................51
6.1 Physical densities ...........................................................................................................51
6.2 Spatial qualities..............................................................................................................52
6.3 Relationship Urban sprawl and physical densities.........................................................54

CHAPTER 7: RECOMMENDATIONS AND CONCLUSION ........................................55

7.1 Recommendations..........................................................................................................55
7.2 Conclusion .....................................................................................................................56

REFERENCES.......................................................................................................................58

LIST OF FIGURES
Figure 1.1 Procedure of block selection 6
Figure 1.2 Location of case areas 7
Figure 1.3 The diagrammatic presentation of the height calculation 10
Figure 1.4 Procedure of land coverage calculation 11
Figure 1.5 Calculation of total floor area occupied by individual building 12
Figure 1.6 Summary of study aspects and methods 12
Figure 2.1 Advantages and disadvantages of High vs Low density. 14
Figure 2.2 Influences on density 15
Figure 2.3 conceptual model of FAR values and percentage of land coverage 16
Figure 2.4 Density of several urban blocks in Sweden 17
Figure 2.5 Urban density, building height and percentage of built-up area in eight 18
Figure 2.6 Plot area, ratio and exposure 19
Figure 2.7 Cluster of Informal settlement in Dhaka city 20
Figure 3.1 Physical growth of Dhaka city from 1700 till 1995 23
Figure 3.2 View showing the dense settlements of Dhaka 26
Figure 3.3 Low dense informal settlements just beside the formal settlements 26
Figure 3.4 Land use pattern of Dhaka city 27
Figure 3.5 Housing supply system of Dhaka city 29
Figure 3.6 Land supply sub system in Dhaka city 30
Figure 3.7 Planned and unplanned housing of Dhaka city during the year 2004 32
Figure 3.8 Location of informal settlements in Dhaka, 1996 34
Figure 3.9 Ratio of formal and informal settlements population by thana 35
Figure 4.1 Satellite image of Geneva camp 37
Figure 4.2 Houses are very close to each other 38
Figure 4.3 Very narrow road width inside the block 38
Figure 4.4 The internal roads are using for drying their clothes 39
Figure 4.5 A woman is cooking in the outdoor by using soil burner 39
Figure 4.6 A woman is cutting her fish in the corridor 40
Figure 4.7 Inhabitants are selling their groceries in the footpath 40
Figure 4.8 Container in the surrounding footpath 41
Figure 4.9 Washing clothes and taking shower between the space of two houses 41
Figure 4.10 children are playing in the space between the buildings 42
Figure 4.11 Social interaction of inhabitants in the footpath 42
Figure 4.12 Open the roof’s tin to get fresh air 43
Figure 4.13 The physical density of houses inside the block 44
Figure 4.14 Space between the houses 44

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 Figure 4.15 The space inside the houses 45
Figure 4.16 A woman is cooking inside the living room 45
Figure 4.17 The space is used by tube well as a source of water supply 46
Figure 4.18 Very narrow internal road and absence of window 46
Figure 5.1 Aerial photograph of Road number 3 in Dhanmondi area 48
Figure 5.2 Aerial photograph of Shobhanbagh officers’ colony at Shobhanbagh in 49
Figure 5.3 Aerial photograph of Baridhara residential area at Gulshan thana 50
Figure 5.4 Aerial photograph of block at Banani Model town in Gulshan thana 51
Figure 5.5 Aerial photograph of block at Mirpur 10 number circle in Mirpur thana 51
Figure 5.6 Aerial photograph of New DOHS at Baridhara area in Gulshan thana 52

LIST OF TABLES
Table 3.1 Urbanization in Bangladesh and urban Population growth of Dhaka city 25
Table 3.2 Population growth of Dhaka city and the requirement of new shelters. 25
Table 3.3 Amount of land use for different purposes in the mega city (percentage) 28
Table 3.4 Distribution of Open Spaces in DCC 28
Table 3.5 Apartment sizes in different areas of Dhaka city 30
Table 3.6 RAJUK’s provided Plots size, quantity and their price 31
Table 3. 7 Owner ship pattern of land 36

ACRONYMS
DCC Dhaka City Corporation
RAJUK Rajdhani Unnayan Kartipakkha (Capital Development Authority)
FAR Floor Area Ratio
JICA Japan International Cooperation Authority
CUS Center for Urban Studies
LGED Local Government Engineering Department
BBS Bangladesh Bureau of Stastics
DOHS Defense Officers’ Housing Society
BNBC Bangladesh National Building Code
REHAB Real Estate and Housing Association of Bangladesh
UNDP United Nations Development Programme
UNCPF United Nations Capital Development Fund
NHA National Housing Authority
CBD Central Business District
DMA Dhaka Metropolitan Authority

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 ABSTRACT
Md. Syful Islam: Physical Density and Urban Sprawl: A Case of Dhaka City

One of the contemporary issues in cities of low income countries is horizontal expansion due
to the rapid urbanization and the development of low dense formal and informal settlements
inside or periphery of the city. Despite that the spatial quality of those informal settlements
are not mentionable due to the high percentage of land coverage. There are very few efforts
being applied by planning authorities or professionals to analyze, evaluate and control
physical densities of housing settlements. Similarly there is a knowledge gap associated with
the concept and theory to achieve standard physical densities like standard floor area ratio
and percentage of land coverage which can provide good spatial qualities and can combat
urban sprawl.

This thesis aims to analyze the physical densities and spatial qualities of formal and informal
settlements as well as investigate their relationship to the urban sprawl. As a part of this study
Dhaka, the capital city of Bangladesh has been selected as the case area. The physical
densities have been explored by using Google earth software where the spatial qualities have
been analyzed by using photographs. The different blocks of formal and informal settlements
have been selected to analyze the physical densities and spatial qualities in detail. The floor
area ratio and percentage of land coverage by buildings inside the block have been considered
as the variables of physical density where the space usability, cross ventilation and presence
of day light have been considered as the variables of spatial quality.

The study shows that the floor area ratio of informal settlements is very low and the
percentage of land coverage by houses is very high. On the other hand the floor area ratio and
percentage of land coverage by buildings in formal settlements are very high except some
high income class areas. A lot of land is being consumed by informal settlements in spite of
the very high percentage of land coverage. The efficiency of the space inside the block of
informal settlements is not good, and as a result there is a shortage of the variables of spatial
quality. The sprawl problem is looked at in Dhaka city for the rapid development of those
informal settlements inside or periphery of the city.

Finally the study has recommended the block type with high dense low height houses inside
the block to increase efficiency of the space, ensure day light and cross ventilation of the
houses which is affordable to the urban low income people.

Key words: Physical density, spatial quality, formal and informal settlements, urban sprawl,
Dhaka.

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 ACKNOWLEDGEMENT

The success of this research has become possible through the assistance from a number of
people, all of whom I can not acknowledge. First I am grateful to my supervisor professor
Dick Urban Vestbro who has encouraged and guided me by providing several books and
papers regarding to my study. His support, criticism and intellectual comments helped me to
accomplish this study.

I would like to thank those who encouraged me to study up to this level. To my parents who
are living in Bangladesh, I say thank you for your parental sacrifice which enabled me to
study in Sweden. Special thanks to my beloved Mahabuba Sultana who has helped me by
providing several official documents and photographs regarding to my study. Without her
help and devotion, it was too difficult for me to collect photographs and data on informal
settlements in Dhaka city. I also owe similar gratitude to my sisters and brothers in
Bangladesh for their committed help to study in Sweden.

I am indebted to the officials of Dhaka City Corporation who have helped me by providing
several important documents. Furthermore thanks also goes to my previous university
teachers in Bangladesh who have helped me by providing their intellectual knowledge about
density of the housing settlements in Dhaka city. Among them is my former university
teacher Professor Dr. K.M. Moniruzzaman for his countless knowledge based suggestions.

I also extend collective thanks to my classmates of Environmental engineering and

Sustainable Infrastructure program for their special comments about my work. I would like to
say especial thanks to Michael Bimpeh from Ghana for his kind help to edit my thesis work
properly.

I owe special thanks to Google Earth Software Company that enabled me to measure the area
of block, area of buildings, area of plots, height of buildings and width of surrounding roads.
Without this software it would not have been possible to get those measurements.

All other people who assisted in various capacities, I render my profound gratitude to them.

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 CHAPTER 1
INTRODUCTION
This study analyses selected formal and informal housing blocks of Dhaka city. The focus of
the analysis is on the physical densities and spatial qualities of housing block addresses urban
sprawl. The formal settlements in the inner part of the Dhaka are densely developed.
However, the area of the city is expanding horizontally because a lot of informal settlements
are developing in the inner part or periphery of the city. If urban sprawl in Dhaka is to be
addressed, housing solution that can accommodate the increasing population and with good
spatial qualities is very important. The present study will investigate physical densities and
spatial qualities of formal and informal settlements of Dhaka city and recommend such
housing block for urban low income people.

1.1 Real life problem

Urban sprawl is one of the contemporary issues of cities all over the world. It contributes to
the inefficient use of land resources, energy and large scale absorption of open space that can
otherwise be used more effectively for activities which can contribute to the development of a
city. Dhaka is the capital and the biggest city of Bangladesh which is the main center of
education, administration, trade and commerce. The population is growing rapidly due to the
massive rural urban migration. The city is experiencing an increase in the rate of housing
development. The private developers or government housing companies are constructing
houses for the high or middle income people while the low income people do not have
provision in the housing market, though most of the people in Dhaka city are poor. As a
result a lot of informal settlements have developed in the inner part or in the periphery of the
city. The development of such informal settlements is causing inefficient use of space; hence
the city is expanding horizontally. It is difficult to provide infrastructure facilities to the city
dwellers due to this horizontal expansion. The present study intends to explore the
relationship between the physical densities of the housing settlements and urban sprawl.

Most of the informal settlements are being developed on the government vacant land and
wetlands inside or in the periphery of the city which have been reserved by the government
for different purposes. In order to stop the encroachment by the informal settlers, there is a
need to develop housing block with high physical densities and good spatial qualities.

Most of the informal settlements in Dhaka city are comprised of single storied houses and
mostly dense due to the close distance among the houses. The usability of spaces inside the
block is not efficient because most of the spaces inside the block are covered by buildings. In
order to increase the efficiency of space there is a need to analyze the physical density, in
terms of Floor Area Ratio (FAR) and percentage of land coverage by buildings. Here FAR
means the ratio between the built up area and the total land area including communal spaces
and streets belonging to the block.

The close distance among the houses and inefficient use of spaces inside the block hinder the
spatial qualities of the houses. The analysis of spatial qualities, in terms of cross ventilation,
provision of daylight and possibility to use outdoor space inside the block are necessary to
recommend the housing block with good spatial qualities

On the other hand most of the people in the informal housing settlements are poor. They are
not able to afford high cost houses. So there is a need to recommend houses which are low in
cost and can be affordable by the urban low income people.

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1.2 Lack of knowledge
The lack of knowledge on the physical densities and spatial qualities of housing settlements
as well as their impact on urban sprawl can be seen in the most cities all over the world. The
study aims at improving the understanding among the scholars who are generating methods
and theories about the physical densities, spatial qualities of informal housing settlements
which have impact on urban sprawl as well as to reduce the knowledge gap in that field.

There is a lack of knowledge on the systematic analyses of physical densities of housing

settlements and their impact on urban sprawl, for instance the analysis of density and spatial
qualities of houses in the informal settlements and their impact on expansion of city. Lupala
notes that fact for the informal housing settlements of Dar es Salam

“the rate at which such settlements have been urbanizing has not been
established. Systematic analyses on the growth, densification and inherent
spatial qualities have been lacking. Inadequate knowledge base on house
forms, prevailing densities, space usability and plot characteristics that take
place in these settlements have restricted adoption of effective planning
inventions” (Lupala,2002:2).

The same knowledge gap, as for example analysis of physical densities and their impact on
urban sprawl can be seen in Bangladesh, though the urban sprawl is one of the vital problems
of the cities in Bangladesh.

There is a lack of knowledge on the use of space, how transformation affects spatial qualities
and how people view housing modernization. Despite the fact that there is a wide variety of
housing in the informal settlements, there is inadequate knowledge of what the existing and
emerging house types are, as a result of transformation that could be better developed by
professionals like architects and planners. Nguluma states that whether the transformed house
types are efficient in terms of density, better spatial qualities allowing ventilation and enough
light, is also not known (Nguluma, 2003:5). That is why sometimes it is difficult to describe
contemporary housing and planning problems in informal settlements.

Nnkya (1999:19) has related the lack of knowledge to ineffective planning in Tanzania and
argues that the lack of or too little knowledge on the social, economic and political
processes, which shapes the political and physical environment has been influential to
defective planning and in same instances triggered off disputes between the planning
authorities and the stakeholders. This same problem can be seen in Bangladesh even though
the urban types or block types in Tanzania are different from Bangladesh.

Most of the rapidly urbanizing cities and their settlements are being developed according to
inherited colonial urban types and neighborhood spaces which are yet to be identified,
classified and analyzed. While the colonial city reveals some kind of regulated patterns of
city growth as influenced by the formal housing settlements, the post colonial city is largely
unregulated as influenced by the rapid growth of informal settlements which also are yet to
be identified and analyzed to reduce their expansion by developing physical densities and
maintaining good spatial qualities (Lupala,2002:2). The formal housing block types of Dhaka
city have also been built up by following different colonial block types and most of the
informal settlements are being developed in unregulated way without following any block
type. This will be explored in this study.

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Habraken (1998:292-93) states that, despite the fact that informal housing in developing
countries consistently showing rapid growth and change rooted in informal local typologies,
documentation and study of such informal development has been lacking. There is a
knowledge gap on the documentation and study of the root of informal settlements or their
inherent typologies which have impact on densities and spatial qualities of those settlements

The present study will intend to explore the relation between physical densities, spatial
qualities of housing settlements and urban sprawl as well as to reduce the knowledge gap in
relation to the density, plot characteristics, functionality of space, scope of cross ventilation
of houses and presence of daylight inside the housing blocks. It can also help the planners to
improve their understanding in relation to provide housing especially to the poor with the
standard housing density and good spatial qualities.

1.3 Aim and Objectives

The aim of this study is to analyse the relationship between physical densities, spatial
qualities of housing settlements and urban sprawl in Dhaka. Therefore the physical densities
and spatial qualities of different housing blocks will be studied if they are directly or
indirectly affecting the urban sprawl. Although the blocks of formal and informal settlements
will be studied, the main focus will on the density, space usability, cross ventilation and
provision of daylight in the houses of informal settlements. The results of the study will lead
to propose block that maintains standard of physical densities and good spatial qualities and
that are affordable to the urban low income people.

Objectives
Some objectives have been set to fulfil the above mentioned aim. They are as follows:
! To investigate the relationship between physical densities, spatial qualities of housing
blocks and urban sprawl.
! To analyse the physical densities of housing settlements, as for example FAR,
percentage of land coverage by buildings and plot characteristics of housing
settlements.
! To analyse spatial qualities of housing settlements, for instance space usability and
cross ventilation of houses emphasizing on informal settlements.
! To explore the impact of physical densities of housing settlements on urban sprawl
! To recommend block type with good spatial qualities as well as being affordable for
the urban low income people to combat urban sprawl.

1.4 Methodology
To fulfil the objectives of the study, various methods were applied. For the calculation of
physical densities in terms of FAR, percentage of land coverage by buildings, plot
characteristics; the measurement of block area, land covered by houses, plot sizes, number of
storeys were calculated from the aerial photographs by using ‘Google Earth’. Previous
personal observations, expert assessments and photographs were applied to analyse the space
usability and spatial qualities of housing blocks. Literature review and analysis of empirical
studies were carried out from the very early stage of the study to gain knowledge about the
relationship between physical densities and urban sprawl as well as to establish theories
related to the study.

1.4.1 Research design

The case study research strategy was employed to conduct this present study. Johansson
defines case study “A case study is expected to capture the complexity of a single case, which

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should be a functioning unit, be investigated in its natural context with a multitude of
methods, and be contemporary” (Johansson 2005:31). He further notes that a case study and,
normally, history focuses on one case but simultaneously take account of the context, and so
encompass many variables and qualities.

The main aim of the study is to explore the relationship between physical densities, spatial
qualities and urban sprawl within the context formal and informal settlements of Dhaka city.
Eight housing settlements, six from formal and two from informal settlement, and their
components of physical densities and spatial qualities were selected. Data was collected and
analysed for each study area.

1.4.2 Why Dhaka is selected as a case areas

The present study regards the physical densities and spatial qualities of housing settlements
as well as their impact on urban sprawl. Dhaka is the capital city of Bangladesh.
Approximately, 56% percent of the Dhaka city’s population lives in informal housing
(Titumir and Hossain, 2004). There are 3007 small to large informal housing settlements with
10 or more house clusters covering area of 420 hectares in different parts of Dhaka
(CUS,1996). The built up area is increasing rapidly due to the development of informal
settlements in the inner part and in the periphery of the city. Between 1990 and 2000, the
built-up area of Dhaka Metropolitan area has increased by around 46% (JICA Baseline Study,
2000 in Azam, 2006). The expansion of the city is occurring both horizontally and vertically
due to the development of formal and informal housing settlements.

1.4.3 Selection of housing blocks for detail studies

Since the study is related to the physical densities, spatial qualities of housing settlements
and urban sprawl, both the formal and informal housing blocks have been identified,
classified and discussed to compare their variables of FAR, percentage of land coverage by
buildings; usability of space, availability of cross ventilation and provision of daylight inside
the block.

Figure 1.1: Procedure of block selection (Google Earth, 2007)

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Since the study is dealing with the physical densities, spatial qualities of housing settlements
and urban sprawl, in order to do study at lower level scale, ‘urban blocks’ have been
considered as the major units of analysis. Despite that house on plot is not sufficient to
understand urban sprawl because communal open spaces and streets need to be considered to
understand the phenomenon of urban sprawl. The urban blocks have been studied to consider
such communal open spaces and surrounding roads. Analysis of the city in district level is
relevant but not practical. Figure 1.1 is showing the selection of block from urban housing
settlements. The following criteria were taken into consideration to select the blocks of
formal and informal settlements: First, the variations of blocks, in terms of FAR were taken
into consideration for the selection of formal housing blocks. Secondly, the location, age and
house form of the informal settlements were considered as the criteria because physical
densities of the informal settlements depend on the age and location of the settlement. House
forms have been considered as a factor to classify informal settlements in Dhaka city. The
approach used to select urban blocks for detailed studies was by identifying which is enough
to facilitate the comprehension of key study variables namely: FAR value, percentage of land
coverage by buildings, space usability, cross ventilation and provision of daylight inside the
block.

Fig 1.2: Location of case areas

In relation to those criteria blocks from Road number 3 at Dhanmondi residential area,
Shobhanbagh government officers’ colony, Banani Model Town, Baridhara diplomatic zone,
newly planned Defense Officers’ Housing Society (DOHS) in Baridhara, Mirpur 10 number

5
residential area have been selected as formal housing settlements (Fig 1.2). Among them
Dhanmondi is the first planned residential area of Dhaka city for the high income people
which has been planned in 1954. Shobhanbagh officers’ colony is developed for the first
class government officers. Banani and Baridhara are the area for high income and aristocrat
people which also have been planned in 1964. DOHS is the newly planned housing for the
retired defense officers. Mirpur 10 number is the area for middle and lower middle income
people has been developed in mid 1960. ‘Geneva Camp’ and ‘Tikkapara Bustee’ in
Mohammadpur have been selected as informal housing settlements. ‘Bustee’ is the local
name of informal settlements in Bangladesh. Two informal settlements have been selected in
the present study as cases because the type and physical characteristics of the most informal
settlements are similar. Two types of informal settlements can be seen in Dhaka. The houses
in one type are made by brick walls. Despite that, most of the informal settlements are
constructed by earth materials. The houses in ‘Geneva Camp’ are made by brick walls and
tin’s roof where as in ‘Tikkapara Bustee’ are made by earth materials.

Selection of Informal settlements

Geneva Camp in Mohammadpur
This settlement is situated in the Mohammadpur thana. This thana is a residential area for
middle income people with some minor commercial activities. The Geneva camp has been
developed in the center of this thana. Thana, which means police station, is the third level of
administrative boundary in Bangladesh. This settlement has been selected for the study due to
its old age, location and house forms. Most of the informal settlements in the Dhaka city are
made by earth materials but few of them are made by brick wall with tin’s roof. The houses
in ‘Geneva camp’ are made by the brick wall with tin’s roof. This settlement looks like
planned housing area but the provision of infrastructure and other facilities are not available.

Tikkapara Bustee in Mohammadpur

Tikka Para Bustee has been selected due to its age, location and house forms. The physical
characteristics and house forms of this settlement are similar to most of the informal
settlements in Dhaka city (author’s previous observation). This settlement is located in the
periphery of the city where the houses are made by earth materials. The analysis of the
physical densities and spatial qualities of this settlement will provide idea about most of the
informal settlements in Dhaka city.

Selection method of Formal settlements

Road number 3 at Dhanmondi residential area
Dhanmondi is the first planned residential area of Dhaka city. This area was developed as a
residential area for high income people in 1954 during Pakistan period. But now it is treated
as an area of mix function. A lot of high, medium and low rise housing settlements have
developed in this area for its mix functionality. Road number 3 is the residential area with
some commercial activities.

Shobhanbagh officers’ colony

Shobhanbagh officers’ colony at Shobhanbagh has been developed for the first class
government officers’ of Bangladesh. Most of the government housing blocks in Dhaka are
like this block where the percentage of land coverage by buildings is very low. There are 16
buildings in this block.

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Banani Model Town residential area
This area was developed in 1964 during Pakistan period for high income people. The density
is low in terms of FAR and percentage of land coverage by buildings. There are 8 buildings
in this block.

Baridhara diplomatic zone

Baridhara is situated in the Gulshan thana. It was planned in 1962 during Pakistan period but
the Bangladesh government has developed this area in 1972 as a residential area. It is the
posh area of Dhaka city for the rich and aristocrat people. The area is considered due to its
low percentage of land coverage by buildings and low FAR value.

Newly planned Baridhara Defense Officer’s Housing Society (DOHS)

This area has been developed to provide housing to the retired defense officers. The houses in
this block are very close to one another. Percentage of land coverage by buildings and FAR
value are very high. This block is comprised of 14 buildings.

Mirpur 10 number circle residential area

This are is located in the Mirpur thana. It was planned in the mid of 1960s during Pakistan
period for the Muslims who came from India after separation of India and Pakistan from
British in 1947.This area has been selected due to its low FAR value and very high
percentage of land coverage by buildings.

1.4.3 Data collection methods

In this study both quantitative and qualitative methods have been applied. The quantitative
methods comprise of measurements, analysis of documents, empirical studies, maps and
aerial photographs, previous observations as well as discussions. On the other hand the
qualitative sources comprise of theoretical literatures, analysis of documents and previous
observation. The data collection methods have been conducted in two phases. First, the
classification and identification of physical densities in terms of FAR and percentage of land
coverage by buildings for both formal and informal housing settlements have been carried
out. In this phase measurements of whole block area, individual plot area, covered land by
buildings and number of storeys of buildings have been carried out to calculate the physical
densities. The identification, usability and classification of spaces have also been carried out
in the same phase. After that the observation and official documents regarding that study
areas are analyzed to explore the background information and the spatial qualities of the
settlements.

Analysis of photographs
After formulating problem and fixing the study area, the author appointed his university
classmates and friends in Bangladesh to take the photographs of the study area about the
formulated problem. The photographers have taken photographs according to the suggestion
of the author of this study. It was required to take photographs of typical, critical, good
qualities and difficult situation. The space usability, cross ventilation and provision of
daylight inside the informal housing blocks have been explored from the photographs.

Analysis of plans and maps

Plans and drawings provide information to analyse the physical extension of Dhaka city as
well as FAR values, setbacks, original layout of plots and size of plots in the study area.
Original and existing plans of the study areas are gathered from several secondary sources,
for instance previous studies or official websites of several relevant organizations. Then the

7
existing and previous maps are compared to explore the changes of FAR values, percentage
of land coverage by buildings, setbacks and layout of plots, and space usability.

Analysis of Aerial photograph

Aerial photographs are the main source to calculate the block size, land coverage by
buildings, plot sizes, number of storeys of building, setback and open spaces. The aerial
photographs are collected by the ‘Google Earth’. The dimensions are measured by using the
‘ruler’ tools of the ‘Google Earth’. The measurement procedures are described as follows:

Measurements
The dimensions of plot, land covered by building, total block area, area of open space,
setback and number of storeys are measured to calculate the physical densities. All
dimensions are collected from the aerial photographs which are available in the ‘Google
Earth’. The dimensions are measured by using ‘Google Earth’ tool which is called ‘ruler’.
The measurements of physical densities in terms of FAR, percentage of land coverage by
buildings and open space are conducted at block level.

Applied procedure to measure the height of building: The building heights are measured to
calculate the number of floors. Numbers of floors are required to calculate the total floor area
which means the area of ground floor including its wall thickness multiplied by its number of
storeys. The building height is calculated from the shadow of building which is available in
the aerial photograph of Google earth. The author has also suggested his appointed friends to
visit the selected area to get data about the number of floors of the buildings. Then collected
and measured data has compared each other to reduce error. According to the Bangladesh
National Building Code (BNBC, 1993), the height of each floor should be minimum 3
meters.

Figure 1.3 shows procedure to measure the height of buildings. In this figure the shadow
length is 15 meters which has been calculated from the aerial picture provided by the ‘Google
Earth’. So it can be assumed that the building is 5 storeys because the height of each building
is approximately 3 meters.

Figure 1.3: The diagrammatic presentation of the height calculation (Google

Earth, 2007 and adapted for this current study)

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Applied Procedure to calculate land coverage: In this study Land coverage means the
percentage of land covered by buildings available in the selected block and total land covered
by block. The total land covered by the block is calculated with the half of its surrounding
road width. Figure 1.4 is showing the procedure of land coverage calculation.

Figure 1.4: Procedure of land coverage calculation

In the figure 1.4

BW = Block width with half of the surrounding road width, BL = Block length with half of
the surrounding road width and Block area (BA) = BL x BW.
If the total built up area inside the block = A1 (Addition of the ground floor area of all
buildings inside the block), the percentage of land coverage by built up area= (A1/BA) x 100

Applied Procedure to calculate floor area ratio (FAR): The FAR indicates the ratio of built
area and total land covered by the block. The area of total land coverage by the block

Figure 1.5: Calculation of the floor area occupied by individual building

9
indicates the area of block including half of its surrounding road width. The built area means
the total floor area of all buildings which is based on the actual floor area including wall
thickness of each structure, and multiplied by the number of floors. Figure 1.5 is showing the
calculation of the total floor area of a building. The total floor area inside the block will be
the addition of the total floor area of all buildings inside the block.

In the figure 1.5

Floor Area, A = L X W unit square
So, Total Floor Area occupied by this building, A1 = A X 5 unit square (Since the building is
5 storeys)
If the total floor area of all buildings inside the block = A2 (Addition of the total floor area of
all buildings inside the block) then Floor Area Ratio (FAR) = A2/BA

Analysis of official documents

Previous study reports or evaluation of the same study area, administrative documents, news
paper clipping, other articles appearing in the mass media have been collected from the
internet or other secondary sources. The change of spatial patterns and growth due to develop
informal settlements have been analysed from the official documents.

1.4.4 Summary of the study issues and used methods

The present study has followed several methods to analyze and investigate different relevant
issues of the study. Figure 1.6 shows the used methods for gathering idea about the several
aspects of study.

Aspects Sprawl Concept Back Density Spatial qualities

theory of block ground of of the blocks of of the blocks of
types Dhaka Dhaka Dhaka

Methods
Theory Y Y
analysis
Empirical Y Y Y
studies
Analysis of Y Y Y
aerial
photographs
Analysis of Y Y Y
photographs
Own Y Y
observations
Analysis of Y
plans and
maps
Analysis of Y
official
documents
Figure 1.6: Summary of study aspects and methods
Here Y means that method and corresponding aspect have been used in this study.

10
 CHAPTER 2
THEORY OF THE CONCEPTUAL FRAMEWORK
The purpose of this chapter is to present the theoretical and conceptual frame work that is
considered and reflected upon, and which will guide this study. The focus is on the concepts
that centre on analysis of physical densities and spatial qualities of housing blocks, urban
sprawl, and informal settlements. The concepts employed are discussed in relation with the
theories. It is necessary to identify relevant variables that can be used in the analysis of
physical densities and spatial qualities of housing blocks, since the objectives of the study is
to analyze physical densities and spatial qualities of urban housing block.

2.1 Urban Sprawl

Urban sprawl is one of the contemporary issues of today’s world. It is very difficult to find a
common definition to urban sprawl. But the most common phenomenon of urban sprawl is
expansion of urban area without efficient use of land. According to Vestbro

“Urban sprawl may be defined as the phenomenon when urban areas expand
without procedures for efficient land use. It is typically expressed in allocating
ample space to roads and parking areas, to buffer zones and impediments
(leftover spaces) between built-up areas, and in residential developments with low
densities. Such planning procedures lead to encroachment of valuable
agricultural land, to long travel distances between residences and work places, to
high infrastructural costs because of long lines of roads, pipes, drainage ditches
etc per house, and to a lack of urban qualities. Combined with the construction of
external shopping malls urban sprawl also leads to the deterioration of local
services and to segregation between those who have cars and those who don’t”
(Vestbro, 2004).

In the city with sprawl, the residential area is developed with low physical densities. As a
result there is an encroachment of development to the valuable agricultural land or other open
spaces. The area of the city increases horizontally for that encroachment. The cost of
infrastructures and traveling increase due to the development of long lines of roads, pipes,
drainage etc, and so, there is a close relationship between low density residential
development and urban sprawl. This present study will try to explore that relationship by
analyzing the housing densities of Dhaka.

According to Galster, et. el. (2001) “sprawl can be observed in different circumstances and
conditions; it is possible that there can be different types of sprawl, which consist of
combinations of different variables”. They propose different dimensions of land use and
when those low values are found in an area, then it signifies urban sprawl environments.
Density is one of the vital dimensions among them. In spite of the mixed land use
characteristics with medium or high physical density in terms of FAR and percentage of land
coverage, the problems regarding to sprawl can be seen in a lot of cities all over the world
due to the development of low dense informal housing blocks in the centre or periphery of the
city. The physical density has been calculated from the FAR and percentage of land covered
by buildings in the specific block which has been described in detail in the previous chapter.

Downs (1999) notes several causes of urban sprawl. Unlimited outward extensions of
development as well as low-density residential and commercial settlements are the prime
causes among them. This writer also notes some effects of sprawl which comprise of air

11
pollution, extensive use of energy for movement and inability to provide adequate
infrastructure to the citizens.

The definition of urban sprawl, its causes and effects in relation to the density issues of urban
area are analyzed for different formal and informal housing blocks of the case city. However,
the informal housing blocks and its physical density are analyzed in detail. In this study the
negative and positive impacts of physical density on urban sprawl are being explored.

2.2 Physical density

Density can be defined from two perspectives, namely population density and physical
density. Considering the need to address the problems associated with urban sprawl, it is
important to analyze the physical density. Regarding the efficiency of land uses, the cost
effectiveness of infrastructure has a direct relationship to the intensity of physical density and
thus to urban sprawl. According to Acioly and Davidson, “the size of plot, the amount of plot
which can be built up (plot coverage) and the height of the building (floor space index or
Floor Area Ratio) give the dimensions of the most visible aspect of density: the amount of
space which is built”. (Acioly and Davidson,1996:7).

There are some advantages and disadvantages of high and low density. Acioly and Davidson

Figure 2.1: Advantages and disadvantages of high versus low density, Issues that are
relevant to this study are enclosed in the circle. Source: Acioly and Davidson, 1996:7.

again note the advantages and disadvantages of high and low density (Acioly and Davidson,
1996:6) as seen below. They argue that high density assures the maximization of public
investments including infrastructure, services and transportation, and allows efficient
utilization of land. They also argue that high density settlement schemes can overload
infrastructure and services and put extra pressure on land and residential spaces, producing

12
crowded and unsuitable environments for human development. On the other hand, low
densities may increase per capita cost of land; infrastructure and services, affecting the
sustainability of human settlements, and producing urban environment that constrain social
interactions. Those advantages and disadvantages are summarized in figure 2.1.

The formal and informal settlements in Dhaka, where densities are very high with narrow
roads and no or little open space and in most cases no areas for common amenities, it is
required that developments which contribute to efficient land use and efficient infrastructure
provision should be adopted. The present study focuses on the two advantages of high density
which are enclosed in the circle (Figure 2.1) that are assumed to be the biggest problem in the
housing block, especially in the housing block of informal settlements.

The advantages and problems related to the high and low density have been considered to
explore the advantages and problems of existing FAR and percentage of land coverage as
well as to determine the functionality of space in spite of the high density inside the block.

Acioly and Davidson (1996) point out that there are many factors those influence density,
some of them which can be dealt with directly, some indirectly and others over which there is
very little possible action. Figure 2.2 summarizes some of the most important factors which
influence the density.

Figure 2.2: Influences on density. Box: focus in this study. Source: Acioly
and Davidson, 1996:7

There are a lot of factors which influence density but the present study will focus on the three
issues in the rectangles in Fig. 2.2. In this study the following questions are being explored:
what are the prevailing densities for block in formal and informal settlements? Which
physical densities in formal and informal settlements could be considered dense for optimal
utilisation of land and infrastructure? How do high densities affect spatial qualities such as
cross ventilation and provision of sunlight in side the houses?

13
2.2.1 Measurement of physical densities
According to Rådberg the parameters that can be used to measure urban density are
residential density, building height and percentage of built up area (Rådberg, 1996:390).The
percentage of built up area means the percentage of land coverage by buildings. The
residential density which means FAR and the percentage of land coverage by building are
considered in this study to measure the physical densities.

FAR is the ratio between total floor area by number of floors and the land area. The total
floor area means the area of total floors of all the buildings available in the block. The land
area includes the total land area covered by block including half of its surrounding roads
width and communal open space. The inclusion of half the street and communal spaces at
block level is important since those factors contribute to urban sprawl.

Total floor area (area of all floors of all buildings)

FAR =
Total land area occupied by block

Percentage of land coverage is the percentage of total land covered by buildings inside the
block and the total land area of block with the half of its surrounding roads.

Total land covered by buildings inside the block

Percentage of land coverage =
Total land area occupied by block

Figure 2.3 is showing the concept of a floor area ratio and percentage of land coverage for an

Figure: 2.3: Conceptual model of FAR values and percentage of land coverage. Source:
Gren, 2006:18.

individual building. The present study deals with the FAR and percentage of land coverage of
urban housing blocks. The total floor area of the block would be calculated by adding the
floor area of individual building. Figure 2.3 shows the number of floors and respective FAR
value. The first three values can be considered as a realistic value of FAR. The last three are

14
unrealistic because tall buildings need to be placed at longer distance which means the
percentage of land coverage should be less.

Rådberg has analysed the density in urban blocks in Sweden; four out of 25 has been
illustrated in figure 2.4. The values presented in the figure 2.4 are estimated ranges, which
aim to visualize the way in which different building types occupy land in relation to the FAR
values. He estimated that the FAR value for 1 storey villas range from 0.10 to 0.15 with 5-
10% land coverage whereas 8 storey tower blocks have FAR value of 0.95 with 10-15% land
coverage. These analyses can be used to analyze the physical densities of any urban block.

1 storey villas 3 storey lamella blocks 8 storey tower block 19th century inner city
FAR = 0.1– 0.15 FAR = 0.55 FAR = 0.95 FAR = 1.5 – 2.2
Coverage 5-10% Coverage 15 – 20% Coverage = 10 -15% Coverage = 40%
Figure 2.4: Density of several urban blocks in Sweden. Source: Rådberg, 1988 in
Gren, 2006: 18.

The analysis of densities can explore the comparison of FAR, space use and spatial qualities,
as well as dimensions of urban sprawl. Rådberg developed a systematic method to analyze
the densities of housing block for Swedish urban block (Figure 2.5). The analyses of FAR,
percentage of land coverage by building and number of storeys can be seen in figure 2.5.

Figure 2.5 shows the classification of urban blocks in the Swedish context. Rådberg (1996) is
of the view that for the classification of typologies, a typo-morphological urban analysis (as
opposed to the functional typology) of urban types should be made which means buildings
are studied in context, together with the surrounding public and private spaces. He argues that
the analysis of such object may be a group of buildings and open spaces which mean urban
block, the building lots or the street pattern.

Rådberg uses the parameters of residential density, building height and percentage of the land
covered by buildings. He suggests that the basic methodology for typological classification
should be essentially the same regardless of the country (Rådberg, 1996:386).

Figure 2.5 is showing the parameters to classify the urban types. Here the residential density
‘e’, building height or average number of storeys is ‘n’ and the percentage of land covered by
building is ‘v ’. The formula is e = v x n.

Rådberg shows that if the number of different urban blocks are registered and place each
block as a dot on the graph (according to their urban density and number of storeys), the
individual observations of blocks (dot in the diagram) tend to cluster into a larger bubble

15
 Fig 2.5: Urban density, building height and percentage of built-up area for eight urban
types. 1) High density inner city blocks, 4-6 storeys, 2) Blocks with planted inner
courtyards, 4-6 storeys, 3) High rise developments, point blocks or slab blocks 8-12
storeys 4) 3-4 storeys “walk-ups” (lamellas), 5) Pre industrial low rise traditional blocks,
6) Garden suburbs, mixed developments, 7) Small one-family houses (bungalows) on
small individual plots, 8) Villas on larger plots. Source: Rådberg, 1996: 391.

(Rådberg, 1998). For instance, figure 2.5 shows the villas as type 8 is low dense residential
densities which are less than 0.1. Applying this methodology in the analysis of this study may
provide a manner for comparison of block types, and a manner for measuring urban sprawl.
Further description of these analyses is presented in the methods and in the findings chapters.

2.3 Plot characteristics and configurations

The size of the plot and the amount of plot which can be built up (plot coverage) give the
dimensions of the most visible aspect of density (Acioly and Davidson, 1996: 7).They also
argue that plot size is a culturally bound phenomenon and therefore varies from country to
country. Empirical studies show increasing trends of plot size from Asian, Latin and Southern
American countries with the largest plot sizes recorded in many African countries (Acioly
and Davidson, 1996:16). They argue that

“the narrower the plots the more will fit in a particular cluster pattern which
is often predefined by urban design regulations. Narrow plots impose design
and usually imply very narrow houses, narrow rooms with a housing
expansion towards the backyard, especially if minimal set backs to allow
circulation, ventilation, light and rainwater catchments are respected” (Acioly
and Davidson, 1996:17).

16
Carlos Barquin et. el. (1986) employ the variables of plot area, plot ratio and plot exposure to
characterise the plot in low income settlements in India where the plot size is 15- 37 square
meters. Plot area (Figure 2.6.1) simply refers to the size of the plots and enables one to asses
the variations across settlements, while plot ratio (figure 2.6.2) refers to the proportion
between the width and depth of the plots. Plot exposure (figure 2.6.3) refers to the number of
sides the plot or building has that are contiguous to public open spaces or streets. They also
argue that when plots are very small (smallness will depend on market demand, user
perceptions and living habits), the plot is entirely built up. This phenomenon occurs in many
countries where owner builders inevitably build over space that was intended for patios and
courtyards. This is certainly the case for low income urban settlements in India. In a house
that entirely covers the plot, the only possibility for door and windows will open on those
sides of the plot that are adjacent to non built public open space. Hence the importance of
exposure as measure of amenity (Barquin et.el,1986:7). In a country like Bangladesh where
the weather is hot and humid and land coverage is so high, adequate plot exposure can
facilitate cross ventilation and daylight exposure. So the exposure of plot is analysed in the
study.

Fig 2.6.1: plot area Fig 2.6.1: Plot Ratio Fig 2.6.1: Plot exposure

Figure 2.6: Plot area, ratio and exposure. Source: Carlos Barquin et.el.,1986:2

2.4 Spatial qualities

In a city like Dhaka located within hot humid climates, the dwelling environments are
mediated by the way houses have been organised to facilitate maximum cross-ventilation and
comfortable use of spaces. In a different context but similar climate and poverty situation
Kyhn notes that

“For people in the tropics, it is normal to eat, work and play outdoors and to
seek shelter of a house only when the need for privacy demands it, and thus
the treatment of the adjoining ground should be seen as an extension of the
homes. Outdoor life in a warm humid climate is only pleasant if there is a
breeze, shade and protection from rain”. (Kyhn, 1984:54 in Lupala, 2002:25).

The availability of breeze, shade and protection from rain in the hot humid weather are the
part of good spatial qualities. Kyhn’s argument shows that in a hot humid weather people
generally want to eat, work and play in the outdoors and thus the treatment of the adjoining
ground should be seen as an extension of the homes. The adjoining ground is only pleasant if
there is breeze, shade and protection from rain.

17
Spatial qualities also depend on the house forms and space availability inside the block. In
hot humid climate such space can be shaded by the trees to filter the sunlight. Kyhn further
argues that
“roof overhangs, verandas and covered passages are welcome but the best is
a shade from a tree. Shade tree filters the sunlight, reduce air temperatures by
evaporation, protect smaller plants and on the ground reduce glare from
bright overcast skies” (Kyhn, 1984: 54 in Lupala, 2002:25).

If we consider in-door comfort, Kyhn observes that comfort largely depends on the control of
air movement and radiant heat, the prevention of solar radiation from reaching the building’s
occupants directly through doors or windows or indirectly by heating the structures. These
requirements point to the need for light, correct shading and design for good breeze
operation.

The efficiency of open space inside the block is also a vital factor of spatial qualities. Correa
has analysed open spaces inside the block of housing settlements from his observations in
India. He notes that there is a hierarchy of spaces around dwellings. According to him spaces
which are close to the houses are called private space. Secondly spaces which are closer to
houses where people are staying within the vicinity and interact are called semi private space.
The third is communal spaces, for instance places like wells where people from the
neighbourhood meet frequently. Finally, public spaces are places which are not directly in the
control of the people in the community, but which are used by them to interact each other
(Correa, 1998:107 in Nnaggenda-Musana, 2004:40).

The main spaces to be considered that are relevant for this research are private, semi private
and communal spaces for walking, gathering and holding community events where spaces
mean not built upon, planned and developed or landscaped, and areas that have been left
without any development. The study will also consider open spaces in front of building,
courtyard squares, and spaces among buildings, side walks and streets. The analysis has been
made in this study regarding to how indoor spatial qualities are being affected by the
densification of housing settlements. As a result qualities that can be affected by densification
need to be considered in all the ways to get environment where there is absence of spatial
qualities in the residential areas.

2.5 Informal Settlements

The phenomenon of the informal housing is worldwide. There are a lot of debates about the
concept of informal settlements. They are defined in a variety of ways, but there is a general
agreement on their core characteristics. Such settlements are created through a process of
unassisted self-help and tend to have the following characteristics when they are initially
created: 1) most houses are self built by the families occupying them using initially
temporary building materials, 2) the settlements are illegal in some way (whether that is the
land tenure, the house construction or both), 3) the settlements are un serviced, and 4) are
mostly occupied by people living in situations of poverty (Gilbert and Gugler,1992 in Napier,
2002). In this context the informal settlements in Dhaka city are characterised by irregular
housing where the houses are found in several government and privately owned land, along
the rail line or beside the canals and water body. Figure 2.7 shows one example of informal
settlements in Dhaka.

18
 Fig 2.7: Cluster of Informal settlement in Dhaka city. Source: Sultana, 2007

Napier also identifies that there are five types of informal settlements. They are 1) informal
settlements with traditional tenure (informal housing on customary land), 2) freestanding
informal settlements (informal housing on urban land without legal tenure), 3) backyard
shacks in formal areas (informal housing amongst formal housing), 4) Informal housing on
serviced land (sites and services where housing is still inadequate), 5) indoor informal
settlements (illegal occupation and buildings). The physical density and spatial qualities of
those informal settlements depend on their type. In formal housing with traditional tenure,
freestanding informal settlements and informal housing on serviced land can be seen in
Dhaka.

Kellet and Napier (1995:22) in their critical examination of Vernacular theory and
spontaneous settlements with reference to South America and South Africa argue that
spontaneous or informal settlements have traditionally been defined in negative terms in
relationship to formal parts of the city: absence of legality, substandard in terms of space and
infrastructure, absence of permanent materials, etc. are not available, in comparison with the
formal settlement. Although Kellet and Napier do not refer to the informal settlements in
Dhaka city, there is an absence of legality, substandard in terms of space and infrastructure,
absence of permanent materials, etc. in the informal housing settlements in Dhaka (Fig: 2.7).

From the definition above it can be said that most of the informal settlements are developed
to follow the of block type of their own. So it is interesting to analyse the FAR, percentage of
land coverage by block, whether the usability of space, availability of cross ventilation and
presence of daylight. After analysing the above components, recommendations will be made
to provide housing facility to the informal settlers to combat urban sprawl.

19
 CHAPTER 3
THE DEVELOPMENT OF DHAKA
In the preceding chapter, a theoretical frame work for analysing physical densities and spatial
qualities of urban housing blocks, informal settlements, and urban sprawl have been
presented. In this chapter the physical development of Dhaka city, urbanization in
Bangladesh and population growth of Dhaka city, factors influencing physical densities of
housing blocks, land use pattern of Dhaka as well as the location and characteristics of
informal housing settlements will be discussed.

3.1 Introduction of the study area

Bangladesh is a developing country with a large population of 130 million, making it one of
the densely populated countries in the world. Bangladesh, being located in a tropical region
has an average temperature of 24 °C to 38 °C. Rain with high wind is common and also is the
presence of high humidity. The country is divided into six divisions and each one contains
several districts, and at present there are 64 districts and 127 municipalities. The capital city
Dhaka and the port city Chittagong are the major target for rapid urbanization. Dhaka being
the capital and largest metropolitan city of Bangladesh with its employment opportunities and
other commercial activities has attracted the largest number of migrants from all parts of the
country.

Bangladesh had been ruled by Mughal, British and Pakistani rulers before independence.
Urbanization in its proper sense started in Bengal with establishment of British administrative
centers (particularly, the district headquarters) and development of business centers on the
banks of large rivers. The process, however, did not bring much change of previous house
structures and their styles. Houses in the newly developed townships used almost the same
materials as in the surrounding rural areas and yet, changes started showing soon. These
houses were constructed usually in rows and blocks and many of them were built by
following European architectural design such as one storey bungalow. The new phenomenon
of the city was the growth of informal settlements, especially around industry centers and for
the people migrating from rural areas in search of jobs and earning opportunities. Buildings
in some areas adopted the designs of Muslim architecture and in many places the influence of
typical Indian structures of the Mughal period could be seen in abundance (World
environment day, 2005).

3.2 Physical development of Dhaka city from 1700 till 1995

Dhaka has grown from a small settlement within the confines of the river Buriganga and
Dholai Khal to today’s mega city. The physical features, topography and demographic
features of Dhaka City have always influenced its physical expansion. During the Mughal
and British regime, political importance and trade played significant roles in the city’s growth
and expansion. The block types have grown up according to the functionality of the houses
inside the block.

Before Mughal period (before 1604) Dhaka was a small Hindu trading center. The spatial
data of Dhaka city before Mughal period is lacking. But it is evident from different
documents that the areas to the east, northeast and southeast of Babur Bazar up to the Dholai
Khal on the left bank (northern bank) of the Buriganga formed the old town.

In the Mughal period (1604-1764) the expansion to the west and the north was significant;
with the fort in the centre the expansion to the west followed the riverbank and the city spread

20
Figure 3.1: Physical growth of Dhaka city from 1700 till 1995.Source: Tawhid, 2004.

21
of the fort up to the riverbank grew mainly as commercial areas while to the north and
northeast residential areas sprouted. The physical size of Dhaka was about 5000 hectares with
population of 0.9 million (Tawhid, 2004).

After the East India Company, the British period (1764-1947) started and the Bengal Capital
changed from Dacca (former name of Dhaka) to Calcutta. In 1905, Dhaka was made the
capital of the new province of East Bengal and Assam, allowing further development of roads
and proper drains, as well as fully planned residential areas like “Wari”, an upper-middle
class area considered “the sanatorium of Dacca.” The area of the city was decreased from
5000 hectares to 800 hectares with the population of 0.2 million (Tawhid, 2004).

The major physical expansion of Dhaka city has started from the Pakistan period (1947-1971)
because Bangladesh was one of the states of Pakistan and the capital of Bengal was Dhaka.
The Pakistani government started development plan to utilize open spaces for recreation,
residences, and commerce. Tawhid has noted some spatial developments of Dhaka city
during Pakistan period. In a paraphrased statement of Tawhid (2004)

As a part of the plan Motijheel was developed as a commercial area in 1954;

Dhanmondi as a residential area after 1955; Mirpur and Mohammadpur were
developed to accommodate the migrant Muslims from Bihar, India in mid
1960s; Tejgaon as a industrial area in 1950s (Tawhid, 2004).

He also notes that, as a part of the plan, Gulshan Model Town in 1961, Banani in 1964,
Uttara in 1965 and Baridhara in 1962 were developed as pure residential areas (Tawhid,
2004).The physical densities and spatial qualities of such areas have grown depending on the
income level of residents.

Dhaka started as a capital of newly independent Bangladesh from 1971. The highlands of the
northward direction have been changing as a built up area. The intervening ditches, swamps
and marshes were filled in, not following any plan. In selecting the sites for the Model Towns
of Gulshan, Banani, Baridhara and Uttara, the method of selecting the highlands on the main
Dhaka-Tongi axis road is clearly discernible. No serious effort at reclaiming land under a
well-planned scheme to give the city a homogenous and cohesive growth is visible. Dhaka is
expanding according to its own way and the availability of infrastructure facilities of the area
dictate the terms and direction of the expansion. The permanent residents of Dhaka city are
growing gradually but the problem is lower income people. A lot of informal settlements are
developing on the available vacant land to meet the demand of low income housing.

3.3 Urbanization in Bangladesh and population growth of Dhaka city

Urbanization in its proper sense started in Bengal with establishment of British administrative
centers (particularly, the district headquarters) and development of business centers on the
banks of large rivers. Urban population growth rates in Bangladesh are the highest among the
South and South-East Asian countries. For example, average annual urban population growth
rates in India and Thailand in the late 1960s were 4.0% and 4.8% respectively against 6% in
Bangladesh at the same period. Urban areas started to grow steadily particularly in the post
British period when the British left the Indian sub-continent. However the rate became more
significant after the country achieved independence in 1971.

22
Until 1951, Bangladesh was almost completely a rural-agrarian country with 95.67 percent of
the population living in rural areas and only 4.33 percent in urban areas. Table 3.1 shows the
urbanization pattern in Bangladesh as well as the urban population growth of Dhaka City.

Table 3.1: Urbanization in Bangladesh and urban Population growth of Dhaka city
Year Total Urban Total Population Percentage of Average Annual Growth Rate (%)
Population of Dhaka city Urban Population All urban area Dhaka city
1951 1819773 411279 4.33 1.69 1.28
1961 2640726 718766 5.19 3.75 5.74
1974 6273602 2068353 8.78 6.62 8.47
1981 13535963 3440147 15.54 10.63 7.53
1991 20872204 6487459 20.15 5.43 6.55
2001 28808477 9912908 23.39 3.27 4.33
(Source: BBS, 1997 and BBS, 2001)

The level of urbanization in the whole Bangladesh was extremely low in 1951 with only
approximately 4% of the total population living in urban areas. It has increased gradually to
approximately 5% in 1961 and then increased very rapidly from approximately 9% in 1974 to
approximately 23% in 2001 (BBS, 1991 and BBS, 2001).The population growth rate of
Dhaka city has increased gradually from 1951 to 1974, but in 1981 it was tremendous like
approximately 11% per annum and decreased thereafter.

Table 3.1 also shows that population growth rate of Dhaka city was approximately 1% in
1951 but in 2001 it is approximately 4% per annum. The rate has increased gradually. It was
approximately 8% in 1974 due to inter migration of people to get better opportunities in
capital city of newly independent Bangladesh. After that the rate decreased slowly but the
average growth rate is very high as a city of low income country.

3.4 Urbanization and housing situation in Dhaka city

Housing in Dhaka faces the formidable problem of providing minimum shelter of acceptable
standard to the dwellers. The scene is depicted by the volume of informal settlements,
number of families per household, trend in household formation, etc. Table 3.2 shows the
population growth of Dhaka city and the requirements of new shelter.

Table 3.2: Population growth of Dhaka city and the requirement of new shelters.
1980 1980 2000 2000 1980-2000
Population Households Population Households New housing units
(Millions) (000’s) (Millions) (000’s) req. (000)
3.5 515 9.3 1691 1176
Source: Rashid, 2002

The number of population is increasing rapidly in Dhaka city. In 1980 it was about 3.5
millions but in 2000 it is 9.3 millions. As a result the requirements of housing units are also
increasing. But the availability of land inside the city is not sufficient to meet the demand of
such amount of housing units. So the housing blocks are developing inside the city with high
physical density. Figure 3.2 is showing the dense formal settlements in Dhaka city. The
buildings are very close to one another. The space among the houses is very small. The high,
medium and low height buildings are developing in any part of Dhaka.

23
Figure 3.2: View showing the dense settlements of Dhaka. Source: Rashid, 2002

The price of land and apartment is very high and as a result poor people do not have access to
the formal housing settlements. They build their own houses on the vacant land where the
land is owned by government or private sector. Figure 3.3 shows the informal settlements just
beside the formal settlements of Dhaka city.

Fig 3.3: Low height informal settlements just beside the formal settlements. Source: Sky
Scraper City, 2004.

24
3.5 Land use pattern of Dhaka city
Dhaka city started to develop after 1947 mainly from the Pakistan period. The residential and
commercial areas were developed side by side on mainly along the narrow roads so as to get
infrastructure facilities because most of the infrastructure facilities are available along the
road side. Figure 3.4 is showing the land use pattern of Dhaka city in 1995. A mixture of
residential, commercial and small industries can be seen in old Dhaka. Motijheel area is
considered as a commercial area. Dhanmondi was developed as a pure residential area after
making first master plan of Dhaka city in 1958 but now this area is

Figure 3.4: Land use pattern of Dhaka city. Source: DMDP, 1995.

treated as a mix land use area because there are a lot of educational institute, hospital, and
commercial centre has been developed in this area. Tejgaon area is used as an industrial area
but there are some residential and commercial areas also available. Although the West
Tejgaon Farm has been developed to meet the residential demand, mix use land pattern can
also be observed there. Dhaka Improvement Trust (DIT) developed Gulshan Model Town,

25
Banani, and Baridhara as residential areas for the high income people and Uttara for middle
income people. Those areas are being used as residential areas with minor commercial
activities. Few development projects have being under consideration for the housing of low
income people. After forming Bangladesh, only one project came under consideration for
residents of low income people. Mirpur area has been developed as a part of that project. It
can be considered as a pure residential area with some garments factories.

Table 3.3 is showing the land use pattern of mega city Dhaka where agricultural land is about
47%, residential land is approximately 25%, very little amount like about 3% of vacant land
and water bodies about 10%. Most of the water bodies and open spaces are being filled up to
build formal and informal housing settlements.

Table 3.3: Amount of land use for different purposes in the mega city (percentage).
Residen Commer Indus Institu Agricul Recrea Vacant Water Others
tial cial trial tional tural tional land bodies

25.32 3.96 2.49 1.63 46.8 0.84 3.09 9.94 0.06

Source: World Bank, 2006

Table 3.4 illustrates the overall situation of open space in Dhaka city Corporation (DCC)
where about 22% of total land is open space. The area of mega city is bigger than DCC. Here
open space means land for agricultural, gardening, graveyard, lake, vacant space, park, play
ground, pond and swamp. Among them agricultural land has taken major part (about 12%)
then vacant land (about 5%). Here agriculture means the rural agriculture in the fringe area of
the DCC. The percentage of Recreational place and water bodies is very low which is
negligible for any mega city like Dhaka.

Table 3.4: Distribution of Open Spaces in DCC.

Type of Open Space Area (hectare) Percentage of Total Area
Agricultural 1971.22 12.12
Garden 146.49 0.901
Graveyard 5.87 0.036
Lake 24.57 0.151
Vacant Space 811.24 4.991
Park 145.1 0.892
Playground 63.32 0.390
Pond 40.92 0.252
Swamp 295.83 1.82
Urban Forest 3.24 0.02
Total 3507.8 21.573
Source: Bhadra and Shammin, 2001

3.6 Density and Housing supply system

There are varieties of housing delivery system in Dhaka city. Figure 3.5 shows the housing
supply system of Dhaka city. 93% of total housing is being provided by the private sector
(BBS, 2001). Private sector supplies both formal and informal housing settlements. The
informal sector includes the provisions of both sub-illegally and illegally constructed
housing. Sub-illegal housing supply includes the housing constructed on legally occupied
land but violating building codes. The slums are also developed in the same way. The
individuals develop very low quality slums on their own land with legal title but the

26
construction is illegal while squatting is a housing supply system where the land is illegally
occupied (Nahiduzzaman, 2004).

At present there are 200 real estate companies available. Among them 93 are members of
Real Estate and Housing Association of Bangladesh (REHAB), an umbrella organization for
developers who are providing 2000 housing units per year (Nahiduzzaman, 2004).

Fig 3.5: Housing supply system of Dhaka city. Source: BBS: Household expenditure
survey 2001

During the last 20 years the members of REHAB have created homes for almost 20,000
families who are mainly of the high-income group (Seraj, 2001). Some donor agencies also
provided housing for slum and squatters settlers. During the year 1987-1990 UNDP-UNCDF
resettled 2600 informal settlers with one core room and services in Mirpur (Seraj, 2001)
consider the private real estate company, they are providing housing for high income group
only.

Table 3.5 shows that apartment sizes provided by the private sectors vary from 448 square
meters to 70 square meters. Actually it depends on the location of area like in Gulshan,
Dhanmondi, Uttara, Baridhara, Banani, and Elephant Road which are posh areas of Dhaka
city; the apartment sizes in those areas are ranging from 123 square meters to 448 square
meters. But in some high middle class and middle class areas like in Mirpur, Moghbazar,
Green road, Mohammadpur, Niketon, Shantinagar, Siddeshwary, the apartment sizes are
ranging from 70 square meters to 130 square meters. Table 3.5 shows the highest and lowest
apartment sizes of different areas of Dhaka city

27
Table 3. 5: Apartment sizes in different areas of Dhaka city
Name of the area Sizes of Apartments in square meters
Lowest size Highest size
Banani 127 221
Baridhara 105 279
Dhanmondi 110 270
Elephant Road 102 156
Gulshan 123 448
Green Road 70 163
Lalmatia 92 200
Mirpur 70 130
Moghbazar 78 157
Mohammadpur 74 145
Niketon 84 198
Segunbagicha 90 170
Shamoly 77 105
Shantinagar 84 166
Siddeshwary 82 165
Uttara 113 255
Source: Nahiduzzaman, 2004

3.7 Density and Land supply in Dhaka city

Figure 3.6: Land supply sub system in Dhaka city. Source: Nahiduzzaman, 2004.

The land of Dhaka is owned by different sectors like public, private, individual owner got
from their ancestor and some illegal occupants. Sometimes the individual owners sell their
land or embark on joint venture with private developers due to shortage of money to
construct structure. Figure 3.6 is showing the subsystem of land supply in Dhaka.

Public sectors comprise of DCC, Capital Development Authority (RAJUK), and National
Housing Authority (NHA) under ministry of housing and public works. Public sectors started
development project mainly to settle the Muslim refugees who came from India after 1947, to
resettle the squatters after the migration of a large number of people to the capital
(Chowdhuri and Faruqui, 1990) and to provide residential plots to the general people. But the
plots distribution systems are not fair because the high income people, powerful government
officials and politicians get the plots instead of low and middle income people. Some people

28
even accuse RAJUK, the most prominent government organization involved in land
development, for being a center of corruption and an organization that serves only the
interests of the rich and powerful people (Islam,1996). NHA has implemented some land
development projects in Lalmatia, Mohammadpur, Kalyanpur, Mirpur to rehabilitate refugees
squatters as well as to provide housing plots to the government employees and general public
where they will build residential and rehabilitation plots (for previous land owners), health
centers, schools, mosques, parks, play grounds, etc. The size of the plots provided by the
NHA varies from 117.25 square meters to 469 square meters (Nahiduzzaman, 2004).

According to Seraj (2001) the DIT (Now RAJUK) started some land development projects in
Gulshan, Banani, Baridhara and Dhanmondi, Uttara by supplying 1000 plots for the middle
and high income people. Table 3.6 illustrates the RAJUK’s provided plot size and price. It
can be seen from the table that the range of plot sizes are 201 square meters to 670 square
meters where the range of prices are USD 34 to USD 45 per square meters.

Table 3.6: RAJUK’s provided Plots size, quantity and their price
Size of plots (sq. meter) Total number of plots Price (USD per sq. meter)
201 2890 34
335 2997 36.8
502.5 1133 39
670 992 45
Source: Farzana, 2004.

Private sectors came into market since 1960 (Nahiduzzaman, 2004).They buy land from
individual owners. The plot sizes of private sectors vary from 134 square meters to 335
square meters where the prices are ranging from USD 12 to USD 34 per square meter
(Farzana, 2004)

3.8 Planned and unplanned housing in Dhaka city

The housing condition of Dhaka city is very haphazard. The growth rate rate of unplanned
housing is increasing rapidly. From the planned and unplanned housing map of Dhaka city
during the year 1984 and 2004 in Figure 3.7, it can be seen that the growth rate of unplanned
housing is 30% (estimated).Unplanned housing is rapidly increasing in the fringe area of
Dhaka city. Unplanned housing can be seen in any part of Dhaka city (Figure 3.7)

Although Most of the unplanned houses are available in fringe area of the city, it can be seen
in the city center or in some planned areas where the FAR is standard with good spatial
qualities. Motijheel is the Central Business District (CBD) of Dhaka city where 85% of housing is
unplanned (Fig: 3.7). The interesting one is Mirpur which is a pure residential area for middle income
class or lower middle income class where 90% of housing is unplanned (Fig: 3.7)

Old Dhaka comprise of Sutrapur, Lalbagh and Kotwali where there is a very few planned
housing. Those areas are very dense in terms of the percentage land coverage and most of the
buildings are 2 to 4 storeys. Gulshan is the posh area of Dhaka city. It was developed as a
pure residential area but now this area is treated as a mix land use area. The last one is
Tejgaon industrial area where about 25% of housing is unplanned.

29
 Figure 3.7: Planned and unplanned housing of Dhaka city during the year 2004.Source: World
bank, 2006.

3.9 Informal settlements in Dhaka city

The latest mapping of informal settlements was done by Centre of Urban Studies (CUS) in
1996 when 3007 clusters of informal settlements were identified, with an estimated
population of 1.5 million. The same survey found the number of informal clusters with 10 or
more households each to be 3,007 and among these settlements 2328 are privately owned
land and the rest 679 are squatter settlements located on the government land. The total house
holds of informal settlements in the Dhaka Metropolitan Area (DMA) are 220920 (estimated)
and the density of population is about 2630 persons per hectare. The total area or land
covered by the informal settlements in Dhaka city was about 420 hectares and on an average
an informal settlement cluster occupied 140 hectares of land. However in 1991 survey of the

30
CUS, the number of informal settlements in DMA (mega city Dhaka) was 2,156 occupying
area of about 320 hectares.

The urban poor are sharing little amount of land. Most of the times they build their own
houses on the government vacant land which is illegally occupied by powerful people.
Sometimes the owners of the land are unable to build luxurious house so that they build
informal house for the poor people. Majority of them are living in ‘jupri’ type housings which
are made by themselves or by the land owner using thin sheet, bamboo, straw and polythene
(Nahiduzzaman, 2004). Only 18% of them have semi-structured house with permanent walls
where the rest of them are living in the ‘jupri’ and 73% of the poor are living in a single room
with average five members (Hussain, 2004). 54% of the households have no kitchen or
cooking facilities and they cook in their living room or open space in front of their homes
(Nahiduzzaman, 2004). ’Jupri’ is the local name of informal housings which are made by the
earth materials.

The level of settlements of the urban poor can be classified in different ways according to the
available service and infrastructure of that settlements like the ‘Bustee’ or substandard
housing on privately owned and ‘Bastuhara colonies’ (or squatter settlements, substandard
housing built illegally on publicly owned land, including railway tracks and sites of the
‘Bhashaman Janogosthi’ (or pavement dwellers/floating population). The approximate
proportion of such three groups of the poor is 50:45:05 (Islam and Shafi, 2004).

The people who live in such types of settlements are doing works mostly in the informal
sector like tricycle rickshaw pullers, hawkers and vendors, shop assistants, construction
workers and other day labours, domestic workers or maids, small shopkeepers, waste pickers,
etc. and members in the formal sectors like export oriented garment industries (mostly
females), and very low paid public and private sector employees.

3.9.1 Location of informal settlements

Informal settlements can be seen in any part of Dhaka city but major informal settlements are
located in the periphery of the city. The western fringes, for instance the fringe areas of
Dhanmondi and Mohammadpur have the major informal settlements (Figure-3.8). A lot of
informal settlements are located in the Mirpur area as well because most of the garments
factories of Dhaka city are located in that area. Besides there are a lot of informal settlements
are located in the three thanas of Old Dhaka namely: Kotwali, Sutrapur and Lalbagh (Figure:
3.8).

There are also some informal settlements located in the inner city areas but the area of the
settlement is small. A lot of informal settlements are located in the Agargaon in Mirpur thana,
Tejgaon, Mohakhali and Mogh bazaar in Ramna thana as well as Kalabagan in Dhanmondi
thana (Fig: 3.8) which are the inner part of the city. There are 85% of informal settlements or
like them in inner city part that are located in the Mirpur, Agargaon, Korail, Bashentek and
along the rail line or flood protection embankment (LGED, 1996).

Although most of the informal settlements are located in the above mentioned areas, these
types of settlements can be seen in any commercial, residential and educational areas.

31
 Figure 3.8: Location of informal settlements in Dhaka, 1996.Source: Islam and Shafi,
2004.

3.9.2 Ratio of the population in the formal and formal settlements

Informal settlements are available in each and every thana (Police station) of Dhaka city.
46% of the total population of Mohammadpur thana live in informal settlements because a lot
of Muslim refugees who came from India after 1947 are living in this thana.

32
 Figure 3.9: Ratio of formal and informal settlements population by thana.Source:
Islam and Shafi, 2004.

In Sutrapur, Kotwali and Lalbagh thana 17%, 5% and 18% of total population are living in
informal settlements respectively. But most of the houses in those three thanas are informal
because there is lack of infrastructure facilities, spatial qualities and availability of space in
those houses. Most of the buildings are 1 to 3 storeys which were built during Pakistan period
or British period. These buildings are totally unfit to live, in spite of that a lot of people live
there. They got the plot from their ancestors but now they are unable to repair or to construct
new houses. The roads and streets are also very narrow. Sometimes it is too difficult to drive
a single car on those roads and streets. The interesting one is Gulshan thana where the spatial

33
qualities and physical densities are standard but 18% of total population live in informal
settlements. Uttara has been built as the satellite town of Dhaka city to provide houses to the
middle and higher middle income people. Here also 19% of total population live in informal
settlements. Actually each and every thana of Dhaka city is holding informal settlements.

3.9.3 Owner ship pattern of informal settlements

With reference to table 3.7 it is evident that most of the informal settlements (77.15%) are
located in the private land but the ownership is different. Sometimes the owner is single or
sometimes multiple. The reason behind this is, a lot of vacant lands have been illegally
occupied by some powerful politicians or people. They build informal houses to earn ‘‘black
money’’ by renting the houses as well as conducting illegal businesses like drug and sex
businesses. The second major percentage (21.42%) is located on the government land but
they are also being conducted by the powerful politicians in that area.

Table 3. 7: Owner ship pattern of land

Owners Number of settlements Percentage
Government 644 21.42
Non government organization 35 1.16
Private (single owner) 1270 42.23
Private (Multiple owner) 1047 34.82
Others 11 0.36
Total 3007 100
Source: LGED, 1996.

Although it is difficult to relate the characteristics of emerging block types with only a few
factors, it seems however, that rapid urbanization trends play a major influential role
especially on the proliferation of formal and informal settlements in Dhaka city. This factor is
linked to the housing and land supply system. Government land and housing supply
organizations provide block with standard physical densities and spatial qualities but the
private sectors provide houses with high physical densities to increase efficiency of spaces
inside the block. The informal housing settlements are mainly developed in the periphery of
the city, though these types of housings are available in the inner part of the city. The area of
the city is increasing due to the development of the informal settlements.

34
 CHAPTER 4
FINDINGS FROM THE INFORMAL SETTLEMENTS

This chapter reviews the physical densities, plot characteristics, space usability, cross
ventilation and availability of daylight in the blocks of informal settlement. The ‘Geneva
Camp’ and ‘Tikka Para Bustee’ in Mohammadpur are the two rapidly growing and old
informal settlements in Dhaka city. ‘Bustee’ is the local name of informal settlement in
Bangladesh. The above components are studied by the satellite image, relevant empirical
studies and photographs of those settlements. The physical densities of Geneva camp have
been studied by the satellite image of that settlement which has been collected from the
Google Earth Software whiles the spatial qualities are explored by the photographs of that
area. On the other hand the physical densities of ‘Tikka para bustee’ are explored from the
empirical study regarding to that area and photographs are used to explore the space usability,
cross ventilation and availability of daylight.

4.1 Geneva Camp in Mohammadpur thana

The Geneva camp has been selected for its old age, location and construction materials of
houses which have described in the chapter 1. This settlement was developed for the refugee
who came from Bihar, India after the separation of Pakistan and India in 1947. The houses in
this settlement are different from the houses of the most informal settlements. They are made
by brick walls with tin’s roof where as most of the houses in the informal settlements in
Dhaka city are made by earth materials. But there are absence of infrastructure facilities and
spatial qualities in this settlement. The inhabitants of this area do not agree to consider this
area as informal settlement due to its planned characteristics. But the unavailability of
physical infrastructures and the lack of spatial qualities in that settlement are similar to
informal settlements.

Fig 4.1: Satellite image of Geneva camp. Source: Google earth, 2007.

Physical densities
Physical densities which have been explained in chapter 2 cover FAR and percentage of land
coverage by buildings in the block. Figure 4.1 shows the satellite image of the ‘Geneva
Camp’. The physical characteristics of the whole block are the same, hence the need to

35
concentrate on only one side of the block. The area of this settlement is 3.97 hectares where
the house hold numbers are 7500 (CUS, 1996).

FAR = 0.81– 0.85

Percentage of land coverage by buildings = 90% - 93%
Number of storey = 1

Figure 4.2 illustrates the close distance among the houses. The houses are very dense in terms
of high percentage of land coverage. But in terms of FAR the density is very low because
most of the houses are one storey.

Figure 4.2: Houses are very close to each other; Source: Sultana, 2007.

The internal roads inside the block are very narrow. Most of the land is covered by buildings.
Even though the roads are very narrow they are greatly used by the inhabitants to do their
daily activities. Figure 4.3 shows the narrow road width inside the block.

Figure 4.3: Very narrow road inside the block; Source: Sultana, 2007.

36
Spatial qualities
Spatial qualities refer to the space usability, cross ventilation and provision of daylight inside
the block (Chapter 2). This section shows the efficiency of spaces, cross ventilation of houses
and provision of daylight inside the block. The photographs of the informal settlements have
been used to illustrate the spatial qualities of informal housing block. Those photographs
show the usability of space inside or surrounding the block, availability of cross ventilation in
the houses and the provision of daylight inside the block.

Figure 4.4 is showing that the inhabitants are using internal roads to dry their clothes because
there is no private or semi private space inside the block. The internal roads are the only open
space inside the block. But those roads are being used by the inhabitants to accomplish their
daily activities as a result the provision of sunlight inside the block is being hindered.

Figure 4.4: The use of internal roads for drying their clothes. Source: Sultana,
2007.

There is a shortage of private space inside the block. So the inhabitants use the internal

Figure 4.5: A woman is cooking in the outdoor by using soil burner. Source:
Sultana, 2007.
37
narrow roads to do their daily chores. Figure 4.5 illustrates the usability of out door space
where a woman is cooking by using soil burner. Most of the households in informal
settlements cook by this way. It is very dangerous because the houses in the informal
settlements are made by earth materials and during cooking a lot of fire hazards are occurring
inside the block.

Figure 4.6 is illustrating the use of indoor space. A woman is cutting the fish in the corridor.
The corridor is only the private space to accomplish her daily chores.

Figure 4.6: A woman is cutting fish in the corridor. Source: Sultana, 2007

Figure 4.7 shows the use of footpath surrounding the block. Inhabitants of the informal

Fig 4.7: Inhabitants sell their groceries in the footpath. Source: Sultana,
2007.

38
settlement are selling their daily groceries in the foot path. There is no communal space
inside the block or surrounding the block as a result the inhabitants use surrounding roads or
footpath to sell their daily groceries.

Figure 4.8 shows the uses of footpath as for waste disposal by the inhabitants. The footpath
and surrounding roads are being used like this way. Consequently traffic congestion can be
found in the surrounding roads.

Figure 4.8: Container in the surrounding footpath. Source: Sultana, 2007.

Figure 4.9 shows that the inhabitants use the space to take shower and washing clothes inside
the block.

Figure 4.9: Washing clothes and taking shower between the spaces of two
houses. Source: Sultana, 2007.

39
Figure 4.10 shows that children are playing in the internal road of that settlement. The space
among the buildings or blocks is being used as a communal space because there is no
communal open space inside the block.

Figure 4.10: Children are playing in the space between the buildings. Source:
Sultana, 2007.

Figure 4.11 shows that the inhabitants are interacting each other in the surrounding foot path
which also means the shortage of open space inside the block. Most of the time they interact
with each other in the footpath or the surrounding roads.

Figure 4.11: Social interaction of inhabitants in the footpath. Source:

Sultana, 2007.

40
The houses are very close to one another. There is no provision of cross ventilation in the
houses. The inhabitants open the roof’s tin for cross ventilation during summer.

Figure 4.12: Open the roof’s tin to get fresh air. Source: Sultana, 2007.

Figure 4.12 is showing the informal way of cross ventilation. The houses in this settlement do
not have windows. That is why residents open their roof to get fresh air during summer.

4.2 ‘Tikkapara Bustee’ in Mohammadpur thana

It is one of the oldest ‘bustee’ in Dhaka city. The physical densities, plot characteristics and
spatial qualities of the most of informal settlements in Dhaka city are similar to each other.
This is the reason why one of the settlements of this characteristic is considered in the present
study. The total area of this settlement is 4.05 hectares (DCC, 2005). There are a total of 3000
(DCC, 2005) households in this settlement. Every household usually is occupying one room
and all houses are one storey. According to the data of LGED, 65% ‘bustee’ or ‘bustee’ like
settlers occupy 9.3 square meters (LGED, 1996) for a single room. If the room size is of
maximum 9.3 square meters and each household occupy one room, the total land covered by
the houses in that settlement is approximately 3 hectares.

Physical densities
So, the Maximum FAR = 3/ 4.05 = 0.74
Maximum land covered by houses = 0.74*100 = 74% (since all the rooms are one storey)
Number of storey = 1
Number of houses = approximately 3000, because in the informal settlements usually one
household occupy one single room.

Figure 4.13 illustrates the physical densities of the houses inside the block. The houses are
very close to each other and so there is no space among them. All the houses are one storey
with very small size.

41
 Figure 4.13: The physical density of houses inside the block. Source:
Sultana, 2007.

Spatial qualities
There is very little private or semi private open space inside the block. These spaces are
occupied by the household accessories. Figure 4.14 describes the usability of out door space
in side the block.

Figure 4.14: The physical density of houses inside the block. Source:
Sultana, 2007.

The houses are informally built up by the inhabitants. They use most of the spaces for their
living purpose. Figure 4.15 shows the space inside the houses which is very small to live.

42
 Figure 4.15: The space inside the house. Source: Sultana, 2007.

A woman is cooking inside the house due to the shortage of open space. Figure 4.16 shows a
woman cooking inside the living room.

Figure 4.16: A woman is cooking inside living the room. Source: Sultana,
2007.

The space among the houses is used as a source of water supply. Figure 4.17 shows the tube
well which is used as a source of water supply for the inhabitants. There is no communal
space inside the block as a result the tube well has been set up in the open space among the
houses.

43
 Figure 4.17: The space is used by tube well as a source of water supply.
Source: Sultana, 2007.

Figure 4.18 shows the side of houses where there are no windows. The space among the
houses is very narrow as well. Residents use that narrow strip to accomplish their daily
chores. They dry their clothes in the narrow road as a result the sunlight is not available
inside the block.

Figure 4.18: Very narrow internal road and absence of window. Source:
Sultana, 2007.

44
It can be seen from the findings of the two informal settlements that the physical densities of
informal housing block are very high in terms of percentage of land coverage by buildings.
On the other hand all the houses in the informal settlements are one storey making the FAR
value very low. The houses are very close to each other due to the high percentage of land
coverage. Internal road width is very narrow. There are virtually no spaces among the houses.
The private, semi private and communal open space can not be seen in these two informal
settlements. But the inhabitants are using internal roads or surrounding roads and footpaths to
accomplish their daily chores. There are no windows in the houses so the cross ventilation of
the houses is very poor or totally absent in the informal settlements. The internal narrow
roads are the only open spaces inside the block but most of the time the inhabitants use those
roads to dry their clothes and accomplish their daily chores. The provision of daylight can not
be seen inside the block due to the close distance among the houses. Residents are using
surrounding footpaths or roads for their social interaction and for other needs, hence the
functionality of roads are being hindered by them.

45
 CHAPTER 5
FINDINGS FROM THE FORMAL SETTLEMENTS

This chapter analyzes the FAR, Land coverage and Plot characteristics of formal housing
blocks to fulfill one of the objectives of this study. Six blocks have been selected according
the variation of physical densities which depend on the income level of residents (chapter 1).

5.1 Road number 3 at Dhanmondi residential area

Dhanmondi is the first planned residential area of Dhaka city. The Pakistani Government was
planned this area to provide housing to the high income class people in 1955. But now this
area is treated as a mix land use area due to the built up of a lot of commercial and
institutional buildings. Figure 5.1 shows the block at Road number 3 in Dhanmondi
residential area.

Figure 5.1: Aerial photograph of Road number 3 in Dhanmondi. Source: Google

Earth, 2007.

Physical densities
Total block area including half of the surrounding roads width = 19315 sq. meters (approx.)
Total land covered by buildings = 9128 sq.meters (approximately)
Total floor area of all buildings = 52049 sq.meters (approximately)
So, FAR = 52049/19315 = 2.7 (approximately)
Percentage of land covered by building = 9128/19315 = 48% (approximately)
Number of storeys = 2 to 7 (estimated)

Spatial qualities
The buildings are very close to each other. The distance among the buildings is approx. 4 to 5
feet. The maximum land coverage by individual building is approximately 84%.There are
four roads with each measuring 30 feet surrounding the block. These are the only public
space for the inhabitants. There are 14 plots inside the block. They are all developed.

46
5.2 Shobhanbagh officers’ colony
This area was built up for the first class officers of Bangladesh Government. It is located in
the Dhanmondi thana. Figure 5.2 is showing the satellite image of Shobhanbagh officers’
colony.

Figure 5.2: Aerial photograph of Shobhanbagh officers’ colony at

Shobhanbagh in Dhanmondi thana. Source: Google Earth, 2007.

Physical densities
Total block area including half of the surrounding roads width = 18477 sq. meters (approx.)
Total land covered by buildings = 3818 sq.meters (approximately)
Total floor area of all buildings = 17587 sq.meters (approximately)
So, FAR = 17587/18477 = 0.95 (approximately)
Land covered by buildings = 3818/18477 = 21 % (approximately)
Number of storeys = 3 to 5 (estimated)
Spatial qualities
The space among the buildings is 12 feet. The land coverage by individual building is 75%.
There is a communal space inside the block which is used as a playground, sitting and
gossiping. The plot layout is planned to provide sufficient open space among the buildings
and to provide communal open space inside the block.

5.3 Baridhara residential area

This area was built up for the high income class people in 1962. It is the posh area of Dhaka
city, situated in the Gulshan thana. Figure 5.3 shows the satellite image of a block at
Baridhara residential area.

47
 Figure 5.3: Aerial photograph of Baridhara residential area at Gulshan thana.
Source: Google Earth, 2007.

Physical densities
Land area covered by block including half of the surrounding roads width = 10702 sq.meters
(approx)
Total land area covered by buildings = 3483 sq.meters (approximately)
Total floor area of all buildings = 11847 sq.meters (approximately)
So, FAR = 11847/10702 = 1.11 (approximately)
Land covered by buildings = 3483 / 10702 = 33% (approximately)
Number of storey = 2 to 5 (estimated)

Spatial qualities
This is the posh area of Dhaka city. The land coverage by individual building is very low
because they leave open space in front or back side of the building on the plot as a garden but
there is no communal open space inside the block.

5.4 Banani model town residential area

This area was developed for high income class people in 1964 which is situated in the
Gulshan Thana. Figure 5.4 is showing the satellite image of this block.

Physical densities
Land covered by block including half of the surrounding roads width = 4370 sq.meters
(approximately)
Land covered by buildings = 1870 sq.meters (approximately)
Total floor area of all buildings = 4574 sq.meters
So, FAR = 4574/4370 = 1.05 (approximately)
Land coverage = 1870/4370 = 43% (approximately)
Number of storeys = 1 to3 (estimated)

48
.

Figure 5.4: Aerial photograph of block at Banani Model town in Gulshan thana.
Source: Google Earth, 2007.

Spatial qualities
This area is another area for high income class people. The land coverage by individual
building is very low. There is private open space inside the plot as a garden, parking or space
to move inside the block.

5.5 Block at Mirpur 10 number circle residential area in Mirpur thana

This area was developed in mid 1960s mainly for the Muslim migrant people who came from
India after the separation of India and Pakistan in 1947. Now the area can be treated as an
area for medium income class people. The density is medium with high land coverage and
medium height. It is situated in the Mirpur thana.

Figure 5.5: Aerial photograph of block at Mirpur 10 number circle in Mirpur

thana. Source: Google Earth 2007

49
Physical densities
Area of block including half of the surrounding roads width = 5776 sq.meters
(approximately)
Area covered by buildings = 3340 sq.meters (approximately)
Total floor area of all buildings = 6113 sq.meters (approximately)
So, FAR = 6113/5776 = 1.06 (approximately)
Land coverage = 3340/5776 = 57% (approximately)
Number of storeys = 1 to 4 (estimated)
Spatial qualities
The plot size is very narrow. The space among the buildings is 3 to 5 feet where the land
coverage by individual building is approximately 85 to 87% but the height of the building is
low. The surrounding road is narrow as well.

5.6 Newly planned Defense Officers’ Housing Society (DOHS) at Baridhara in Gulshan.
This area has been developed by the Defense Authority to provide housing to the retired
defense officers. It is situated at Baridhara in Gulshan thana.

Figure 5.6: Aerial photograph of New DOHS at Baridhara in Gulshan.

Source: Google Earth, 2007.

Physical densities
Area of block including half of the surrounding roads width = 6991 sq. meters
(Approximately)
Land covered by buildings = 4257 sq. meters (Approximately)
Total floor area of all buildings = 21578 sq. meters (Approximately)
So, FAR = 21578/6991 = 3.1 (approximately)
Land coverage = 4257/6991 = 61 % (approximately)
Number of storeys = 2 to 6 (estimated)
Spatial qualities
There are a total 15 plots in the area. All of them are already developed. The house to house
space is 5 to 6 feet. The houses are very close to each other. There is no private or semi
private open space inside the block. There are roads in its four sides.

50
 CHAPTER 6
FINAL ANALYSIS
Chapters 4 and 5 have showed the findings explored from the selected case study locations in
light of theories discussed in the chapter 2 to fulfill the aims and objectives of this study. This
chapter will provide analysis of those findings, as for example physical densities, in terms of
FAR and percentage of land coverage by buildings as well as spatial qualities, in terms of
space usability, cross ventilation and presence of daylight inside the selected case blocks of
formal and informal settlements.

6.1 Physical densities

One of the objectives of this present study was to analyze the physical densities of housing
block, in terms of FAR and percentage of land coverage by buildings of housing settlements.

According to Rådberg, the parameters that can be used to measure urban physical density are:
residential density, building height and percentage of built up area (Rådberg, 1996:390)
which have been analysed in chapter 2 of this study. The residential density which means
FAR and the percentage of land coverage by building are being considered in this study to
measure the physical densities. In this study FAR is the ratio between total floor area by
number of floors and the land area. The total floor area means the area of total floors
occupied by all the buildings available in the block. The land area includes the total land area
covered by block with half of its surrounding roads width. Percentage of land coverage is the
percentage of total land covered by buildings inside the block and the total land area of block
with half of its surrounding roads.

The analysis of FAR and percentage of land covered by buildings have been done according
to the theory of Rådeberg which is about the classification of urban block types in Sweden
(chapter 2). The FAR values which have been found from the measurements for the formal
and informal settlements show that the two informal settlements containing very low FAR
values where as the percentage of land coverage by houses inside the blocks are very high.
On the other hand the formal settlements containing FAR values ranging from approximately
0.95 to 3.1 which can be considered as a medium to high where the percentage of land
coverage is ranging from 21% to 61%.

The characteristics, in terms of physical densities and spatial qualities of the most informal
housing settlements in Dhaka city are similar. But there is a variation in terms of house
forms. The physical densities, spatial qualities and house forms of ‘Tikkapara Bustee’ in
Mohammadpur are similar to the most of the informal settlements in Dhaka city where the
houses are made by earth materials. On the other hand the houses in ‘Geneva camp’ are made
by brick walls and tin’s roof. It is based on this that the two different informal settlements
were selected as a case. The first case of the informal settlements is ‘Geneva camp’ where
FAR value is ranging from 0.81 to 0.85 can be treated as a very low dense, in terms of FAR
value. All of the houses in this settlement are 1 storey. The percentage of land coverage by
houses are very high like 93%.The second case informal settlement is ‘Tikkapara Bustee’ in
Mohammadpur thana where FAR value is also very low, for instance maximum 0.74. In this
case land coverage by buildings is maximum 74% which is also very high for any residential
area. All of the houses are one storey in this settlement. In both cases the percentage of land
coverage by houses is very high which means that there is a shortage of space inside the

51
block to provide infrastructure facilities and maintain good spatial qualities. The FAR value
is very low as well, so the FAR value can be increased to increase the efficiency of space.

On the other hand the FAR and percentage of land coverage by buildings varies block to
block in formal settlements. Those depend on the income level of the residents providing the
justification for selecting the blocks according to the income levels of the residents.
Dhanmondi, the first planned residential area in Dhaka city; the FAR value of one block
namely Road number 3 is approximately 2.7 where the percentage of land coverage by
buildings is approximately 48%. The building height of this block is ranging from 2 to 7
storeys where the FAR value and percentage of land coverage are very high. In this block the
open space is not sufficient to provide services and facilities. The second block of formal
settlements is Shobhanbagh officers’ colony at Shobhanbagh in Dhanmondi where the
approximate FAR value is 0.95 and the land coverage is approximately 21%. Here the height
of building is ranging from 3 to 5 storeys. The FAR value is low due to the low land coverage
by buildings. In this block there is a sufficient open space. Third one is the block Baridhara
residential area where the FAR value is approximately 1.11 and the land coverage is
approximately 33%.The FAR value is low but the percentage of land coverage is medium.
Here the building height is 1-3 storeys. In this block there is an open space inside the plot
which has been left by the house owners. Fourth formal settlement is block from Banani
Model Town where the FAR value is approximately 1.05 and the percentage of land coverage
is 43%. Here the FAR value is low but the percentage of land coverage is medium. This
block is look like the block of Baridhara residential area. Fifth formal settlement is Mirpur 10
number circle residential area in Mirpur thana where the FAR value is approximately 1.06
and percentage of land coverage is 57%.The FAR value is low but the percentage of land
coverage is high. In this block there is no open space inside the block due to the high
percentage of land coverage by buildings. In this block the FAR value can be increased by
decreasing the percentage of land covered by buildings. The last one is newly planned
Defense Officers’ housing society (DOHS) at Baridhara in Gulshan thana where the FAR
value is approximately 3.1 and percentage of land coverage is 61%. In this area the FAR and
percentage of land coverage are very high. In this block the percentage of land covered by
buildings can be decreased to increase the efficiency of space.

6.2 Spatial qualities

One of the objectives of this present study was to analyze the spatial qualities, in terms of
efficiency of open space, cross ventilation and provision of daylight inside the residential
block by focusing on informal housing block.

Spatial qualities have been analyzed for all cases of formal and informal settlements to
compare each other. But the main focus is to analyze the usability of space, cross ventilation
of houses and presence of sun light inside the block of informal settlements. The following
section will analyze the space usability first, then the cross ventilation and presence of
daylight will describe respectively for both formal and informal settlements. The analysis of
spatial qualities for informal settlements has been done by photographs. On the other hand
the analysis of formal settlements has been carried out by aerial photographs which have been
collected from the Google Earth.

The houses in the ‘Geneva camp’ are very close to each other. There is a narrow strip of
roads inside the block just to move one or two persons at a time. The types of spaces found in
’Geneva camp’ are mainly open spaces among the buildings, narrow roads inside the block,
corridor of the houses as well as surrounding roads and footpath. The residents are using

52
narrow roads for drying and washing clothes, gathering for social interaction, store woods for
their cooking, cooking food, taking shower, and as children playground. The corridor is used
for their daily chores, for instance to cut the fishes, vegetables and store household
accessories. The surrounding roads and foot paths are being used as a common space for
gathering, selling daily groceries and for the disposal of waste.

In ‘Tikkapara Bustee’ houses are also very close to each other. There are narrow roads inside
the block which are being used for cooking, gathering, cooking food, taking shower, washing
and drying clothes as well as children’s playground and tube well. The surrounding roads
and footpaths are being used as their gathering, children’s play and selling daily groceries.

Correa notes the hierarchy of spaces around the block from the observation of Indian
settlements. He is of the view that space which is closer to the houses is more private and that
people within the vicinity can interact, which is semiprivate. Places like wells where people
meet when collecting water is semi public and which is not directly in the control of the
people in the community refers to as public space (Correa, 1998, p: 107 in Nnaggenda -
Musana, 2004 126). However, the present study is in regard to the block level, the spaces
which are being used by the community can be referred to as communal spaces instead of
semiprivate space.

After considering the above mentioned uses of spaces in the first two paragraphs and
comparing them with the definition of Correa in the third paragraph; the space inside the
houses in ‘Geneva camp’, for instance corridor can be considered as a private space but in
‘Tikkapara Bustee’ there is no private space. The internal roads of the houses for both cases
can be treated as a semiprivate. In ‘Tikkapara Bustee’ there are communal spaces in front of
internal roads where the inhabitants collect their water from tube well. In both cases the
surrounding footpaths can be treated as communal space due to their functionality where as
the roads can be considered as public space. All the spaces inside block of informal
settlements are either roads or space between houses. There are no open spaces inside the
block as private, semi private or communal space.

On the other hand, the space variations in the formal settlements are totally different from the
formal settlements. Some areas of high income class people as for example Baridhara,
Banani, Dhanmondi which can be considered as formal settlements leave open space inside
the plot as a private space for their gardening and car parking. But in the block of middle and
lower middle income class settlements there is no private or communal spaces. They use
footpaths as communal spaces. Only one block called Shobhanbagh officers’ colony has
communal space where children go to play and people gather themselves for social
interactions. The surrounding footpaths are also being used as a communal space and so
making the road to be considered as a public space.

The cross ventilation in the houses of informal settlements is not available. In Geneva camp
the inhabitants open their roof’s tin to get fresh air. But in another informal settlement like
‘Tikka Para Bustee’ there is no provision of cross ventilation. In both cases the houses are
very close or they are attached to one another. So there is no provision of cross ventilation.
On the other hand cross ventilation can be seen in the formal settlements in spite of the close
distance among the houses. Houses are very close to one another in the lower middle, middle
or upper middle income class area. There is maximum 4 to 5 feet distance among them
(estimated by the Google Earth). But the houses beside the surrounding roads are getting

53
fresh air due to their plot exposure. Nevertheless, in the higher income class blocks the
houses are leaving spaces around the houses to cross the air.

The provision of daylight is also not sufficient in the both informal settlement due to the high
land coverage by buildings. In both informal settlements the land coverage is very high so the
daylight can not be appeared. In the formal settlements the presence of daylight is not
sufficient as well due to their close distance. Only one side of house gets daylight for the
presence of the surrounding roads. But in the high income class area the presence of daylight
is sufficient because of their leaving open spaces inside the plot.

6.3 Relationship Urban sprawl and physical densities

One of the objectives of this study was to investigate the relationship between physical
densities and urban sprawl. There are a lot factors that have been attributed to the
development of urban sprawl in Dhaka city. The development of informal settlements inside
or periphery of the city is the important one among them. Most of the informal settlements
are located in the periphery of the city (Fig: 3.8). From the findings in chapter 5, it can be
said that the density and land coverage of formal settlements are efficient to combat urban
sprawl in spite of that the city is expanding horizontally. Further more, most of the area of
Dhaka city is mixed landuse area where there is no zoning system, though during initial stage
of planning there was a plan to divide the city as a residential, commercial, industrial,
administrative and educational zone. Most of the informal settlements are low dense in spite
of their high land coverage (chapter 4).The infrastructure facilities are not available in the
major part of the periphery due to the horizontal expansion of the city. The area of the city is
growing so that the city corporation can not provide all facilities to the inhabitants. Another
problem is movement cost and traffic congestion. It takes long time and high cost to come
from Periphery to CBD.

54
 CHAPTER 7
RECOMMENDATIONS AND CONCLUSION

7.1 Recommendations
One of the objectives of this study was to recommend housing block for informal
settlements by maintaining standard physical densities and good spatial qualities to
combat urban sprawl. This chapter focuses on the recommendations of the housing block
for urban low income people to combat urban sprawl. The contemporary problem of
Dhaka city is its horizontal expansion in spite of the high or medium dense formal
housing blocks and mix land use characteristics in the inner part of the city. The
development of low dense, for instance low FAR value, informal settlements in the inner
part or periphery of the city are one of the main reasons behind this problem. Despite that
the space usability of those settlements are not satisfactory due to the high percentage of
land coverage by houses. The cross ventilation and daylight in such settlements are not
available. So it is very important issue for concern to authorities to control physical
densities and provide good spatial qualities to informal housing settlements which can
combat urban sprawl.

Many of the developed countries adopted the use of tall buildings to meet the demand of
housing and increase density. But some drawbacks of such actions can be seen in those
types of houses. Sometimes they are not viable from economic and social point of view.
Rahman notes the relationship between density and cost of houses for the case of
Bangladesh. According to him

“the rise of construction cost with the building height is prominent where
construction is labor-intensive. Unit construction cost of a 7 storey
building in Bangladesh, for example, is 50% higher than that of a 4-storey
building. The construction cost for the later example is doubled for a 10
storey building and 150% more in a 15 storey building. Unit construction
costs remain the same for buildings similar in construction within a range
of 1-2 stories” (Rahman, 2001).

Rahman also argues that 1 to 2 storey houses can be built up by cheap labor, local
technologies, construction method and earth materials which decrease cost. Since it is
found from the findings that the space availability and its usability in side the block are
not efficient; and the inhabitants use of out door space, as for example internal road and
surrounding footpath, as a semi private, private and communal space; the 1 to 2 storey
housing block can be recommended in such a way that can provide sufficient private,
semiprivate communal open spaces, and standard internal road width with the provision
of cross ventilation and daylight.

There is a lack of private, semiprivate and communal space of those blocks. But as a hot
and humid country such space is very important for household chores, recreation,
relaxation and sleep. In line with the open court yard and terrace, it can be recommended
that a cluster of houses be built to increase efficiency of open spaces inside the block.

55
The open court yard can be used as a semi private or communal space. It has been
explored during the findings that the low income people use wood, bamboo or local
materials for cooking and do their household chores in the internal roads or inside the
living room, so the terrace can be used as private space to accomplish the household
chores. It can also provide space between the houses and as a result the provision of day
light can come inside the houses.
The surrounding roads and footpaths width depend on the circulation of the vehicles in
that area. The road width among clusters inside the block should be standard so that the
motorized vehicles or fire brigade vehicles can enter easily inside the block.
It also became evident in the findings chapter that there is no provision of cross
ventilation in the houses of low income settlements due to their closeness and
unavailability of window. It can be recommended that the houses should be designed
with windows in the front wall or wall beside terrace. No window should be fitted on the
back side wall because the surrounding road is behind the houses which can cause noise
and air pollution.
Most of the houses in the informal settlements are made by local construction materials
or earth materials. So the local construction materials or earth materials can be used
during construction to control cost so that the low income people can afford those houses.
On the other hand the low income people do not have expertise to build two storey
houses by using earth materials. So the local people can be trained to minimize labor
cost.
The Central area of Dhaka city can be considered as a mix land use area with very high
and medium physical density though the spatial qualities in some formal settlements are
not satisfactory due to the closeness of buildings. However, urban sprawl is the
contemporary issue of Dhaka city due to its horizontal expansion and development of low
dense informal houses in the periphery. So the government should consider the low
income housing problem to increase physical density and efficiency of space of informal
settlements. The government can provide vacant space by cheap price to make housing
block with its surrounding roads and footpath. As a result the government can control the
density and space usability of the informal settlements which may be the solution to
reduce urban sprawl.

7.2 Conclusion
The study investigates the relationship between physical densities, spatial qualities and
urban sprawl. From the analysis of physical densities for both formal and informal
settlements, it can be said that the physical densities of formal housing settlements are
very high and the land use characteristics of the city center is mix. In spite of that the area
of the city is increasing horizontally due to the development of a lot of informal
settlements in the periphery and center where the FAR value is very low but the
percentage of land coverage is very high. As a result it is very difficult to provide
infrastructure facilities to the periphery. The traffic congestion and high cost of traveling
are regular phenomenon of Dhaka city. The main reason behind this problem is the lack

56
of proper monitoring in housing market; a problem that the appropriate authorities and
experts seem to have no understanding of.

The study shows that the majority of the people in Dhaka city are living in the informal
settlements, and those settlements are mostly located in the periphery of the city. They
are found in the city center as well. The inhabitants in those settlements are very poor,
most of them are day labor and unemployed, and as a result they are not able to maintain
standard living condition. Based on this the study has come up with recommendation of
the housing block for those poor people. The recommendation has been made by ensuring
standard physical densities and spatial qualities where the infrastructure services would
be available. The aim of the recommendation is to combat urban sprawl by increasing
physical density and efficiency of space.
Majority of the informal settlements are developed on the government vacant land. The
inhabitants develop their own houses without considering any attributes of housing
settlements. As a result the informal settlements are being grown up horizontally without
considering density and efficient use of space. It can be said that the availability of space
inside the informal settlements are not adequate because most of the space is covered by
houses. Never the less, the inhabitants are accomplishing their household chores and
other activities on the internal roads as well as on the surrounding roads and footpaths.
The study has suggested block for informal settlers to increase efficiency of space where
there is a clear definition of private, semi private and communal spaces for performing
their household chores and other activities.
On the other hand the physical densities of the most formal housing blocks are medium to
very high and most of the mix land use can be found in any part of the city. The high
percentage of land coverage is very common in most of the formal settlements due to
rapid urbanization and high price of land. As a result the spaces among the houses are
very low and the houses are getting cross ventilation just from the front side of the
building. The presence of day light in the higher medium, medium and lower medium
class area is not sufficient due to the high percentage of land coverage by building.
However, the lower percentage of land coverage by building and good spatial qualities
can be found in the higher income class area.
In conclusion it can be said that there is a close relationship between physical densities,
spatial qualities of housing settlements and urban sprawl. To investigate the relationship
the study has analyzed the variables like FAR, percentage of land coverage by buildings,
space usability, cross ventilation, presence of daylight and plot characteristics. Finally it
was discovered that the physical densities of formal settlements are not vital factor for
Dhaka city sprawl due to their high physical densities but the low dense informal
settlements are considered as a factor of urban sprawl.
The urban sprawl can be combated by increasing the physical density and efficiency of
space in the informal settlements. If the housing block like low-rise high density could be
developed, the density would be increased without interrupting spatial qualities where the
government can provide land at cheap prices. Such project will provide private, semi
private and communal space for the household activities and the density will increase as
well.

57
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