In the early 1950s, there were many Dhaka city master plans proposed by the Rajdhani Unnayan Kartripakkha (Rajuk). All of these Dhaka master plans, however, were unable to comprehend the importance of the city and its future course. But we believe things will be different with the Detailed Area Plan (DAP) for 2022-2035.
Dhaka’s Detailed Area Plan or DAP 2022-2035 just might be the most radical and innovative move in the planning history of Dhaka. Rajuk has not been able to create a planning document that is adequate for a dynamic Dhaka, thus there will always be some misconceptions in discussion boards and errors from the practitioners.
Will things be different for the DAP plan? We will find out by reading this article.
The Background Analysis of DAP 2022-2035
The Detailed Area Plan (DAP) of Dhaka must be created and carried out with community involvement to make Dhaka city corporation more oriented to people. In fact, it is the final layer of the Dhaka Metropolitan Development Plan (DMDP). It offers thorough planning ideas that are in compliance with the Urban Area Plan and Structure Plan and are effective for particular sub-areas.
Implementing the principles and suggestions of the DMDP Structure Plan (SP) as well as the Urban Area Plan (UAP) is one of the main goals of DAP. Informed surveys, investigations, and analyses of the study region served as the foundation for the creation of the DAP.
What is the Purpose of DAP?
With a few particular goals, the Structure Plan includes a DAP provision by default. These goals include –
- Using systematic planning, the fundamental facilities and services for research should be provided.
- Create a welcoming environment to encourage business activity.
- Enhance the drainage infrastructure of a particular area and guard against encroaching on the flood flow.
- Establish service hubs to promote urban development.
What are the Objectives of DAP?
The primary objective of DAP is to make the capital of Bangladesh, Dhaka less centralized and more livable. The DAP sought to put the suggestions and guiding concepts of the Urban Area Plan and Structure Plan into practice. Some of the particular goals of DAP are –
- Managing and distributing information at the mouza (a particular form of an administrative region that corresponds to a patch of land with the potential to support one or more communities) dag level.
- Delivering a proposal for a multi-sector investment strategy.
- Imposing restrictions on the growth of the private sector.
- Providing citizens and investors with investment transparency and security.
- Giving advice for growth while taking possibilities and limitations into consideration.
- Ensuring a contained environment.
The Overall Preparation of DAP
The first Dhaka City Master Plan was created between 1950 and 1960 for the growth of an area of 820 square kilometers (320 square miles). This was a 20-year planning horizon. But when Bangladesh gained its independence in 1971 and Dhaka was named the nation’s capital, virtually all anticipated conceptions about urban planning fell short, and the city’s population grew rapidly on its own. The strategy was revised multiple times, but sadly, none of them were successful.
The “Dhaka Metropolitan Development Plan (DMDP),” a second master plan with a fresh vision for 1528 square kilometers (590 square miles), was created in 1995.
Rajuk has created a Detailed Area Plan (DAP) for the areas under its control in accordance with the DMDP. Different urban tactics, laws, and development initiatives are included in the Structure Plan, Urban Area Plan, and Detailed Area Plan. Furthermore, DAP offers planning, development control techniques, planning principles, and guiding tactics.
The Duration of DAP
Although DAP was introduced and approved by the government of Bangladesh in 2004, it was said to last until December 2008. So, the total duration of DAP is almost 5 years.
The Total Area Covered by DAP
The DAP region is the entirety of RAJUK’s territorial authority, covering almost 1528 square kilometers, or 590 square miles.
DAP Authorized Planning Areas
Below, we have outlined the planning areas that are under the jurisdiction of DAP –
- The east of Meghna and Shitalakkhya rivers.
- The south and west of the Dhaleshawri river.
- The west of the Bangshi river.
- The north Gazipur Pourashava.
The Consultants of DAP
Five groups and many tiny areas comprised the whole DAP region. These are the five companies that were awarded the DAP –
- DDC
- BETS
- GBL
- EPC
- Sheltech (Pvt.) Ltd.
A Briefing on the Floor Area Ratio (FAR) Standard
Most of the tactics that have been recognized as the classic approaches by Rajuk are reversed in DAP 2022-35. The new FAR proposal is focused on the area’s nature, existing densities, and the state of the roads and other services. FAR is basically an indicator used to measure a building’s height and size.
After the official designation of DAP 2022-35 on August 23, there has been more discussion regarding Floor Area Ratio (FAR) than other problems in a few situations. While some objections are raised to the new FAR proposal, Rajuk will take such things into account.
Infographics credit: TBS
Among many objections, architect Iqbal Habib declared that the FAR standard of 5-6 has applied in only 1% area in all of Dhaka. Buildings with twice as many stories can be built in such designated zones. And 1% area means –
- Only 5 blocks out of 346 will receive the 5-6 FAR standards.
- Among the rest of the blocks, 10 will receive 4-5 standards, 19 will receive 3-4 standards, and the remaining will receive 1-3 standards.
Architect Iqbal Habib has some other predictions regarding the new FAR for DAP. For instance, DAP estimates that there will be around 390 people in the central part of Dhaka by the year 2035. Therefore, the density of residents will be somewhere between 200 – 250 on each acre of land. However, the DAP estimate predicts that Dhaka would have 531 people per acre, which indicates that 141 inhabitants will not be included in the residential plan.
How to Calculate FAR or Floor Area Ratio?
Dhaka Imarat Nirman Bidhimala 2008 has proposed a table to calculate FAR. This table will help you match your land area and the access road that is adjacent to your land. Try to match the number with the table. If it doesn’t match, taking lower values of these 2 components will determine FAR.
Floor Area Ratio Table
For your convenience, we will explain the FAR calculation with an example. Suppose you own about 5 Katha of land with 9 meters of adjoining road. According to the FAR table from the Dhaka Imarat Nirman Bidhimala 200, you will get 3.5 for the land and 4.5 for the road. You must take the lower value if the value of any of the factors doesn’t match.
In addition, you also have to count the bonus FAR values that will be generated for having a 20-foot or 6-meter wide road. So, the calculation for the total FAR value is –
Total FAR = Basic FAR + Bonus FAR
For this example, the total value of FAR can’t be greater than 3.75 according to the table.
Final Verdict
DAP is a 20-year-old master plan approved by the Dhaka City Corporation. According to this plan, Dhaka will be transformed into a livable, cutting-edge megacity by 2035. We will see how that goes.
Although it is not related to DAP, we couldn’t help but share a little information. The International Union of Architects (UIA) is the largest organization of architects in the world. It announced the topic of World Architecture Day in 2022 should be “Architecture for well-being.” Perhaps, it suggests that it is time to change our thinking about design and urbanization to focus on our welfare.