This is a re-submission of the Draft Final Report of DAP for CMMP on the basis of the comments given by the TMC member, IMSC member and other organizations. One of the required outputs of the Project is a comprehensive set of detailed plans for the development of Chittagong City. Careful consideration has been given to the types of plan appropriate to the situation faces in Chittagong. The resultant recommendation is that Detailed Area Plans of different Detailed Planning Zones (DPZ).
It is proposed that the Detailed Area Plan (DAP) for CMMP comprises twelve (12) DPZs of which 6 DPZs located within Chittagong City Corporation (CCC) Area and 6 DPZs located outside CCC Area. These DPZs are demarcated on the basis of geo-physical character, existing land use and administrative boundaries. It has been prepared following consultation with CDA officials, representatives of the local community, govt. and private agencies and NGOs during the preparation of Draft Final Plan and Report.
The Report sets outs, in Chapter-1 the board objectives of the DAP area for CMMP. These are to:
- Encourage the growth of DAP area for CMMP,
- Ensure that DAP area can accommodate the growth of population and economic activity expected in the future,
- Guide the spatial distribution of Urban development in the DAP area,
- Providing Land use Maps, plans and information at local level in the Geo-graphical Information System (GIS) based data bank,
- Providing controls for Private Sector Development in the DAP area,
- Providing guideline for future development of government, private and non-government initiatives,
- Providing planned development to ensure sustainable environment.
This chapter also describes the scope of detailed area plan, success and failure of CDA Master Plan-1961, demarcation of study area (Surveyed area) and planning area, demography and socio-economic projections and an overview of the economic activities.
Chapter-2 provides an overview of the critical planning issues, existing land use pattern and policy guidelines for residential, commercial, industrial uses, community facilities, culture and heritage. An overview of the existing land use and development patterns by sectors is provided in this chapter. Development issues are raised; objectives, policies and guidelines applicable at the city level are presented.
Chapter-3 describes the infrastructure, utilities and environmental issues such as drainage infrastructure, transportation network, utility services and guiding principles for environmental protection and enhancement. Drainage infrastructure provides drainage hierarchy, development in flood flow and sub flood flow zones, issues and policies for flooding and drainage and guiding principles / guide lines for drainage. Transportation network deals with existing road transport, road policies, road classification etc, rail transportation, water transportation and Air transportation.
and development status, existing environment issues, higher level of planning, detailed area development proposals, environmental planning. Recommendations relating to these issues are included in this chapter. The land use provision of the DPZ areas have also been illustrated in this chapter.
Chapter-5 describes different aspects of institutional arrangements for implementation of the plan package. Currently no single authority has a local planning role. The city authorities (CDA and CCC) have little control on the pace of uncontrollable growth. The role of CDA and CCC has been described in this chapter. This chapter also deals with the legislative provision on land development techniques, control on land development and land sub-division, coordination on lease of land, building rules, culture and heritage, leisure recreation and open space.
Chapter-6 describes different aspects of special project plan of Deparpar Lake Front Development and Karnaphuli River Front Development Projects. Chapter-7 deals with the Fixation of priorities of the structure Plan (1995-2015), DAP implementation phases and public sector action program. To achieve targets of structure plan objectives, both sequencing and phasing of projects are important. Coordinated public sector action program is required as a part of Multi-Sectoral Investment Planning (MSIP).
As per TOR the consultants were offered an area of 1,80,000 acres (728.44 sq. km) as study (survey) area and out of which 1,30,000 acres (526.09 sq. km) as Planning area for DAP. But in reality, due to accommodation of the fast growing areas and potential growth centres located outside Chittagong City Corporation area, the surveyed area and DAP area are extended up to 1,90,233 acres (770 sq. km) and 1,70,702 acres (671 sq. km.) respectively. The policy should represented the recommendations made in the Structure Plan (1995-2015) as policies and Urban Development Plan (1995-2005) as guidelines for the preparation of DAP.
Master Plan (CMMP)
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...i-ii TABLE OF CONTENTS ...iii-iv LIST OF TABLES ... v-v LIST OF FIGURES ... vi-vi LIST OF ABBREVIATIONS AND ACRONYMS ... vii-ix
CHAPTER - 01: BACKGROUND
Page No.
1.1 Background of the Project... 1-1 1.2 Background of the Detailed Area Plan ... 1-1 1.3 Objectives of the Detailed Area Plan... 1-3 1.4 Scope of Detailed Area Plan (DAP) ... 1-4 1.5 CDA Master Plan in 1961... 1-5 1.6 Demarcation of Study Area (Surveyed area) and Planning Area for
Detailed Area Plan ... 1-7 1.7 Detailed Planning Zones (DPZ)... 1-9 1.8 Demography, Socio-economic Projections and Targets... 1-11 1.9 An Overview of the Economic Activities in the Study Area... 1-12
CHAPTER - 02: CRITICAL PLANNING ISSUES: LAND USE
2.1 Introduction... 2-1 2.2 Existing Land use Pattern and Policy Guidelines... 2-1 2.3 Residential (Housing) Use ... 2-1 2.4 Industrial and Commercial Use ... 2-6 2.5 Community Facilities... 2-10
CHAPTER - 03: INFRASTRUCTURES AND ENVIRONMENT ISSUES
3.1 Drainage Infrastructure ... 3-1 3.2 Transportation Network... 3-6 3.3 Utility Services ... 3-13 3.4 Environmental Protection and Enhancement... 3-28
CHAPTER - 04: DEVELOPMENT PLAN PROPOSAL
4.0 Introduction... 4-1 4.1 DPZ-01- Patenga-Halishahar ... 4-2 4.2 DPZ-02- Agrabad -Kotwali ... 4-16 4.3 DPZ-03- Sadarghat-Chawkbazar... 4-30 4.4 DPZ-04- Bakalia-Chandgaon ... 4-50 4.5 DPZ-05- Lalkhan Bazar-Pahartali ... 4-63 4.6 DPZ-06- Panchlaish-Bayzid ... 4-81
4.9 DPZ-09- Kulgaon-Halda... 4-113 4.10 DPZ-10- Madunaghat-CUET ... 4-122 4.11 DPZ-11- Boalkhali-Patiya ... 4-131 4.12 DPZ-12- Anwara-Karnaphuli ... 4-139
CHAPTER - 05: PLAN IMPLEMENTATION
5.1 Implementation of the Plan... 5-1 5.2 The Role of CDA as a Local Planning Authority... 5-1 5.3 The Role of the Chittagong City Corporation (CCC)... 5-2 5.4 The Planning Authority in partnership with other Agencies ... 5-2 5.5 Public Private Partnership – Subsidiary Development Companies ... 5-2 5.6 Legislative Provision on Land development Techniques ... 5-3 5.7 Further Legal Supporting Documents and Legislative Provisions ... 5-5
CHAPTER - 06: SPECIAL PROJECT PLAN
6.1 Debarpar Lake Front Development ... 6-1 6.2 Karnaphuli River Front Development Project ... 6-5
CHAPTER - 07: PRIORITIES AND PHASING
7.1 Introduction... 7-1 7.2 Fixation of Priorities ... 7-1 7.3 Phasing... 7-2
7.4 Public Sector Action Program ... 7-2
CHAPTER - 08: CONCLUSION 8.1 Conclusion ... 8-1 ANNEXURE: Annex-1 Annex-2 Annex-3 Annex-4 Annex-5
Table: 1.1 Characteristics of the existing population (1991) ... 1-11 Table: 1.2 Chittagong contribution of to accommodate national urban population
growth ... 1-11 Table: 1.3 Population projections for the city and the study area 1991-2011 ... 1-12 Table: 1.4 Employment structure... 1-13 Table: 1.5 Estimated breakdown of manufacturing jobs ... 1-13 Table: 2.1 Major residential schemes undertaken by different organization ... 2-1 Table: 2.2 Major industrial sites undertaken by the Government... 2-6 Table: 3.1 The concerned utility departments/ organization... 3-13 Table: 3.2 Data of existing status of water supply facilities provided by CWASA
up-to January 2007... 3-13 Table: 3.3 Status of water supply (existing & future) in CCC area ... 3-14 Table: 3.4 Future development project of CWASA ... 3-14 Table: 3.5 Existing gas connections to the consumers in Chittagong area ... 3-16 Table: 3.6 Length of gas pipeline in the Chittagong area ... 3-16 Table 3.7 List of Sub-station which are in operation under CMMP area ...3.19 Table 3.8 List of Length of 132/kV Transmission Lines under CMMP Area...3.20 Table 3.9 Types of Consumers and Unit Rates...3.20 Table 3.10 Summary of proposal for Implementation of New Sub-station within
the next 5 years ...3.21 Table 3.11 Capacity of telephone lines in Chittagong City Area ...3.23 Table 3.12 Chittagong Multi-exchange optical Fiber Cable Link, AKTEL ...3.23 Table 3.13 KTI...3.25 Table: 3.14 Location of existing fire services within CMMP area and their location
and area ... 3-25 Table: 4.1 Existing land use features of DPZ-01 ... 4-2 Table 4.2 Existing land use features of DPZ-01 ... 4-16 Table 4.3 Existing land use features of DPZ-03 ... 4-31 Table 4.4 Existing land use features of DPZ-04 ... 4-51 Table 4.5 Existing land use features of DPZ-05 ... 4-64 Table 4.6 Existing land use features of DPZ-06 ... 4-81 Table 4.7 Existing land use features of DPZ-07 ... 4-95 Table 4.8 Existing community facilities of the DPZ-07 ... 4-97 Table 4.9 Proposed land use features of DPZ-07 ... 4-100 Table 4.10 Existing land use features of DPZ-08 ... 4-105 Table 4.11 Existing community facilities of the DPZ-08 ... 4-107 Table 4.12 Proposed land use features of DPZ-08 ... 4-110 Table 4.13 Existing land use features of DPZ-09 ... 4-114 Table 4.14 Existing community facilities of the DPZ-09 ... 4-116 Table 4.15 Existing land use features of DPZ-10 ... 4-123 Table 4-16 Existing community facilities of the DPZ-10 ... 4-125 Table 4.27 Proposed land use features of DPZ-10 ... 4-127 Table 4.18 Existing land use features of DPZ-11 ... 4-132 Table 4.19 Existing community facilities of the DPZ-11 ... 4-134 Table 4.20 Proposed land use features of DPZ-11 ... 4-136 Table 4.21 Existing land use features of DPZ-12 ... 4-140 Table 4.22 Existing community facilities of the DPZ-12 ... 4-142 Table 4.23 Proposed land use features of DPZ-12 ... 4-145
Page No.
Figure 1.1 Structure plan area and study area (Surveyed Area) 1-2
Figure 1.2 Planning area and only surveyed Area 1-8
Figure 1.3 Location of DPZs within the planning area 1-10
Figure 3.1 Location of existing water supply network 3-15
Figure 3.2 Location of existing gas supply network 3-17
Figure 3.3 Location of existing electricity supply sub station 3-22
Figure 3.4 Location map existing telephone exchange 3-24
Figure 4.1 Existing land use map of DPZ – 01 (Patenga-Halishahar) 4-3
Figure 4.2 Proposed land use plan of DPZ – 01 (Patenga-Halishahar) 4-8
Figure 4.3 Existing land use map of DPZ – 02 (Agrabad-Kattali) 4-18
Figure 4.4 Proposed land use plan of DPZ – 02 (Agrabad-Kattali) 4-22
Figure 4.5 Existing land use map of DPZ – 03 (Sadarghat-Chawkbazaar) 4-33 Figure 4.6 Proposed land use plan of DPZ – 03 (Sadarghat-Chawkbazaar) 4-40
Figure 4.7 Existing land use map of DPZ – 04 (Bakalia-Chandgaon) 4-52
Figure 4.8 Proposed land use plan of DPZ – 04 (Bakalia-Chandgaon) 4-58
Figure 4.9 Existing land use map of DPZ – 05 (Lalkhan Bazaar-Pahartali) 4-65 Figure 4.10 Proposed land use plan of DPZ – 05 (Lalkhan Bazaar-Pahartali) 4-72
Figure 4.11 Existing land use map of DPZ – 06 (Panchlaish-Bayzid) 4-82
Figure 4.12 Proposed land use plan of DPZ – 06 (Panchlaish-Bayzid) 4-88
Figure 4.13 Existing land use map of DPZ – 07 (Silimpur-Kumira) 4-96
Figure 4.14 Proposed land use plan of DPZ – 07 (Silimpur-Kumira) 4-102
Figure 4.15 Existing land use map of DPZ – 08 (Hathazari-Raozan) 4-106
Figure 4.16 Proposed land use plan of DPZ – 08 (Hathazari-Raozan) 4-111
Figure 4.17 Existing land use map of DPZ – 09 (Kulgaon-Halda) 4-115
Figure 4.18 Proposed land use plan of DPZ – 09 (Kulgaon-Halda) 4-118
Figure 4.19 Existing land use map of DPZ – 10 (Madunaghat-CUET) 4-124
Figure 4.20 Proposed land use plan of DPZ – 10 (Madunaghat-CUET) 4-128
Figure 4.21 Existing land use map of DPZ – 11 (Boalkhali-Patiya) 4-133
Figure 4.22 Proposed land use plan of DPZ – 11 (Boalkhali-Patiya) 4-137
Figure 4.23 Existing land use map of DPZ – 12 (Anwara-Karnaphuli) 4-141
AUW : Asian University for Women
BBS : Bangladesh Bureau of Statistics
BDR : Bangladesh Rifles
BIWTA : Bangladesh Inland Water Transport Authority
BR : Bangladesh Railway
BS : Bangladesh Survey
BSCIC : Bangladesh Small and Cottage Industries Corporation
BWD : Bangladesh Water Development
BWDB : Bangladesh Water Development Board
C/A : Commercial Area
CBD : Central Business District
CBO : Community Based Organization
CCC : Chittagong City Corporation
CDA : Chittagong Development Authority
CPAR : Chittagong Port Access Road
CDAP : Chittagong Detailed Area Plan
CEPZ : Chittagong Export Processing Zone
CH : Culture and Heritage
CMCH : Chittagong Medical College Hospital
CMMP : Chittagong Metropolitan Master Plan
CMP : Chittagong Master Plan
CNFEA : Census of Non Farm Economic Activities
CNG (3-15) : Conversion Natural Gas
COM : Commercial
COMM : Community Facility
CPA : Chittagong Port Authority
CRB : Chittagong Railway Bangladesh
CUET : Chittagong University of Engineering Technology
CUFL : Chittagong Urea-Fertilizer Ltd.
CWASA : Chittagong Water Supply and Sewerage Authority
DAP : Detailed Area Plan
DC : Deputy Commissioner
DP : Development Promotion
DPZ : Detailed Planning Zone
DT : Dhaka Trunk
ECN : Economy
ECNEC : Executive Committee of National Economic Council
EIA : Environmental Impact Assessment
EN : Environmental Protection/Enhancement
ENV : Environmental Quality
EPZ : Export Processing Zone
EW : East-West
FAR : Floor Area Ratio
FCD : Flood Control and Drainage
Ft. : Feet
GDP : Gross Domestic Product
GoB : Government of Bangladesh Govt. : Government H : Hill Ha : Hectare HH : Household HI : High Income
HIG : High Income Group
HOU : Housing
HS : Housing Society
I/A : Industrial Area
INF : Infrastructure Services
IT : Information Technology
IWT : Inland Water Transport
JBIC : Japan Bank for International Cooperation
KAFCO : Karnaphuli Fertilizer Company
KEPZ : Karnaphuli Export Processing Zone
: Korean Export Processing Zone
Km. : Kilometer
KV : Kilo Volt
LGRD : Local Government and Rural Development
LI : Low Income
LIG : Low Income Group
LR : Land Readjustment
MI : Middle Income
MIG : Middle Income Group
MPO :
MRT : Mass Rapid Transit
MSIP : Multi-Sectoral Investment Programme
MU : Mixed Use
NGO : Non Government Organization
NH : National Housing
NHA : National Housing Authority
NMCT : New Mooring Container Terminal
NMT : Non Motorized Transport
No. : Number
NOC : No Objection Certificate
NS : North-South
PC : Port Connecting
PDB : Power Development Board
Pop. : Population
PRS : Prestige Projects
PRSP : Poverty Reduction Strategy Plan
PWD : Public works Department
R/A : Residential Area
REHAB : Real Estate Housing Association of Bangladesh
RI : Residential Improvement
RLD : Rural Land Development
RS : Revenue Survey
SAL : Society of Arts and Literature
SCA : Special Commercial Area
SDS : Special Development Strategy
Sq. Ft. : Square Feet
Sq. Km. : Square Kilometer
Sq. m. : Square Meter
Sq. Mile : Square Mile
SMA : Statistical Metropolitan Area
SP : Structure Plan
SSC : Secondary School Certificate
Stn. : Transport
T & T (4-21) : Telephone and Telegram
TI : Technical Institute
Tk. : Taka
TOR : Terms of Reference
UAP : Urban Area Plan
UDD : Urban Development Directorate
ULD : Urban Land Development
UNCHS : United Nations Centre for Human Settlements
UNDP : United Nations Development Programme
WASA : Water Supply and Sewerage Authority
CHAPTER 1
BACKGROUND
01
BACKGROUND
1.1 Background of the Project... ... 1-1 1.2 Background of the Detailed Area Plan ... 1-1 1.3 Objectives of the Detailed Area Plan... 1-3 1.4 Scope of Detailed Area Plan (DAP) ... 1-4 1.5 CDA Master Plan in 1961... 1-5 1.6 Demarcation of Study Area (Surveyed area) and
Planning Area for Detailed Area Plan ... 1-7 1.7 Detailed Planning Zones (DPZ)... 1-9 1.8 Demography, Socio-economic Projections and Targets... 1-11 1.9 An Overview of the Economic Activities in the Study Area... 1-12
CHAPTER-1
BACKGROUND
1.1 BACKGROUND OF THE PROJECT
Under the project, “Preparation of Structure Plan, Master Plan and Detailed Area Plan” Metropolitan Development and Plan Preparation and Management in Chittagong (BGD/88/052), the Chittagong Metropolitan Master Plan (CMMP) was prepared in 1992-95 by Chittagong Development Authority (CDA) with technical assistance and financial support from UNDP/UNCHS and GoB. This was approved by the government in 1999. The wider context of the area is shown in Figure-1.1 and Study Area is presented in Figure-1.2.
1.2 BACKGROUND OF THE DETAILED AREA PLAN
One of the objectives of the above project was to prepare a comprehensive set of Plans for development of Chittagong. Accordingly the Structure Plan (1995-2015) comprising of a set of policies under twelve sectors and the Outline Urban Area Plan (1995-2005) comprising of a broad framework for development promotion, control and coordination had been prepared.
The government has undertaken preparation of Detailed Area Plan (DAP) for Chittagong Metropolitan Master Plan (CMMP) on the basis of the Structure Plan and Urban Area Plan. Accordingly an area of about 1,30,000 acres (excluding restricted areas) has been considered for DAP preparation. A further 50,000 acres within the Structure Plan boundary has been identified for survey and mapping only. But in reality, due to accommodation of the fast growing areas and growth centres outside City Corporation area, the surveyed area and planning area are extended upto 1,90,233 acres or 297 Sq. mile (770 Sq. Km) and 1,70,702 acres or 267 Sq. mile (691 Sq. Km) respectively. Out of the total surveyed area, 3801 acres are restricted area. The policy should represent the recommendations made in the Structure Plan as policies and Urban Development Plan as guidelines.
The present report, termed of Draft Final Plan Report (Report-IV), contains the purpose and objective of DAP, the reviewing the previous higher level plans infrastructure, critical planning issues, development plan proposals, plan implementation, project plans and incorporation of development proposals in response to the community desire, priorities and phasing of public sector action program.
Figure 1.1:
1.3 OBJECTIVES OF THE DETAILED AREA PLAN
The main objective of DAP is to study each particular area in greater detail, formulate strategies for development and prepare detail guidance for land use, control and management. In doing so, it will fulfill the policies of the Structure Plan and Urban Development Plan recommendations and meet the broad objectives of the Plan.
Once the DAP’s are prepared the objective is make them be the guiding document for development by all concerned.
Considering that no updated physical survey maps or aerial photographs exist with CDA, a major part of the project will be the production of base maps of the project area indicting all existing physical features. These will be recorded at mouza dag level, so that CDA and others can use it effectively.
One of the objectives is to record all information in the Geographical Information System (GIS) based data and transfers this skill to CDA technical staff so that this information can be used for day-to-day decision-making. This database can also be updated continuously.
As per the TOR, extensive sample socio-economic surveys will be conducted to ascertain the situation and recommend measures to meet present and future needs. Objectives as per the TOR are:
a. Providing a basic urban design of good quality (functional and aesthetic quality and flexibility).
b. Providing Land Use maps & information at mouza dag level (parcel) as a professional manner (hard & soft) for efficient updating, exchange, dissemination and decision support use.
c. Providing a program for public sector action aiming at the implementation of the plan. Multi Sector Investment plan for better and efficient use by identifying the area based on priority, and integration within the DAP and its surrounding regions.
d. Providing controls for private sector development in the DAP area.
e. Providing clarity and security with regard to future development for inhabitants and investors. The targeted objectives & guideline of the development project could be to initiate and implement through participation.
f. Providing guideline for development considering the opportunity and constraints of future development through govt., private and non-govt. initiatives.
g. Providing planned development to ensure sustainable environment. Detailed Area Plan (DAP) should be undertaken with the co-operation of the development agencies should co-operate co-ordinate & participate in the process of preparation of DAP for proper planning & development. DAP would be the guiding document for implementation by all concern. GIS based data, map & other information would be the resource, which could be updated as a when necessary.
1.4 SCOPE OF DETAILED AREA PLAN (DAP)
On the basis of guidelines established in the Structure Plan and the Urban Area Plan, area specific development policies for upgrading, redevelopment, new area development, conservation and protection etc. will be provided. In formulating development proposals for the DAP’s the following will need to be considered as per the TOR:
a. The scope of Detailed Area Plan (DAP) is to formulate development proposal in such details as appropriate to the policies of the Structure Plan (SP) and the guidelines of Urban Area Plan (UAP).
b. Allocating zones for residential as high, middle, low density (including the disadvantaged group) with indication of Floor Area Ratio (FAR), mixed residential and blocks for residential apartment where it is necessary
c. Allocating zones for industrial uses like heavy industrial, light industrial and service industries including waste disposal/treatment plans (household, commercial, industrial, clinical). In all respect the environmental act, rules and guideline will have to be followed. Allocating zones for commercial uses like commercial blocks, shopping blocks, mixed use blocks with different categories (formal and informal) and standard where it is necessary.
d. To identify the areas reserved for agriculture, flood flow, public/private open spaces, parks, play ground, play-lots and other recreational uses like green belts, retention pond, water front, natural reservoirs and historical monuments and structures.
e. Identification of Hill and Hilly areas and necessary guideline for their conservation.
f. The proposed Detailed Area Plan is expected to comprise of an integrated package of amenities and other uses like development of water bodies, open spaces, playground, and recreation and community services.
g. Allocating the zones where public utilities, institutions and civic services will be established. Moreover the zone of urban deferred areas, for future development, expanded areas and areas for new development have to be considered.
h. To establish an integrated development plan for primary, secondary and tertiary roads. To design traffic circulation pattern and road intersections, drainage, storm water and sewerage line, water line, location of shallow and deep tube-well alignment of gas line, gas station and sub-station, alignment of electricity line, supply station and sub-station and alignment of telephone line.
i. To ensure planning principles/standards, gross/net densities, guideline for future development and development control.
j. To exercise control over architectural features, elevations frontage of buildings and structures including zoning regulation to regulate location, preservation of heritage, Floor Area Ratio (FAR) and type of buildings within each zone along with allowable deviations.
k. To prepare environmental impact analysis for the component of all DAP proposals.
l. To identify projects for private, public sector involvement along with analysis of Social Impact and Environmental Impact Assessment (EIA).
m. Appropriate mapping, illustration along with report plays a vital role for decision-making process and communication among various stakeholders. Previous pilot survey and study revealed that carefully designed viable methodology is the prerequisite for success of such project. So instead of Plane Table survey digital method with specified equipment like DGPS (establishing ground control Point), Total Station (physical feature survey) has to be used. Work must be done in professional manner.
1.5 CDA MASTER PLAN IN 1961
1.5.1 Strategies and Proposals
The first Master Plan for the development of Chittagong was prepared in 1961 when the city had a population of around 365,000 and the Municipality had a population of 1175,000 (East Pakistan Population Census 1961). The authors emphasized that the object of the Master Plan was to establish principles of development rather that to present a detailed, inflexible scheme. They recommended that the proposals should be worked out in detail before implementation, and that the Master Plan should be periodically reviewed. However, in the absence of an established planning mechanism no day-to-day planning activities were undertaken. Two detailed area plans carried out by Consultants were not acted upon.
The plan was based upon four strategic assumptions: a) that the port would continue to be important b) that the central business area should be retained
c) that development of the low-lying area west of the Dhaka trunk road and southwards towards Patenga would continue and
d) that the urban population, growth rate would be 2.25%.
All except the last of these assumptions have held good. The urban population growth rate has proved to be higher than assumed.
The plan covered transport, public buildings, population, housing, education, open spaces, coast protection, commerce, industry and public utilities. A network of new major roads was proposed and shown on a key plan. Other key plans showed residential area development proposals, open space proposals and industrial area proposals.
The chapter on coast protection reported that the Government proposed to build an embankment along the coast, 20ft high with slopes of 1 on 3 on the seaward side and 1 on 2 on the landward side; a possible embankment continuation up the right bank of the Karnaphuli River was mentioned.
Hill cutting was considered, with the comments that steep slopes would lead to excessive erosion, which in turn would endanger the stability of residences and cause silting of water courses at the foot of the hills. The report concluded that prohibition of hill cutting would be impracticable, and recommended an orderly allocation of areas to be cut, with stringent control of development in hill areas in order to prevent
any possible development areas becoming sterilized. It listed areas to be cut as Nasirabad, and then two areas to the southwest, between the Police Lines and Khulshi Road.
Road widths were discussed, and provision of extra space for such things as pavements, car parking and trees, but the desirability of leaving reserves for drainage channels was not mentioned.
Many proposals in the Master Plan have been implemented, including the intermediate ring road (CDA Avenue), the coastal bund, the Agrabad Commercial area, industrial at Fouzderhat, Nasirabad, Hathazari and Kalurghat, and residential areas at Agrabad and Halishahar. Road schemes not implemented include the inner and outer ring roads, the strand relief road and the east-west link road. A number of the areas zoned for housing, open space and industry have not been developed.
The report considered the possibility of developing on the left bank of the Karnaphuli. It argued that while land on the left bank was topographically ideal for development there were strong economic arguments against encouraging its development. It concluded that development on the left bank should not be encouraged “unless and until there is a prospect of the settlement here of some really large industrial enterprise” for which a suitable site could not be found on the right bank. The authors considered that such an enterprise would justify the initial provision of expansive public services, which then might form a nucleus for subsequent expansion of a satellite town to Chittagong.
1.5.2 Success and failures of CDA Master Plan 1961
Many of the peripheral areas proposed for development under the 1961 Master Plan have not been developed, or have been only partially developed. Therefore, this suggests that many of the increases in population over the last 30 years must have occurred through of density within the existing urban area with only limited peripheral expansion of that area.
It appears that during this period the bulk of urban development has taken place in most directions away from the old town, other than on the left bank of the Karnaphuli River. To the south and west it has taken place in Agrabad and beyond to the Patenga peninsula, to the west and north-west along the Dhaka Trunk Road, and to the north along CDA Avenue and the Hathazari and Cox’s Bazar roads. To the cast development appears to have been inhibited to some extent by regular flooding of the low-lying land.
Apart from some notable exceptions such as CDA residential, commercial and industrial sites, the export Processing Zone, the Port Trust Colony. Housing and Settlement Directorate sites. Military areas and same private residential developments, much of this development has taken place unplanned, many of the buildings being “kutcha” rather than “pucca.” Outside the highest concentrations of development in the old town and along the main thoroughfares in the old uneven, leaving six-storey office blocks standing next to rural plots. The process of transition from rural to urban use appears to be slow, even in central parts of the city.
1.5.3 Reasons for Non-implementation of the Provision of 1961 Master Plan
The identified major reasons for non-implementation of development proposals can be summarized as follows.
i) Lack of Importance to Urban Planning and Management at Policy and Operational Level
At policy level less importance was laid on urban planning and management. This attitude was reflected in allocation of fund for urban planning and development and restructuring and strengthening of urban planning institutions. Due to weak institutional support the implementation of plans and their timely amendment were hampered. The Town Planning Department of CDA lacked manpower for undertaking plan based projects and other plan amendments activities. Failure to undertake these initiatives seriously affected plan implementation. The master plan was seen (and is applicable even now) as collections of development projects and not as a process. ii) Scarcity of Resources
The emphasis in CDA is on revenue earning projects as it is supposed to be self financing. (Roads and development projects are financed by the government). As planning generates no revenue it is given low priority. It must be understood that planning and management achieves orderly growth and leads to accelerated growth. Thus the recurring expenses for effecting urban planning and management should be funded by the government both with the Authority and the local government.
iii) Rigidity of the Master Plan
Master Plan is a rigid concept. In the absence of a planning authority and the formulation of local plans imposed rigidity regarding land uses and this limitation led to uses in contradiction of the plan and it gradually lost its usefulness. Failure to amend the plan proposals as an ongoing professional practice caused many of the plan proposals to turn obsolete over the time.
1.6 DEMARCATION OF STUDY AREA (SURVEYED AREA) AND PLANNING AREA FOR
DETAILED AREA PLAN
Physiographically Chittagong Metropolitan Area is different from most of the cities in Bangladesh. Its northern side almost covered by hills. Western side is completely covered by Bay of Bengal. Remaining East and South sides are almost free land but situated on the other side of Karnaphuli River.
The existing city Corporation consists of 11 Thanas. These are:
1) Patenga, 2) Bandar, 3) Halishahar, 4) Pahartali, 5) Double Mooring, 6) Kotwali, 7) Bakulia, 8) Khulshi, 9) Panchlaish, 10) Chandgaon, 11) Baizid Bostami
The Planning area has been delineated taking the total jurisdiction of Chittagong City Corporation area plus potential growth center of neighboring Thanas.
Figure 1.2:
So, during demarcation of planning area for detailed area plan, the urban development along both the sides of major inter-district road network, neighboring growth centers were given importance. The urban development along the Chittagong –Dhaka Road via Shitakundu, Rangamati Road via Rouzan, Khagrachari, Road via Hathazari, Cox’s bazarRoad via Patiya and also Kaptai Road via Rangunia were considered. At present, CDA control area is 1152 sq. km (445 sq. mile) as per 1995 Structure Plan. There are 12 growth centres out side of city corporation area, which are 1) Kumira, 2) Hathazari, 3) Gahira, 4) Rouzan, 5) Madunaghat, 6) Pahartali, 7) Kalurghat, 8) Boalkhali, 9) Patiya, 10) Shikalbaha, 11) Rangadia and 12) Anowara Due to their growth and potentiality those growth centres were included in planning area. In order to accommodate the urban development along the major inters – district roads and neighboring growth centres were included in the Detailed Area Planning (DAP). Thus the Study Area (Surveyed Area) was delineated an area of 1,90,233 acres or 770 Sq. Km (297 Sq. mile) and out of which 1,70,702 acres or 691 Sq. Km. (267 Sq. mile) delineated for Detailed Area Planning (DAP). Considering this present and future growth/development trend within the Structure Plan period. The other remaining areas are mostly agriculture and some old homestead that will not be developed within 10 to 15 years.
1.7 DETAILED PLANNING ZONE (DPZ)
For the purpose of detailed area planning, the entire planning area (1,70,702 acres) has been sub-divided into 12 Detailed Planning Zones (DPZ), of which 6 DPZs falls within the Chittagong City Corporation Area and 6 DPZs falls out side of the Chittagong City corporation area. These DPZs are demarcated on the basis of geophysical character, existing land use and administrative boundaries such as ward boundaries within the City Corporation Area and Union boundaries outside City Corporation Area. These Detailed Planning Zones (DPZ) are:
Chittagong City Corporation Area DPZ 1 Patenga – Halishahar DPZ 2 Agrabad – Kattali
DPZ 3 Sadarghat – Chawkbazar
DPZ 4 Lalkhan Bazar – Pahartali
DPZ 5 Bakalia – Chandgaon
DPZ 6 Panchlaish – Bayzid Outside City Corporation Area
DPZ 7 Silimpur – Kumira DPZ 8 Hathazari – Raozan DPZ 9 Kulgaon – Halda DPZ 10 Madunaghat – CUET DPZ 11 Boalkhali – Patiya DPZ 12 Anowara – Karnaphuli
Figure 1.3
1.8 DEMOGRAPHY, SOCIO-ECONOMIC PROJECTIONS AND TARGETS
According to national population census 1991, the city had a population of about 20 lakh 23 thousand, making total study area population 28 lakh 32 thousand. Chittagong SMA Population (Table 1.3) contribution to national urban population increased from 10 percent in 1981 to 11 percent in 1991 and the actual increase was from 1.39 million to 2.34 million with an average annual increase of 95,000. Table 1.1 and Table 1.2 show the population of the city and the study area and contribution of Chittagong in the national urban population growth respectively. The working age population in the city was near 72%, while about 25% under aged. The literacy rate in the city according to 1991 census was 57.7%. The annual average growth rate from 1991 to 2015 is 4.58%
Table-1.1: Characteristics of the Existing Population (1991)
City Area Outside City Area Total Study Area
Population 1392860 1408248 2801108 Sex: Male Female 58.8% 41.2% 51.9% 48.1% 55.3% 44.7% Age: Over 60 Between 10 and 59 Under 10 3.4% 71.8% 24.8% 5.7% 63.7% 30.6% 4.5% 67.8% 27.7% Religious Group: Muslim Hindu Buddhist Others 87% 11.1% 0.9% 1.0% 73.5% 17.6% 3.0% 0.9% 82.6% 14.4% 2.0% 1.0%
Literacy (for population aged over 7): Literate Non literate 57.7% 42.3% - - - -
Economic Activity (for population aged over 10):
Working Not Working 51.5% 48.5% 35.6% 54.4% 43.8% 56.2% Households 252129 240924 493053
Average Household Size (persons)
5.5 5.8 5.7
Source: 1991 Census of Population (as enumerated).
Note: All definitions as given in the Census of Population
Table-1.2: Chittagong Contribution of to Accommodate National Urban Population Growth Year Data Head 1981 1991 National Population 89,900,000 109,900,000 URBAN POPULATION Percentage of National 17,0491,000 15% 21,550,000 19.7% CHITTAGONG SMA Percentage of Urban 1,391,000 10.0% 2,343,000 11.0% Source: National Population Census 1981, 1991
Table 1.3: Population Projections for the City and the Study Area 1991-2015
POPULATION
1991 2001 2015
City Area 14,42,026 20,23,489 33,82,653
Outside City Area 6,39,507 8,08,687 10,84,586
Total Study Area 20,81,533 28,32,176 44,67,239
POPULATION INCREASE
1991-2001 2001-2015 1991-2015
City Area 5,81,463 13,59,164 19,40,627
Outside City Area 1,69,180 2,75,899 4,45,079
Total Study Area 7,50,643 16,35,063 23,85,706
AVERAGE ANNUAL POPULATION INCREASE
1991-2001 2001-2015 1991-2015
City Area 58,146 90,611 77,625
Outside City Area 16,918 18,393 17,803
Total Study Area 75,064 1,09,004 95,428
Source: Population data from the BBS Census of Population 1974, 1981, 1991 and 2001. 1.9 AN OVERVIEW OF THE ECONOMIC ACTIVITIES IN THE STUDY AREA
As a port city, Chittagong has traditionally been a major centre for trade and commerce, a role enhanced by partition from India and later Liberation from Pakistan. The port has continued to grow and now handles about 8 million tons of cargo per annum.
Chittagong is strategic in other ways. It provides garrisons for the armed forces. It is a major railway centre for the 1meter gauge system, operating in the east of the country. It has an international airport. It houses major government offices and institutions. It is also the second centre of commerce and industry in Bangladesh.
Manufacturing industry began to emerge during the 1950’s when the Nasirabad Industrial Area was developed. Other areas followed, at Kalurghat and Fouzderhat. The first heavy industry came to Chittagong in the 1960’s with the building of an oil refinery, a cement clinker plant and a steel mill on the Patenga peninsula.
The War of Independence severely affected the economy and output was cut in all sectors. Whilst agriculture recovered rapidly from this, manufacturing output climbed very slowly back to pre-war levels, reaching them only around 1980.
Details of the existing breakdown of employment in the City are given in Table-1.4
Table-1.4: Employment Structure Sector No of Jobs City No of Jobs SMA Sources Manufacturing 161,000 201,000 CNFEA (1986)
Wholesale, Retail and Trade 121,000 133,000 CNFEA (1986)
Financial, Insurance and Business Services
27,000 28,000 CNFEA (1986)
Community, Social & Personal Services 48,000 56,000 CNFEA (1986) Public Administration, Defense & Police 20,000 Team
Utilities 3,000 Team
Agriculture 8,000 Pop. Census
(1991)
Transport (incl.80,000 Informal) 120,000 Transport Team
Rest of Informal/Floating Jobs 152,000 (Residual)
Total 660,000 (Derived)
* CNFEA: Census of Non Farm Economic Activities
Source: Working Paper on the Economy.
These figures suggest that the informal sector accounts for approximately one third of the total jobs available in the City. This is substantially lower than the figure often quoted for Dhaka of two thirds. In large measure this discrepancy is 1 likely to be accounted for by differences in definition of informal jobs, rather than indicating a fundamental difference between the economies of the two cities. It confirms however the need for a greater understanding of the economy of both urban areas.
Of the manufacturing jobs, we have estimated the breakdown by type to be as set out in Table 1.5. Textiles and garments are overwhelmingly dominant, accounting for half the number of manufacturing jobs. Food, beverages and tobacco, wood and wooden products and metal products each comprise between seven and twelve per cent.
Table-1.5: Estimated Breakdown of Manufacturing Jobs
Sector % Manufacturing
Jobs
No of Jobs City No of Jobs SMA Food, beverages and tobacco 9 20,000 17,000
Textiles and garments 57 92,000 114,000
Wood and wooden products 7 5,000 11,000
Paper, printing and publishing 2 4,000 5,000 Chemicals, rubber and plastics 4 7,000 9,000
Metallic mineral products 4 6,000 7,000
Basic metal industries 5 8,000 10,000
Metal products, machinery & equipment
12 19,000 24,000
Other manufacturing 2 3,000 4,000
Total 100 164,000 201,000
Source: Working Paper on the Economy.
An estimate was made in the Working Paper on the Economy, which some 450,000 jobs needed to be created in the City in the next 20 years to keep pace wit h the growth of the workforce, i.e an additional 22,500 jobs a year. For the study area as a whole the indication was that this could expect to be some 55 to 60 per cent higher. It stated that the overriding objective of the Authority should be to encourage the development of the economy of Chittagong, such that the populations have a greater chance of finding the employment and business opportunities they need.
CRITICAL PLANNING
ISSUES: LAND USE
02
2.1 Introduction... 2-1 2.2 Existing Land use Pattern and Policy Guidelines ... 2-1 2.3 Residential (Housing) Use ... 2-1 2.4 Industrial and Commercial Use ... 2-6 2.5 Community Facilities... 2-10
CHAPTER-2
CRITICAL PLANNING ISSUES: LAND USES
2.1 INTRODUCTION
The existing development and landuse in much of the urban area is the result of piecemeal intervention by individuals and the government in scattered locations in the city and its periphery. In the areas outside the city undesirable ribbon development along the edge of regional roads and along growth centres and bazaars is commonplace. Activities generated by these uses spill into the adjacent roads causing severe disruption to through traffic. In the city, areas formally developed by the government for residential, industrial or commercial purposes have access and utilities, but no development standards. Elsewhere it has taken place without adequate access, utilities and amenities and no guidance or control. Inner city wards have continued to increase in building construction without addition to any other facilities or amenities. Expansion of peripheral areas takes place without forward planning. This results in traffic congestion, water logging and flash flooding, and a general deterioration of the urban environment.
2.2 EXISTING LANDUSE PATTERN AND POLICY GUIDELINES
An overview of the existing landuse and development patterns is provided in the following sections. Development issues are raised, objectives, policies and guidelines applicable at the city level is presented. Further references are made in Development proposals of DPZs in Chapter- 4, Implementation in Chapter- 5 and Guidance Standards in Annex.
2.3 RESIDENTIAL (HOUSING) USE
a) Planned Residential Development (Government and Selected Non-Government):
Some plots have been developed by the government in 18 projects and assisted a private cooperative in acquiring land for 2 projects in the city. These are given in Table 2.1
Table-2.1: Major residential schemes undertaken by different organization Sl.
No.
Organization Scheme Area (in acre) No. of plots Land development 1 CDA Katalganj 6 51 1960-1961 2 CDA Agrabad 33 774 1962-63 3 CDA Chandgaon 41 606 1962-63/1973-74 4 CDA Chandgaon (2nd Phase) 5.79 83 1978-80 5 CDA Fouzderhat 13.62 164 1962-63/1980-81 6 CDA Chandrima 11.97 183 1999-2000 7 CDA Halishahar 14.80 22 1963-64 8 CDA Sholashahar 10.25 98 1960-61 9 CDA Silimpur 98.93 1029 1985-90 10 CDA Karnaphuli 51.69 516 1991-1996 Phase I 40.00 11 CDA Kalpalok Phase II 89.42 1700 2005-06 12 CDA Annayana 62 1521 2007 13 NHA Shershai 33.10 338 1950-51
Sl. No.
Organization Scheme Area (in acre)
No. of plots
Land development
14 NHA Feroz Shah 126.13 944 1949-50
15 NHA Halishahar 536.820 3327 1959-61
16 NHA Kaiballaydham 41.30 4144 1988-97
17 CCC Sugandha 18.00 211 1968
18 CCC Lake City Housing 30.00 520 2003
19 CCC Kobe Housing 3.00 50 2004
20 CCC Sayed Shah Road
Bakalia Housing
1.00 15 1978
21 CCC Bakalia Bagarbil
Housing
0.54 11 2003
22 CCC Joy Pahar Housing 0.90 15 2006
23 CCC Port City Housing,
Madarbari 7.24 118 2004 24 CCC VIP Housing, Dakshin Khulshi 6.00 65 2002 25 PWD Panchlaish 69.357 136 1950-51
26 The Chittagong Co-operative Housing Society Ltd.
Nasirabad 42.11 165 1956-57
27 The Chittagong Co-operative Housing Society Ltd.
Khulshi 51 170 1961-62
28 The Chittagong Co-operative Housing Society Ltd.
Rosevally R/A, Pahartali
4.74 55 1994-95
Source: Secondary information from respective organization.
i) ISSUE H1A:
Total allowable units and target population, is not defined in housing schemes. Thus planned provision of urban amenities (school, play grounds, kitchen markets etc) is arbitrary and do not meet local needs when most plots are occupied. Furthermore existing low-density residential estates are transforming into multifamily high-rise apartments with no additional urban amenities or utility infrastructure. Thus supporting facilities are initiated by private sector by default and without permit.
POLICY:
H1 to Guide the Re-development of formal Planned Housing schemes
In partnership with private property developers, plot owners are converting single or double unit residences with low plot coverage (less than 50%) into high rise multifamily ( 20 and above) apartments. As per the current Building Rules (1996) these are constructed with excessive plot coverage (72% and above) and high Floor Area Ratio (FAR). Additional provision of urban amenities, community facilities and open spaces, or the impact of generation of solid wastes or sewage, additional requirement for gas, electricity or water are not taken into consideration for the area and the increased population.
This Plan recommends reservations for open spaces and amenities, introduction of pedestrian walkways and greenways, and permit transformation after a local redevelopment plan is prepared through dialogue with landowners and relevant government departments. The standards set by the Private Housing Rules 2004
(Baysharkari Bhumi Unnayan Nithi 2004) may be referred to. The aim should be to create residential communities, by incorporating creative design talent. (See Annex for recommended guidance).
H.1.1 The Authority will not allow overloading and over densification of existing planned
areas to an extent that will have an unacceptable impact on the established residential areas. It will consider the impact of noise, traffic generation, air pollution and urban amenities.
H.1.2 The Authority will ensure allocation of space/arrangement for solid waste collection, and establishment of urban facilities and amenities and open spaces.
H.1.3 The Authority will ensure that housing apartments for families have spaces for children’s play areas within the plot boundaries and in the Neighborhood (NH).
H.1.4 The Authority will ensure that there is a designed program of tree planting both roadside and within plots. It will ensure urban amenities and security.
b) Densification of Traditional and Established Area
ISSUE H1B
Established traditional areas such as Jamal Khan, Lalkhan Bazar, Firingee Bazar, etc. are undergoing the same densification mentioned above, putting tremendous load on existing roads and creating grave deficiency in provision of community facilities and open spaces. As local road networks are poorly developed and non existent this causes extreme congestion on the secondary roads (local distributors).
Area Renewal programmes will have to be initiated immediately. The same policies as in H1 will apply. (See Annex for recommended guidance)
ISSUE H2A
Buying of serviced plots for speculation and keeping them vacant for long periods.
POLICY:
H2 to Better Utilize Serviced and Allocated plots
Government serviced plots (ex. Silimpur, left bank of Karnaphuli) remain vacant for long years (15 years or more). This encourages speculation in land. The practice lacks social equity and is wasteful of scare resources, as it imposes pressure for more developable sites for those who need them. Thus it can largely be viewed as a means of future opportunity instead of effective demand. It should be the aim of this Plan to make recommendations for timely or interim use of serviced sites.
H.2.1 The Authority will ensure that serviced plots are utilized within 4 years of its allotment. If for such valid reason construction is delayed short term alternate use (tree plantation, play field, other relevant) has to be carried. After such time fiscal measures such as vacant land tax has to be introduced.
ISSUE H2B
Government direct involvement in serviced plots should be restricted to the low income group.
POLICY:
H2B to make serviced plots to the low income group
Most government plots are targeted to the middle and high income population while deprivation at the low income is the most. All government schemes has to cater for all income groups with particular emphasis to the low income group.
c) Planned Urbanization through Land Management Techniques
ISSUE H3
Housing projects are initiated in agricultural lowlands and in hilly areas by
indiscriminate filling, flattening, subdivision and sales of plots with no standards for provision of, infrastructure or amenities, with or without approval. Individual process of fragmentation of low, waterlogged areas or hills and building activities without environmental consideration is leading to unsustainable urban environment.
POLICY:
H3 to improve the existing spontaneous settlements through Land Management Techniques
All peripheral area expansion falls under this category. This Plan suggests introduction of planning mechanisms for upgrading and improvement. It also includes formulating legal provisions to control land subdivision and land filling in the urban and urbanizing areas (See Chapter-5 and Annex).
H3.1 The Authority shall identify spontaneous areas which are in unsatisfactory
conditions and will initiate area based Land Readjustments, Renewal or Redevelopment schemes. Government shall make provisions for its legal enforcement.
H3.2 The Authority shall identify areas for improvement by declaring Neighborhood
Renewal areas. Inner city wards are in need of major renewal. A first phase sites may be selected at: a) Sadarghat Area, Alkaran, Firingee wards, Agrabad (ward 25 & 26), Madarbari (ward 19). The proposals for renewal will largely be implemented by the private sector / private land owners with guidance and partnership with the government.
d) Revitalization of Government Residential Quarters
ISSUE H4 A
Many government staff quarters are dilapidated, and have poor environment and aesthetic settings. PWD, Bangladesh Railway (BR), CPA has major housing sites in the city. Many such buildings have outlived their useful and effective life.
ISSUE H4B
Many government sites built in much earlier times have very low density development. These areas now demand high economic use and environmental protection. For example, one storied staff housing for CPA and BR particularly south part colony, north part colony, Jhautala, the Chittagong Rail station area. The economic worth of land is much in excess of the structures. It should be the aim of this Plan to see revitalization of these areas through phased demolition and appropriate redevelopment.
POLICY:
H4 to Revitalize Government Housing Schemes
To deal with the first issue, the aim is to add on to the existing stock of housing, redefine affordable/efficient unit size, and make redevelopment financially possible by introducing rentable commercial and parking spaces and making provision for urban amenities, open spaces, playgrounds and fields for the benefit of a wider population.
H4.1 The relevant government department shall initiate a phased program to demolish the
dilapidated buildings, improve the settings, add additional infrastructure and provide urban amenities to benefit a wider community.
H4.2 Government may consider building ownership/ rental units. It should incorporate
commercial (office /shopping/ community spaces) for rent or sales. In appropriate locations provision for parking garages/ towers may be built to generate income and meet the need of the city. Provision for green space and playground shall be considered. A tree planting scheme to cover a minimum of 15% of all space is recommended.
H4.3 Units size should be rationalized to cater to the affordability of the lower 70% of the population. This range may be from 350 sq. ft. to 400 sq. ft. (LIG) AND 600 sq. ft. to 800 sq. ft. and 850 to 1000 sq. ft (MIG).
H4.4 A limited number of accommodations in the ground floor shall be designed for accessibility and use by the physically challenged.
e) Low income Housing and Slums and Quarters
There is a huge backlog of housing particularly for the low and middle income group and the poor. Of a total of some 420,000 HH in the city 40% consist of Jhupri and Katcha (Source: BBS 2007).
ISSUE H5
The presence of slums is an issue of socio economic deprivation and environmental degradation.
POLICY
H5 to conduct a phased program for Upgrading Slums and Squatters
This Plan aims to improve the living and environmental conditions of these areas through land sharing and other such land management techniques as mentioned in Chapter-5.
f) New Housing Provision for all Income Groups
POLICY:
H 6A to make provision for new housing for all, with particular emphasis to low and middle income groups
The aim of the Plan is make more equitable allocation of housing resources for the LI and lower MI group including housing for industrial workers. In new sites developed by the government and private sector, provision shall be made for a range of unit sizes and income groups. On the basis of the designed population the full range of playgrounds, open spaces and other urban amenities including commercial uses shall be incorporated. With active participation of the private sector government may start a phased programme of building ownership flats with emphasis to this target group.
H 6B To make Provision for the High Income Group
The aim will be to provide various sizes of units for the high income group with high percentage of open space, landscaped gardens and other leisure spaces and facilities. Individual plots coverage will range from 10% in designated hilly sites, 30% in other hilly sites and 40 to 60% in other areas.
2.4 INDUSTRIAL AND COMMERCIAL USE
Chittagong has a unique opportunity for expanding its economic base and create employment. It has the major port of the country and is the second largest commercial and industrial centre. It has the longest established CEPZ. Two other zones - the Karnaphuli EPZ and the Korean EPZ (KEPZ are upcoming.
District-wise Chittagong receives the highest overseas remittances and therefore there is a large amount of investable funds. The development of the new airport, expansion of the EPZ’s, expansion of port activities, proposed embankment along the river and coast provides new opportunities for investment.
The Structure Plan estimates the need for 450,000 jobs within the plan period of 2015.
a) Industry
There are large public sector heavy manufacturing industries in Patenga and other estates developed by the government in Nasirabad, Kalurghat, Fouzderhat, Mohra, and Sagarika.
Table-2.2: - Major Industrial Sites undertaken by the Government Sl.
No.
Organization Scheme Area
(in acre) No. of plots Land development 1 CDA Kalurghat 200.44 58 1961-63 2 CDA Mohra 76.84 31 1962-63 3 CDA Fouzderhat/Sagarika 325.98 78 1961-62 1969-70
4 CDA Sholashahar (light industry) 42.00 37 1960-61
5 PWD Nasirabad 383.93 396 1950-51
6 CCC Sagarika 14.14 10 -
7 CCC Chandgaon FIDC Road 11.551 3 1968
8 BCSIC Fauzdarhat 32.00 159 1963
9 BCSIC Sholashahar 14.01 66 1963
10 BCSIC Kalurghat (Old) 12.00 71 1963
11 BCSIC Kalurghat (Extension) 31.54 255 1982-1983
12 BCSIC Patiya 10.54 79 1981
13 Central Govt. Patenga - - -
14 Central Govt. Fauzdarhat - - -
15 Central Govt. Kumira - - -
16 CEPZ Halishahar 560 - -
17 KEPZ Patenga 222 - -
Source: Secondary information from respective organizations.
(Note: To relate to the Structure Plan, issues and policies under Industry, Commerce, Port and Tourism is categorised under Economy. The numeral used for Policy thus relates to the Structure Plan - where already exists, while new numbers have been given elsewhere. Thus Issue and Policy numbers are not continuous)
ISSUE 1 - ECN 4
Many industrial plots are underutilized, vacant or non-functioning. Alternative and incompatible use has taken place. Pressures for more industrial sites are created when existing ones remain largely underutilized.
POLICY
ECN 04.1 The Authority will coordinate with PWD and relevant government department to ensure full utilization of serviced industrial plots at Nasirabad/Sholashahar I/A, Kalurghat I/A, Kalurghat Noxious Zone, Fouzderhat Industrial Area, Sagarika I/A, and industrial sites at Patenga.
ECN 04.2 The industries along the Karnaphuli River at Patenga have insufficient parking and waiting space for vehicles that they generate. Many have high walls, which are on the edge of roads with no plantation buffer or footpaths.
ECN 04.3 To stop speculation of serviced plots, industrial plots, if left vacant for more
than four years of allotment, should be cancelled and the ownership reverted to the government for reallocation to a prospective entrepreneur for immediate use.
ISSUE ECN 5
A number of industries have been permitted in agricultural areas in scattered locations, which are polluting the surrounding land and water canals. Examples are along the Hathazari and Chittagong Cox’s Bazar road. This is against the Policy of the Structure Plan ECN 03 and ECN 05.
POLICY
ECN 05.1 Immediate efforts must be made by the Authority / Government to stop all form
of untreated discharge into the nearby fields and khals from all polluting industries in designated areas and in isolated locations.
b) Small Scale Industries and Commercial Operations
Commerce and small manufacturing operations are intertwined with residential uses and a clear demarcation often cannot be made of this land use category.
ISSUE ECN 11
Most small-scale facilities grew up by default rather than design. The structures often have no legal permit; many are on encroached land particularly along the banks of rivers and natural khals.
POLICY:
ECN 11 Provide Assistance to Small Scale Industrial and Commercial Operations
Though about one third of the work forces are engaged in the informal economic activities (manufacturing, trade and services) this sector has been underserved by formal government provisions. Planned new areas have to be incorporated within existing uses and in new areas.
ECN 11.1 Appropriate provisions for small business and commercial enterprise should be
integrated with all formal particularly middle and low income housing development and redevelopment schemes by the government and the private sector. An area of 5 to 10% area may be devoted for the purpose.
ECN 11.2 It should be the policy of the Authority/ Government to promote the service sector for quantitative and qualitative improvement. These include:
Private educational enterprise
Computer training and other training facilities
Community centres
The following will be in designated areas only.
Automobile and other repair workshops
Construction firms
ISSUE ECN 09
Commercial development normally consists of only a narrow strip along major city roads. Due to lack of access and lack of overall area plan the rear plots are poorly developed.
ECN 9.1 A mechanism to open up privately owned areas at the rear of the front line of
roadside development has to be implemented through area development plans (See Chapter-5).
ISSUE ECN 9a
To get access to the main road plot subdivisions adjacent to major roads are long and narrow which is inefficient in character. Multiple access is created causing disruption to pedestrian and through traffic movement.
Policy
ECN 9.2 Statutory control on minimum width of plot frontage in all major roads will be
introduced by the Authority. ISSUE ECN 9b
Most commercial areas and sites suffer from lack of parking facilities. Due to inefficient subdivisions the undefined provisions in the current building rules insufficient and inappropriate provisions are made, such as parking space in the most visual part of the ground floor of the building diminishes the city’s aesthetic appeal.
ECN 9.3 Parking towers and off street parking sites have to be incorporated in major
commercial, industrial and recreational sites.
c) Low Income Economic Activity
ISSUE ECN 13
Street vendors and very small traders need to carry out their trade for survival. Unfortunately due to lack of considerations by the government for their need for space, they occupy the existing inadequate footpaths and pavements causing interference to pedestrian movement. They are routinely evicted and it is understood that they have to bribe law enforcers and musclemen, to operate.
POLICY:
ECN 13 Ensure space provision for street vendors and very small traders in the urban system
ECN.13.1 It shall be the policy of the Authority and CCC to make provision in
appropriate locations in the public open space system (which also includes pavements and footpaths) for operations of street vendors and very small traders (hawkers).
ECN 13.2 Selected guideline for their operations.
Mandatory requirement to provide say 1% of floor space or 1 vendor /1000sft in all formal shopping malls developed by the government or the private sector. (Actual allocation to be determined by the Authority). Licensed vendors shall be allowed to sell wares in specially designed trolleys in plazas, courts, public corridors and parks.
Other government and private organizations shall make such provision in designated areas where opportunity permits (courts, hospitals, stadium etc)
Additional spaces along the footpaths in appropriate locations (in the urban roads) shall be designated for street vendors. This will be an addition to the mandatory footpath space. Through a licensing system managed by the CCC, these spaces will be formally leased, with control on their operations. (solid waste generation and disposal).
Designated spaces/stalls in parks, playgrounds and other urban spaces will be carefully selected for their operations.
Certain streets may be turned into pedestrian streets on certain days for operations of street vendors and small traders.
d) Port:
Of the two ports (Chittagong and Mongla), handling the sea-borne trades of Bangladesh. The CPA accounts for 85% of imports and 80% of exports with total of about 8,500 employees. In addition, it creates employment for some 14,000 others.
Imports and exports, increased by approximately 193% during 991-92 to 2002-03 representing an annual growth rate of 6.1% compared to the average annual GDP growth rate of 5.42%.
Amongst the many serious problems affecting the port efficiency, serious demand of functional container storage and handling spaces is one of them. 80% containers are stripped in the yard and approximately 20,000-30,000 sq. m. of the container yard is devoted to the stripping of FCL containers.
ISSUE ECN 7
The port undergoes severe congestion due to high berth occupancy 80% and more, resulting in longer ship turn-around times, hence more cost to ship owners. It is estimated that 75% of ship waiting time is attributable to non-availability of berthing space.
The Structure Plan policy ECN.07 asserts that land for the expansion of the port must be made available, as it is the key to the future success of the economy.
POLICY
ECN 07.1 The port and the railway will release land other than operational land within at
least half km of the port for port functions.
This includes relocating the south colony, the port hospital, the railway hospital, the recreational clubs, north colony etc. (details in area plans) and using these lands for port use.
ECN 07.2 The naval installations at New Mooring along with its residential areas should
be considered for relocation on the south bank of the river. Port operations and expansion and expansion of the CEPZ are severely handicapped by the presence of the naval establishment. (Refer Master Plan and Trade Facilitation Study Draft Report Vol. 1, Main Text Part 1 page E 5)
e) Tourism
ISSUE ECN 12
Though tourism is the world’s single largest source of employment, Bangladesh employs only some 1% of total civilian workforce in this sector. The private sector operations could become every big in Chittagong, if government provides a favorable atmosphere.
POLICY
ECN.12 Encourage the Development of Tourism in Chittagong and in Adjacent Areas, which could use the City as a Base.
ECN 12.1 The following considerations will be made: Setting up of tourism information centres
Creating attractive public places such as parks, public plazas and other such public leisure and recreational spaces
Promoting Chittagong’s historic past and events and enhancing its cultural treasures.
Promoting religious tourism, by conserving and enhancing important Islamic, Buddhist and Hindu religious sites.
Conserving and enhancing natural settings of hills, river coasts, vegetation.
Promoting Rural Bangladesh, along with folk arts and crafts, food etc.
Establishing Regional park and Botanical Garden
Promoting weather related tourism by establishing facilities to enjoy the monsoon rains and mild winter.