Burp thesis a study on development trend of tejgaon industrial area

Thesis
PLAN 400
Date: 10/09/2015
1
Supervised by-
Dr. Afsana haque
Professor
Department of Urban and Regional Planning, BUET
Department of Urban and Regional Planning
Bangladesh University of Engineering and Technology, BUET
Anutosh Das (0915018)
Md. Abdus Salam (0915006)
Sk. Abu Taher (0915010)

OUTLINE OF THE PRESENTATION
 Background of the study.
 Outline of the methodology.
 Tejgaon Industrial Area (TIA).
 Data analysis and interpretation.
 Recommendation and Conclusion.
2
Sunday, 15th March 2015
Thursday, 10th September 2015

BACKGROUND OF THE STUDY
3
Developed by the PWD 1950
1959
1968
1971
1995
2005
Proposed as an “Industrial
District” in Master plan of
DaccaDIT planned this area as a
light industrial area
Gone through a massive
unplanned development
According to DMDP, non
industrial land uses
(commercial, residential,
office etc.) have increased Commercial use had been
increased whereas industrial
use had been decreased
gradually.
2014
Government has recently
decided to turn the area into a
commercial cum residential
district
Fig: Flowchart of development history of Tejgaon Industrial areaThursday, 10th September 2015

4
Rationale of the research:
 Nowhere in the master plan of Dhaka city(1959) or DMDP structure plan,
urban area plan or DAP, there exists a single government policy or proposal
to develop or plan residential use in Tejgaon industrial area.
 Further the study of Khan et al. (2005) supports the emerging commercial
use in the place of light industries in the study area.
 So in this circumstances, the study wishes to explore the development
trends of the study area.
BACKGROUND OF THE STUDY

5
HISTORICAL BACKGROUND
Fig: Land use of Dhaka in
Mughal period
(Source: Nilufar, 2010)
Fig : Land use of Dhaka city in 1962
(Source: Khan et al, 2005)
Fig : Land use of TIA in 2005

OBJECTIVES
6
 To prepare a land use inventory of Tejgaon industrial area.
 To investigate development trends of Tejgaon industrial area based
on land use variables.

SCOPE AND LIMITATION:
7
Scope of the study:
 The study results in documentation of detail existing land use information of the
study area.
 Serves the purpose of scrutinized analysis of the existing land price and
ownership pattern of the study area.
 Identification of the changes in the land use pattern and trend of development.
 Act as base line study for any future development plan related to the study area.

SCOPE AND LIMITATION:
8
Limitation of the study:
 Sub division of plot make it difficult to locate the holding number from the
previous map.
 Because of inadequate land use information of previous year, change in some
variables can not be calculated.
 Unavailability of updated statistical database related to the study area:

METHODOLOGY:
10
Data was collected both from Primary and secondary sources by means of
Physical observation
Questionnaire survey
Literature works
Primary data includes:
Land use inventory: land parcel as plot size, ownership and price of the plots.
Existing structure including structure type, ground coverage, number of stories,
number of units at each floor, area and use of each unit or floor.
Secondary data includes:
 Earlier land use information of TIA from the study of Khan et al, 2005 and
database of 2009 from Dhaka City Corporation.

METHODOLOGY:
11
Collection of land use information:
Each of the 430 plots of the study area was surveyed through physical
observation.
Collection of Land ownership and land price database:
 Surveying corresponding owner or the caretaker each of the 430 plots of the
study area for collecting the land price and ownership database.
 Land price was verified by interviewing key informants- Ward Commissioner.

Tejgaon Industrial Area (TIA):
13
Fig : Dhaka city Map
Fig : Location map of Tejgaon industrial area (Source: Google map)
(Source: Website)

TEJGAON INDUSTRIALAREA (TIA)
14
Area: 500 acres.
Location: Bounded on the North of Mahakhali Gulshan Road, On the South by
Begunbari area, on the East by Begunbari Khal and on the West by Dhaka-Tongi
rail lines under Tejgaon Industrial area thana.
Total Population: 146,732 (BBS, 2011) .
Total plots: 430.

16
EXISTING LAND USE INFORMATION OF TIA
List of variables Minimum Maximum Mean Std. Deviation
Size of the plot
( Measurement Unit-Katha)
.50 200 20.40 19.62
Ground coverage
( Measurement Unit-Katha)
.50 90 14.94 12.01
Number of stories 1.00 20.00 4.11 3.08365
Number of unit at each floor 1 8 1.88 1.01
Table: Descriptive Statistics of different variables associated with land use of TIA

17
 There exists a large variation in size of the plot in the study area and the size
varies between .5 katha to 200 katha.
 The average size of the plot is about twenty katha. Whereas average ground
coverage of plots is about fifteen katha .
 It implies that on an average about seventy percent space of any plot is utilized
by the structures built on it.

18
Table: Relationship between plot size and land use of the plot in 2015
Land use of the plot in 2015
Residential Institutional Commercial Industrial Service category
Plot size
(measurement
Unit-katha)
0-4
% within plot size
38.9%
11.1% 36.1% 11.1% 2.8%
5-14 21.9% 15.9% 36.4% 20.5% 5.3%
15-25 9.4% 10.4% 27.4% 44.3% 8.5%
25-50 2.1% 14.4% 26.8% 51.5% 5.2%
>50 0.0% 29.6% 18.5% 44.4% 7.4%
 Most of the average (around twenty katha) and over sized plots (greater than fifty
katha) are occupied by the industrial land uses .
 Most of the commercial and residential land uses occupies small sized plots within
the study area.

19
38%
39%
19%
4%
1-2
3-5
6-9
10 and above
Fig: Distribution of existing building of different height (number of stories)
Structure height varies between one storey to twenty stories.
Most of the existing buildings are under five stories.
There exist a few proportions of high rise buildings in the study area.

20
Table : Relationship between number of stories and land use of the plots in 2015
Residential Institutional Commercial Industrial Service
category
Number
of stories
1-2
% within Number of
stories
4.4% 12.6% 45.3% 31.4% 6.3%
3-5 22.4% 18.6% 19.3% 32.3% 7.5%
6-9 22.2% 11.1% 17.5% 44.4% 4.8%
10 and
above
1.7% 6.6% 11.6% 9.7% 0.0%
Most of the buildings with commercial and industrial land uses within the
study area are of high rise categories.
The height of structures with residential, institutional and service category
land uses mainly varies between single to five stories.

21
95%
Pucca Semi-pacca Under construction
Fig: Distribution of different types of structure in Tejgaon industrial area
 Pucca structures constitutes the major proportion of existing structures in
Tejgaon industrial area.
 There exist a few numbers of semi pucca structures within the study area
and no katcha structures observed during the field survey, 2015.

22
33%
34%
14%
14%
5%
Industrial
Commercial
Residential
Institutional
Service category
Fig: Land use pattern of Tejgaon industrial area (on the basis of number of plot)
EXISTING LAND USE PATTERN BASED ON DISTRIBUTION OF PLOTS
 A significant proportion of existing land uses are constituted by the
industrial and commercial land use.
 Residential development in this area is not prominent still now the
industrial and commercial land uses dominates the area.

EXISTING LAND USE PATTERN OF TIA
23
Fig : Existing land use pattern of Tejgaon Industrial Area
(Source: Field survey, 2015)
Land use

24
42.71%
31.25%
12.50%
13.54%
Industrial
Commercial
Residential
Institutional
Fig: Land use pattern of Tejgaon industrial area (on the basis of total floor area)
EXISTING LAND USE PATTERN BASED ON TOTAL OCCUPIED FLOOR AREA
But the total floor area covered by the industrial land uses is higher than
the commercial one.
Commercial developments within this area are mainly encouraged by
vertical expansion.
As a result the impact of the industrial activities in Tejgaon industrial
area is greater than those of commercial activities.

25
DISTRIBUTION OF DIFFERENT LAND USE OF THE PLOT
22%
8%
20%1%
31%
12%
6%
Chemical industry
Food industry
Pharmaseutical
Industries
Warehouse
Garments industry
Electrical and electronic
equipment production
industry
Metal industries
Fig :Different category of industrial land use
42.71%
31.25%
12.50%
13.54%
Industrial Commercial Residential Institutional
Fig: Distribution of different land use (based on floor area occupied)

19%
17%
2%
12%
20%
9%
5%
3%
8%
5%
Bank
Automobile showroom
Restaurant
Export oriented business
Printing press
Retail shop
Informal market place
Shopping complex
Vehicle service centre
Electrical and electronic
equipment wholesale centre
26
DISTRIBUTION OF DIFFERENT LAND USE OF THE PLOT
42.71%
31.25%
12.50%
13.54%
Fig :Different category of commercial land use

27
DISTRIBUTION OF DIFFERENT LAND USE
Fig :Different category of residential land use
42.71%
31.25%
12.50%
13.54%
28%
8%62%
2%
Staff quarter
Dormatory
Family housing
Industrial worker
mess

42.71%
31.25%
12.50%
13.54%
28
DISTRIBUTION OF DIFFERENT LAND USE
Fig :Different category of institutional land use
57%
32%
8%
3% Adminstrative office
space
University/ college
School
Mosque

29
52%
23%
5%
21%
Private
Group property
Leasehold property
Government or Khas
land
Fig: Existing ownership pattern of land in Tejgaon industrial area
EXISTING OWNERSHIP PATTERN OF TIA
 In Tejgaon, “Private property” constitutes significant proportion of the
different existing land uses.
 The share of “Leasehold property” is quite diminutive in this area.

30
Table: Relationship between Land use and Ownership of the plots in 2015
Ownership of the plot in 2015
Private property Group property Leasehold property Govt. property or khas land
Land use of
the plot in
2015
Residential
% within Land use of the plot
in 2015
70.7% 6.9% 5.2% 17.2%
Institutional 23.0% 8.2% 1.6% 67.2%
Commercial 56.6% 27.1% 7.8% 8.5%
Industrial 49.3% 36.1% 2.1% 12.5%
Service category 16.7% 8.3% 37.5% 37.5%
Most of the residential, commercial and industrial land uses of this area are
under private ownership.
 A significant portion of industrial land uses are also group property.

31
LAND PRICE DISTRIBUTION IN TIA
 The price of the plots in Tejgaon industrial area varies between thirty lakh
to ninety lakh BDT per katha unit.
 The average price of land is around fifty eight lakh BDT per katha.
Table: Descriptive Statistics of price of land (BDT. Lakh per katha)
Number Minimum Maximum Mean Std. Deviation
Price of the plot (BDT
lakh per katha)
430 30 90 57.98 7.02

32
LAND PRICE DISTRIBUTION IN TIA
0
10
20
30
40
50
60
70
80
30-41 42-53 54-65 66-77 78-90
Percentageofplots
Market value of land(BDT lakh per katha)
Fig: Distribution of plots according to land price in Tejgaon industrial Area
 Most of the market price of land in Tejgaon industrial area varies between fifty four
lakh to sixty five lakh BDT per katha and covers maximum proportion of Tejgaon
industrial area.

SPATIAL VARIATION IN LAND PRICES IN 2015
33Fig: Land price of different plots of Tejgaon industrial area in 2015
Legend
(Land prices)

34
 The highest priced plots in this area are situated at first row on both sides along
Shaheed Tajuddin Ahmed Avenue.
 Most of the commercial and industrial land uses along this road exhibit high
market price comparative to other land uses as institutional or service category land
uses.
The reasons behind this is that most of the institutional land uses along this road
are under government ownership and service category land as petrol pump fall
under leasehold properties.
The price of plots near Hatirjheel at kunipara and Begunbari area along
Hatirjheel-Gulshan link road is lowest among prices of all other plots in this area.
SPATIAL VARIATION IN LAND PRICES IN 2015

35
Table: Relation between Land use and price of the plot in 2015
Residential Institutional Commercial Industrial Service
category
Price of plot
(In lakh BDT)
30-41
% within Price of plot
75.0% 0.0% 12.5% 12.5% 0.0%
42-53 23.4% 10.9% 37.5% 23.4% 4.7%
54-65 12.7% 15.8% 25.0% 39.6% 7.0%
66-77 0.0% 18.8% 75.0% 6.2% 0.0%
78-90 20.0% 20.0% 40.0% 20.0% 0.0%
Most of the highest price plots in the study area are occupied by commercial
land uses.
The maximum proportion of minimum priced land (price varying between thirty
to forty one lakh BDT per katha) of the study area is under residential land uses.

36
0
5
10
15
20
25
30
35
40
45
1948 1959 1987 1995 2005 2009 2015
Percentage
Year
Industrial plot
Commercial plot
Fig: Growth of industrial and commercial land use in TIA
DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA
(Source: Khan et al, 2005; DCC, 2009; Field survey 2015)

37
GROWTH OF INDUSTRIALAND COMMERCIAL LAND USE
 The development trend of Tejgaon was mainly industrial and establishment of
industries increased up to the period of 2005.
 But the recent trend of industrial development is declining due to increased
commercial development, relocation of heavy industries, strategies for reduction
of pollution etc.
 As stated in DMDP, being close to the core of Dhaka city Tejgaon attracts
numerous commercial activities in this area.
 Thus there exists an increasing trend of commercial activities and the rate of
growth of commercial activities in this area greater than that of industrial one.

38
Table: Change in land use of the plots in TIA between 2005 and 2015
Land uses of the plot in 2015
Residential Institutional Commercial Industrial Service category
Land uses of the
plot in 2005
Residential
% within land use of the plot in 2005 35.0% 10.0% 30.0% 25.0% 0.0%
Institutional
Commercial
Industrial
Service category
Total % within land use of the plot in 2005 11.5% 10% 37.5% 36.8% 4.2%
(Source: Khan et al, 2005; Field survey ,2015)
CHANGE IN LAND USE ON THE BASIS OF NUMBER OF PLOT
 Major changes has occurred in commercial and industrial land uses of the area
between the 2005 and 2015 year period.
 Most of the industrial and institutional land uses that existed in 2005 have been
converted into commercial land uses by the period of 2015.

CHANGE IN LAND USES BETWEEN 2005 AND 2015
39
Land use
Land use
Fig: Land use map of Tejgaon industrial area in 2005 Fig-: Land use map of Tejgaon industrial area in 2015
(Source: Khan et al, 2005) (Source: Field survey, 2015)

40
Fig: Change in land use pattern based on total plot area occupied
CHANGE IN LAND USE ON THE BASIS OF PLOT AREA OCCUPIED
0
5
10
15
20
25
30
35
40
45
50
Commercial Industrial Institutional Residential
2005
2015
(Source: Khan et al, 2005; Field survey 2015)

41
There exists a massive transformation in industrial and commercial
land uses of Tejgaon industrial area between 2005 and 2015 year period.
Both land use has increased in the year of 2015 in comparison to the
period of 2005.
Very diminutive or no variation is exhibited in the residential or
institutional land uses of this area.
CHANGE IN LAND USE ON THE BASIS OF NUMBER OF PLOT

42
Table: Modification in structure type of the buildings between 2009 and 2015
Structure type of the buildings in 2015
Pucca Semi-Pucca Under construction
Structure type of the
buildings in 2009
Pucca
100.0% 0.0% 0.0%
66.4% 0.0% 0.0%
Semi-Pucca
72.2% 22.2% 5.6%
20.3% 88.9% 50.0%
Katcha
84.6% 0.0% 15.4%
8.6% 0.0% 50.0%
Under
construction
85.7% 14.3% 0.0%
4.7% 11.1% 0.0%
(Source: DCC, 2009; Field survey ,2015)
CHANGE IN STRUCTURE TYPE BETWEEN 2009 AND 2015

43
CHANGE IN STRUCTURE TYPE BETWEEN 2009 AND 2015
 The structural condition of the buildings in Tejgaon industrial area has
changed a considerable amount throughout the period of 2009 to 2015.
 Percentage of “Pucca” building has been increased in the area compared to
that of 2015.
 There exists no “Katcha” structures in the area and most of the buildings
under construction in 2009 have developed as “Pucca” buildings by the period
of 2015.
 The basic reasons is the growing trend of commercial development in the
area supports the over increasing growth of “Pucca” structure in the area.

44
Fig: Change in structure height in Tejgaon Industrial area
(Source: DCC, 2009; Field survey 2015)
0
5
10
15
20
25
30
35
40
45
1-2 3-6 7-10 >10
Percentageofbuilding
Structure height(No. of storey)
2009
2015
CHANGE IN STRUCTURE HEIGHT BETWEEN 2005 AND 2015

45
CHANGE IN STRUCTURE HEIGHT BETWEEN 2009 AND 2015
 With continuous rapid development there exists a rising trend of high rise
building in Tejgaon industrial area.
 Basic reason is the location of the Tejgaon industrial area at the core of
Dhaka city.
 The share of high rise building has increased in the Tejgaon industrial area
than that of in the period of 2009.

MAJOR FINDINGS OF THE STUDY
47
 A massive transformation has occurred in industrial and commercial land uses of
Tejgaon industrial area.
There exists an emerging trend of commercial uses in the place of industrial
activity and the rate of growth of commercial activities in this area greater than that
of industrial one.
A little or no variation is observed in the proportion of residential and service
category land uses in this area.

48
 In Tejgaon, “Private property” constitutes significant proportion of the different
existing land uses and the share of “Leasehold property” is quite diminutive in this
area.

49
 Existing land price in Tejgaon industrial area is considerably high comparing to
other areas of Dhaka city.
Most of the highest price plots in the study area are occupied by commercial
land use.
The maximum proportion of minimum priced land (price varying between thirty to
forty one lakh BDT per katha) is under residential land uses.
 Percentage of “Pucca” building has been increased in the area and there exists a
rising trend of high rise building.

CONCLUSION
50
Tejgaon was initiated as a planned industrial area in 1968.
But gradually due to excessive pressure of ever growing population and their
increasing demand, absence and enforcement of proper land use control the physical
characteristics of this area has changed a lot from the state as it was designed by
Dhaka Improvement trust (DIT) in 1968 .
As a consequence the location of such an industrial area is quite not justifiable in
the core of Dhaka city which as indicated in the DMDP Detail Area Plan (gazetted in
2010).

CONCLUSION
51
The study recognized a growing trend of commercial activities in Tejgaon
industrial area.
At present private property constitutes major share of different land uses in this
area. As a major outcome, state control on further development of Tejgaon industrial
area will be reduced to a great extent unless and until strict development control is
followed to the land use practice of this area.
Private land owners can continue haphazard and unplanned development to
maximize their personal interest.
In the absence of proper land use control, the growing trend of commercial
development may furthermore results in such development which may deteriorate
and more unlikely to collapse the entire cityscape.

RECOMMENDATION
52
As a consequence this study strongly recommends the introduction and
enforcement of strict development control in context of any existing and
further development initiative associated with Tejgaon industrial area to
fabricate a better and more livable cityscape.

REFERENCES
53
1. BBS (2011) “Population census community series”, URL: http://www.bbs.gov.bd/PageWebMenu
Content.aspx?MenuKey=337 accessed on 13/03/2015.
2. BPA (2013) “Bangladesh Psychological Association”, URL: http://bpa.org.bd/Dhaka%20City%20
Map.html accessed on 13/03/2015.
3. Google map of TIA (2014) URL: https://www.google.com.bd/maps/place/Tejgaon+Industrial
+Area,+Dhaka/@23.7623915,90.4038924,15z/data=! accessed on 13/03/2015.
4. Khan, B. M., Islam, R. M. and Jahan, I.(2005) “Changing land use pattern of Tejgaon industrial
area and its impact on surrounding areas” Unpublished BURP thesis, URP, BUET.
5.Nilufar, F. (2010) “Gardens, Parks and Open Spaces in Capital Dhaka: Mughal Period”,
URL:http://www.academia.edu/245119/Gardens_Parks_and_Open_Spaces_in_Capital_Dhaka_
Mugh_Period accessed on 31 august 2015.

Burp thesis a study on development trend of tejgaon industrial area

Burp thesis a study on development trend of tejgaon industrial area

Recommended

Recommended

More Related Content

Similar to Burp thesis a study on development trend of tejgaon industrial area

Similar to Burp thesis a study on development trend of tejgaon industrial area (20)

Recently uploaded

Recently uploaded (20)

Burp thesis a study on development trend of tejgaon industrial area