No More High-rise Building in Rajuk Area
The government has decided not to allow construction of high-rise buildings except 30 designated spots in the capital, said officials.
Keeping this provision, the draft Detailed Area Plan (DAP) of Rajdhani Unnayan Katripakkha (Rajuk) has been prepared. Within few months, the draft DAP would be published as a gazette notification, informed Rajuk sources.
According to the amended draft of DAP, highest 10-storied residential building would be allowed in the 1,528 square kilometres of area of the capital that is under Rajuk’s jurisdiction.
Sources said, “Generally, Rajuk would not permit construction of over eight-storied building. However, in some special cases like metro rail station, block-based development or terminal construction Rajuk would allow construction of 10-storied building.
But, the special permission would be provided in 30 particular spots of the capital, they added.
Sources said the amended draft has been prepared with an aim to decrease the density of population in the capital to make it more worthy of living.
In this regard, the General Secretary of Bangladesh Institute of Planners (BIP), Dr Adil Muhammad Khan said, ‘The population of Dhaka city has increased. If it is not brought under control, the city will become more vulnerable and will become uninhabitable. For that reason, I welcome the initiative to reduce the population density of RAJUK in the revised DAP.’
He said, ‘Density zoning (population density) and hydro zoning (height) are very positive aspects of Rajuk's revised DAP. If it is finalized and implemented after the publication of the gazette, it will be possible to save Dhaka from being ruined in the long run.’
In this context, the project manager of the Detail Area Plan (DAP) of Rajuk Ashraful Islam said, ‘Dhaka city cannot be allowed to continue to be the same anymore. For this, an initiative has been taken to reduce the population density in the revised DAP. As per the existing norms, many buildings cannot be constructed wherever one pleases.’
He said, ‘The provision is being made to allow the construction of multi-storeyed buildings in the areas of metro stations, block base development, terminals, launches, redevelopments and commercial zones. The rules have been drafted in a modified DAP after a very scientific analysis. Therefore, I would urge the townspeople to be confident that DAP's provisions will be positive for this city and the people.’
According to concerned authorities, the scope of construction of residential buildings from 3 storeys to the highest 8 storeys of the DAP has been kept in different areas. Of these, the maximum approval for the highest eight-storey building has been reserved for the densely populated areas of two city corporations. Apart from this, a maximum of six floors have been provided for Gazipur, Narayanganj City Corporation and Savar Municipality.
They also said that if a building owner allocates a floor of his building to low-income people, Rajuk will allow the construction of one more floor than a certain height.
In addition, if there are a number of schools in the area, as per the DAP's proposed criteria, those buildings will be given a higher approval than the prescribed height. That is, if a plot owner allocates a floor of his building to housing the lower classes in an area where there are more schools than planned, an additional two-storey building will be allowed.
Officials of the DAP project said that since the enactment of building construction rules-2008 in Dhaka city, the delicate situation of population density in various areas of the Rajuk border, especially in Dhaka, Narayanganj, Savar and Gazipur, has been evident.
The concept of floor area ratio is also everywhere. Variations on the basis of area were not taken into account. On a plot, the height of the building and the unit of residence have been increased only.
On the other hand, according to Building Rule 2008, it is possible to construct a building with a height of eight storeys on the same plot. As a result, multi-storeyed buildings within the Rajuk border have a serious negative impact on the environment. Especially the construction of multi-storeyed buildings on narrow roads brought suffering to public life in those areas.
It also has a serious negative impact on the environment. For example, the amount of air flow and sunlight decreases. Considering those aspects, the Density Zoning (population density) and Hydro Zoning are designed to reduce the population pressure in the central area of Dhaka, to facilitate balanced development in different areas, and to build the entire metropolitan area as a habitable and planned city under the Revised Detailed Area Plan (2016-2035).
According to the draft of Detail Area Plan, the maximum eight-storey building can be constructed in five areas of Dhaka North and South City Corporation.