REVITALISATION OF PEOPLES FIVE STORIED

HOUSING, KHULNA, BANGLADESH

Healthy Living for the Economically Disadvantaged

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ABSTRACT
Revitalizing of urban mass housing community is a rare term in developing country like Bangladesh. But in
Bangladesh most of the housing facilities are developed without much planning intervention. A planned and welldesigned housing mass provides a favorable environment for human resource development. Revitalization can help
to develop this type of housing in a planned way. This study is about revitalization of a mass-housing scheme located
in the Khalishpur industrial estate of Khulna city in Bangladesh. The project was initiated to accommodate jute mills
worker close to their working place. Most of the buildings of this study area were constructed in 1977s. The
buildings were poorly maintained and physical conditions of the houses do not satisfy safety standards of living.
Again, the services and facilities associated with the houses are not satisfactory. The study has attempted to
investigate the existing housing condition of the study area, analyze the socio-economic circumstances of the
inhabitants, explore the potentials for a revitalization scheme and finally suggest some guidelines and design
intervention for solving the problems and improving the housing condition in this locality. A sub-standard housing
area with poor water and sewerage facilities, or lack of access to income earning opportunities, can contribute to
low family income, poor health and poor environment. Well-planned housing, on the other hand, can increase
national productivity, economy of urban space, and minimize the cost of urban infrastructure. Housing should be
given proper priority, since together with education, better nutrition, improved health service and other social
services, it fosters the development of human resources. Good housing can help to raise the productivity of a
countries labor force and accelerate a countrys development process. In this study, sustainable development of the
housing locality is the prime concern, which can achieved through revitalization of this community. Sustainable
development is conceived to be anchored on three pillars, which are to evolve concomitantly on sustainable factors,
namely, economic, social and environmental; and to be centered on the human being, implying that the process of
sustainable development is necessarily inclusive and should promote unity in cultural and other forms of diversity.
Well-established, inhabited housing estates provide an opportunity to better understand the social as well as built
environmental and economic components of sustainability. Sustainable development also invokes intra- and
intergenerational equity, i.e. equity among and within nations at the present time and the management of natural
and other resources such that while the present generation meets its needs, the future generations can meet theirs
too.

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Contents
Abstract
Table of contents
List of Maps and Figures
Abbreviations

I
II
V
VI

Chapter 1: Introduction
1.0 Introduction

1.1 International issues related to mass housing

1.2 The issues in Bangladesh
1.3 The scope of this scheme international implication

2
3
3

2.0 The Background: National and City level

2.1 Urbanization and population
2.2 Housing needs and supply in Bangladesh
2.3 City Level
2.4 Public Housing issues

6
6
7
7

Chapter 3: Understanding the site

3.1 Introduction to the site
3.2 Location of the Study Area
3.3 Site and surroundings
3.4 Key feature of the existing site
3.5 Revitalization issues
3.6 Visual Identification
3.7 Key Social and economic characters of the site
3.8 Dimensions considered for site analysis

10
10
12
13
14
15
18
22

Chapter 4: Revitalization proposal

4.1 Revitalization of mass housing: Peoples five stored colony

24

4.2 Design Rationale

4.3 Site specific planning and design guidelines
4.4 Justification for whole regeneration

25
26
31

Chapter 5: Financing and Implementation

5.0 Financial feasibility
5.1 Cost of the project
5.2 Cost recovery process
5.3 Implementation

33
33
33
34

II

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Chapter 6: Ownership, maintenance and Policy Implications

6.1 Ownership
6.2 Maintenance
6.3 Policy and concepts
6.4 Policy implication of related institution
6.5 Institutional set-up of implementation
6.5 Before-after comparison

36
36
36
38
39
39

Conclusion
Bibliography

42
44

III

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List of maps
Map 3.1: Layout map of the site

10

Map 3.2: Location of the site

11

List of Figures
Figure 3.1: Existing facilities around site

12

Figure 3.2: City settings with respect to site

13

Figure 3.3: Morphological change of the site

14

Figure 3.4: Aerial image taken from Google earth

15

Figure 3.5: The building pattern is main multi story

15

row housing dilapidated condition of building

12

Figure 3.6: Dilapidated condition of buildings and there is no scheme for maintenance

15

Figure 3.7: Abandoned building

16

Figure 3.8: Built illegal slum in open space and very dark condition inside corridor

16

Figure 3.9: Narrow streets

16

Figure 3.10: Waste dumping in open space and open drain

16

Figure 3.11: Cooking place

17

Figure 3.12: Unhygienic environment and very unsanitary latrine

17

Figure 3.13: An analytical overview of existing spatial features of the site

18

Figure 3.14: Age-sex Pyramid of the study area.

18

Figure 3.15: Occupation pattern of the site

19

Figure 3.16: Monthly income of the earning member

19

Figure 3.17: Educational status of the site.

19

Figure 3.18: Family size of the study site

20

Figure 3.19: Changing pattern of families over time

20

Figure 3.20: Religious status of the site

20

Figure 3.21: Duration of living in the site

20

Figure 3.22: Advantages of living in this area

21

IV

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Figure 3.23: Disadvantages of living in this area

21

Figure 4.1: A conceptual sketch of the site

24

Figure 4.2: Provide canopy and intermediate tree to create green feelings

27

Figure 4.3 : South faces building plan to best utilize the sunlight and wind.

27

Figure 4.4: A portion of landscaping of the site

28

Figure 4.5: Walkways are provide along playground, lake and community park

28

Figure: 4.6: Proposed land use

29

Figure: 4.7 A conceptual 3D of the site implementation Guidelines

30

Figure 5.1: The cost of different section

34

Figure 5.1: Cost recovery plan

34

Figure 5.2: Phase I, 15% of plan will implement in this phase

34

Figure 5.3: Phase II, 45% of total plan will implement in this phase

34

Figure 5.4: Phase III, total 40 of the plan will implement in this phase

34

Figure 6.1: Policy implication of related organization

38

Figure 6.1: Possible organizational setup for financing mass housing

39

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1
Introduction

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1.0 Introduction
As a developing country with massive population and
poor economic situation, Bangladesh is facing an
immense difficulty to ensure adequate housing for all
or affordable housing for all. Moreover, the
governments housing policies are often debating and
confusing (Rahman, 1996). Due to the lack of
sustainable development program, a lot of unplanned
and undeveloped residential areas have grown in this
country (Khanam, 2004). In Bangladesh, the concept of
mass, social or public housing program is generally not
established. But government organization built several
employees housing for the government service
holders. In some cases, foreign organization such as
UN-HABITAT and UPPRP initiated some housing
program, especially for the lower and middle class
peoples who are not eligible for ensuring affordable
housing. But those building were developed without
consulting the local residence of that places and it built
many years ago, which is now in dilapidated situation.
For these reason, these are not sustainable in terms of
social, environmental, economic and other aspects. But
proper revitalization plan can make those communities
more functional and sustainable. The process of
making something grow, develop, or become
successful again is called revitalization. Urban
revitalization of mass housing is one kind of
renaissance which refers to bringing something back to
life, public attention, or vigorous activity from an urban
mass housing community. The new revitalize area will
be more healthy and sustainable for living. For suitable
understanding of revitalization, first we have to know
Urban Vitality. Lynchs concept of urban vitality is a
measure of environments contribution of sustenance,
safety, consonance. If these qualities of a cities
environment are declined then it needs to be
revitalized. Revitalization means- Reutilization of
urban space for people (Ashraf, 2009). It is measured
by the form of urban reclamation.
Khulna is well known as an industrial as well as
divisional city of Bangladesh. It has a population of 1.44
million (BBS, 2001). Several types of heavy as well as
small and supporting industries have been established
here in the 1950s due to its suitable geographic
location. After the independence in 1971, the city
became the heart of industrial and commercial
activities in the southern region of Bangladesh (Ashraf,
2009). These industries provide housing facilities to its
workers, which go a long way to solve their housing

problem, especially for the low income group. Decline

of industries aggravated the socio-economic and
physical conditions of the industrial areas especially the
workers living places and the surrounding areas of the
industrial belt. Partial or full closure, lease out, and layoff of the industries have made thousands of workers
jobless and other hundreds of retailers to close their
business who are basically dependent on the
industries. Most of the industrial workers are in low
income group. Bangladesh is an underdeveloped
country and its economy doesnt permit to supply
planned residential area for all the low income people
(Roy,T.K 2013). The number of units required for the
low income people are not sufficient, a huge number of
residents living together with high population density
in the low income housing estates. The poor quality of
housing that provided by the government authority is
apparently more serious than the number of units
required. Most of the residential buildings were built in
an unplanned way. An unplanned residential area can
develop only through the needs and necessity of its
inhabitants. But recently of this housing estates need
to revitalize for developing sustainable living condition.
The present study investigates the existing housing
situation of the peoples five stored colony and the
reasons of insufficient services and facilities. This study
introduces several innovative ideas, policy measures
and design solution for revitalizing of peoples five
stored colony.

1.1 International issues related to mass housing

Urban regeneration has been accompanying urban
development since the earliest human settlement.
Several decades experience and billions of dollars
forced the decision makers to realize the importance of
urban image, quality of life, and urban environment,
which were recognized as prerequisites and catalysts
for the economic development of cities. In this
circumstance squares have been involved in urban
regeneration projects to create symbol of the city and
to provide space for residents, and have been proved
to be effective for urban regeneration by many
western countries (Mimi Li, 2003). Mass housing is the
provision of large number of housing units for a
selected or prospective group of people or in some
case the general public. According to Oxley (2000)
Western European housing policies were geared in the
aftermath of the Second World War to reducing

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housing shortages. Furthermore housing production

was clearly an aim of policy in most countries in the
1950s and 1960s, social housing systems developed in
response to shortages.
The development history of affordable housing showed
that western countries and eastern countries are in
different situations and cannot share the same policies.
The affordable housing system development started
very early in U.S. and Europe, but in Asian countries, it
started from the middle of 20th century. Some of the
high developed countries and areas in Asia like
Singapore and Hong Kong started their affordable
housing project from 1950s, which was quire early in
Asian area. In the recent decades China government
made very hard efforts to develop affordable housing
for the low-income householders in order to keep the
growth of society stable (Jingchun Lin, 2009). While
mass housing is still policy in some countries today, the
majority built earlier at a historic milestone. This
housing stock is now occupied by lower income groups
who are unable to mobilize the resources or organize
themselves to address the governance, management
and maintenance needs (Urban revitalization of mass
housing by UN-HABITAT).

1.2 The issues in Bangladesh

Bangladesh is one of the most densely populated
countries in the world with a population of 139.25
million (BBS 2011) in a land mass of 147,750 sq. km. At
the current rate of growth, the ever increasing
population of Bangladesh (currently 139.25 million) is
expected to reach 206 million in 2025. It is estimated
that more than half of the population will live in urban
areas by the year 2025 (Bangladesh Urban Forum,
2011). The challenges of urbanization are compounded
by the current inefficiency of the rule of law. It is the
result of inappropriate exercise of law that leads to the
corruption, violence, and other social ills which plunge
urban civic life into uncertainty and insecurity. It
creates a lot of problems for the lower and middle
income people of this country. Housing problem is one
of the major problems among them. The scarcity and
high cost of resources, and low affordability of the
majority people, lack of proper cost-effective solution
make the housing problems remote. The government
as early as in the mid-1980s admitted that the
majority's housing needs were not properly addressed
while the rich availed most of the opportunities(MOP,
1985). Yet the situation was not alleviated much as the

public housing programs, chiefly consisting of sitesand-services schemes and staff houses, were grossly
inadequate compared to the huge need and
misdirected with respect to those who needed those
(Rahman, 1996).
The urban land administration is complex. The Land
Law that regulates urban land tenure allows two
systems of land ownership freehold and leasehold
titlefor public and private land management, which is
guided by the Transfer of Property Act of 1882 and the
Registration Act of 1908. These laws are so complex
that it is very difficult to interpret and make use of
them without legal advice. Moreover, urban land use is
regulated by the Pourashava Ordinance 1977 and the
Town Improvement Act 1953, which are both
outdated. The National Housing Policy (1993), which
has satisfactory guidelines to serve the urban poor, is
still not taken into consideration for public action. The
existing legal framework is highly exclusive, unpractical
in many instances and hardly benefits the poor.
Complex and insufficient land law are one of the major
problems for housing scarcity for the low income
people.
There is also a lack of institutions and legislation to
support the sector generally and to direct and control
migration and urbanisation, manage land, and create
an environment to develop affordable housing, easily
accessible resources, and participation of the private
organizations particularly. High levels of poverty,
frequent natural disasters and ready international
support enhanced their presence (ADB 1996). The
funds for their activities have risen significantly as
many donors show confidence in them (Sakhawat &
Hussain, 1991).
1.3 The scope of this scheme international
implication
In defining the scope of regeneration activity it is
important to reflect and incorporate the current thrust
of regeneration policy as it has evolved over recent
years in different countries and thus its main
dimensions. It is also necessary to consider the
diversity of regeneration activity and ensure that each
element is classified in an appropriate manner that
recognizes the contribution it makes to both people
and places (Regeneration Economics paper 7: Volume I).
According to Knox (n. d.) the election in 1945 of a Labor
Government in Scotland brought about an extensive
plan of housing construction. It stated that the 1950s
and 1960s brought about the problem of overcrowding

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and poor amenities and these were largely solved by

the construction of mass housing estates and high rise
buildings. According to Onder (2007), In Turkey rapid
increase in population and urbanization are considered
the major causes of the housing problem, another
factor is the occurrence of big earthquakes in recent
years. The population increase in Seoul from 2.45
million in 1960 to 10.60 million in 1990 was not
matched equally with housing increase, (Kwon and
Kim, 2006). They said necessitated the construction of
mass housing in Seoul and this was done in apartment
pattern. The deficit of housing in Brazil is also as a
result of population growth and according to Leite,
Miron and Formosa (2005). Seven million families
need new homes in Brazil. In meeting this demand it
further stated that the government of Brazil has
created a wide range of housing provision schemes
that includes both the public and private sector in
housing estate development. The history of mass
housing in Belgium can be traced to the period 1850 to
1900 when Brussels population grew from 260,000 to
760,000 thereby giving rise to huge housing deficit
(Eger, 2007). Population increase in urban centers and
cities is responsible for the housing shortages that are
witnessed. This means that the main aim in the
development of mass housing as practiced by these
countries was as a result of the need to address
quantity need. In USA, the number of low-income
renters is growing, while the number of affordable
apartments is shrinking. In 2009, there was a shortage
of 5 million affordable apartments for low-income
people who needed them. At the last national
estimate, 80,000 families were homeless on any given
night. Families with children are the fastest-growing
percentage of the homeless population, because of
rising unemployment, falling wages and the shortage of
affordable apartments (Social Housing in the UK and US
by Michael E. Stone).

of all housing in Indonesia is constructed informally,

with minimal access to formal financial markets. In
Morocco, two surveys found that 88% of households
have or are planning a productive activity in the home
and more than 83% of households want to take a loan
to finance home improvement, but 93% of households
did not have access to formal finance and had to resort
to other means (Financing urban shelter by UNHABITAT, 2005).
Developing country like ours facing many problem like
absence of clear property and security rights,
mandatory Governors consent for all land
transactions, Inefficient land management system, high
cost of land transactions, premium barrier, slow
change in use of public land, acute shortage of housing
stock, Inadequate scale of delivery, absence of quality
assurance framework, fragmented industry, artisanal
construction, absence of community management to,
high interest rates reflecting risk and source of funds,
absence of long term mortgage finance, housing
delivery models not replicable projects carried out in
silos, no foreclosure laws , lack of institutional depth,
affordability gap etc. our revitalized will show the way
how to improve the condition and how to ensure
sustainability. It can be implemented in other counties
who have housing problems.

Already the pressure for housing finance is being felt all

over the world. In Peru, 82% of the 8 million people
living in greater Lima are classified as poor. At least half
of poor households and 60% of the poorest households
express a strong desire to expand or improve their
home within the next 12 months. Only 10% 15% are
borrowing from formal or informal sources. In
Indonesia, during 2000, the countrys urban population
of 85 million already represented 40% of the total. By
2010 it will represent 50%, with 120 million people.
Annual projections for housing needs for the next ten
years are approximately 735,000 new units and
additional 420,000 in need of improvement. 70% 80%

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2
National and City Context Analysis

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2.0 The Background: National and City level

Bangladesh is a developing country in the world. The
trend of population explosion in the developing
countries will surely prevent any substantial
improvements in living standards there as well as
threaten people in stagnant economies with worsening
poverty (Moreno et al., 2008). In this consequence,
cities are currently home to nearly half of the worlds
population and over the next 30 years most of the twobillion-plus people increase in global population is
expected to occur in urban areas in the developing
world (Cohen, 2006). In Bangladesh population
explosion rate is too high. But land is very scarce in
respect of population growth. As a result, housing
provision for low income people is one of the difficult
tasks in recent times. Again urbanisation rate is
increases day by day. People from rural areas to urban
areas come for searching livelihood.

2.1 Urbanization and population

Urbanization in developing countries can be explained
as the result of enormous population growth caused by
natural increase and rural to urban migration (United
Nations, 2011). Rural-Urban migration in developing
countries has been prompted by a variety of events
not so much the pull of city life in it, but often the push
of economic circumstances in the countryside, such as
debt, natural disasters, landlessness, lack of
employment opportunity (UN-HABITAT, 2001b). Rural
urban migration causes cities population growth in
Bangladesh. Thus the population distribution in this
country shows higher concentration of the migrant and
urban population in larger metropolitan areas than the
non-metropolitan cities.
At national level
Rapid urbanization has become an acute problem for
the country. The rate of urbanization is estimated to be
5-6% for Bangladesh (REHAB, 2004). About 25% of the
people of Bangladesh is now living in urban areas and
34% will be living by 2015 (REHAB, 2004) and 50% by
2025 (Singha, 2001). The level of urbanization and
share of national urban population along with total
urban population for each of the six divisions reveals
that Dhaka Division overwhelmingly holds the highest
rank in all the census years both for level of
urbanization and share of national urban population
(Rouf and Jahan, 2009). On the other hand, the rank of
Sylhet Division was the lowest for both of the above-

mentioned cases. From 1961 to 1981 the level of

urbanization of the divisions of Dhaka, Chittagong and
Khulna remained above the national level. But in 1991
Khulna dropped from the status with a narrow margin.
The rank of level of urbanization for all the Divisions
remained same for the census years of 1961 and 1991
with descending order as Dhaka, Chittagong, Khulna,
Rajshahi, Barisal and Sylhet Division. In 1974 Khulna
Division occupied the 2nd position and Chittagong
scored the 3rd position but in 1981 they interchanged
their positions.
At city level
Khulna is the third largest metropolitan city of
Bangladesh. It is situated below the tropic of cancer,
around intersection of latitude 22.490 north and
longitude 89.340 east. The physical shape of Khulna city
is controlled by its geo-physical conditions. It is linear
shaped city extending from southeast to northeast
along the Bhairab-Rupsha River. Total area of the
Khulna city is 42.04 sq. km. According to BBS 2001,
total population of Khulna city is 1.44 million. The
population of the city is increasing with a growth rate
of 2.5 per cent (BBS, 2001). Gross population density of
the study area is very high and estimated to be about
18,000 persons per sq. km. (USAID, 1999). The average
household income per month is $69.29 (KDA, 2000).
Due to the macroeconomic impact of globalization, the
urbanization of the city has suddenly triggered up.
With the increasing rate of urbanization, the slum
population growth rate also increases within the city.
The absolute number of total slum population is
188442 (KCC, 2013), it is the 15% of the total
population.

2.2 Housing needs and supply in Bangladesh

Bangladesh is one of the densely populated nations in
the world. For this huge number of population, like
many other developing countries, Bangladesh faces an
acute shortage of affordable housing both in the urban
and rural areas. The housing shortage was estimated in
1991 to be 3.10 million units out of which 215 million
units in rural areas and 0.95 million units in urban
areas. Among the total population, about 34 million
people live in urban areas, which are about 24 % of the
total population (REHAB, 2004).
National level

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Recently, urban area faces huge population growth all

over the country and the annual urban population
growth rate has reached about 3.5%. People of the
urban areas faces more housing problem than rural
area (REHAB, 2004). Due to poor economic condition,
the amount of slum population is increasing day by day
in urban areas. The absolute number of slum
population in Bangladesh is about 5.4 million and it
contains 35% of the total urban population. The annual
slum population growth rate is 7%. In urban areas, due
to increasing rate of urban population, the overall
number of vacant housing unit decreases day by day
(REHAB, 2004).
There is acute shortage of housing supply in all urban
areas and it is increasing with current demand of
600,000 to 800,000 units all over the country.
Particularly in Dhaka this demand is estimated to be
60,000 units of real estate apartments combined with
200,000 units of replacement plus backlogs (REHAB,
2004). In Bangladesh, housing units are provided by
different sectors such as public sector, private sector,
cooperatives etc. Among this public sector 7.1%,
private sector 93% and cooperatives 6%. So, private
sector is the dominating sector for providing housing
units in Bangladesh. Housing finance is one of the
major issues for providing adequate shelter for all.
Bangladesh House Build Finance Corporation (BHBFC)
is the key financial institutions to build housing. The
role of government in financing housing is to create
affordable housing for low income people.

2.3 City Level

In Khulna City Corporation Area, there were 150000
households according to the census of 1991. The
dwelling units in the same year were 106700. Thus,
there was a housing backlog of 8300 units. In 1998,
considering 3.3% annual rate of growth in population it
was estimated that there would be 144700 households
with 129300 dwelling units with a backlog of about
15000 units. Considering the similar trend in the
growth of households and associated have been
calculated for the year 2000, 2005, 2010, 2015 and
2020 considering 20% replacement of existing housing
units per year throughout the period (KDA, 1998). Thus
by the year 2020, Khulna City will require additional
292331 new units for housing. Khulna Development
Authority (KDA) and Housing Settlement Directorate
(HSD) are the two major actors in supplying the
planned housing in the form of sites and services. KDA
is the only public sector organization in the city, which
is still continuing its housing scheme. Housing delivery

system of Khulna city is dominated by private informal

sector, like other cities of Bangladesh. Public housing
sub-systems are providing housing units for the
government employees. The percentage of housing
delivery subsystem private, public, development
authorities, slum and squatters is 93.06, 1.50, 0.4 and
4.50 (Islam, 1997). In Khulna city, there are around 45
employees housing such as housing three (3) stored,
peoples five (5) stored colony etc. Though these are
builds for the employers settlement, but recently it
used as social housing. From the field survey it has
been seen that around 23290 housing unit and 110772
people are settled this type of house.

2.4 Public Housing issues

Public housing is housing administered by federal, state
and local agencies to provide subsidized assistance for
low-income households. Now increasingly provided in a
variety of settings and formats, originally public
housing consisted primarily of one or more
concentrated blocks of low-rise or high-rise apartment
buildings. These complexes are operated by state and
local housing authorities.
Concentrated poverty
Concentrated poverty from public housing units has
effects on the economy of the surrounding area,
competing for space with middle class housing (Husock
2003). Because of social pathologies incubated by
public housing, Husock (2003) states that unit prices in
surrounding buildings fall, reducing city revenue from
property taxes to locate them in the area.
Health and safety
Public housing units themselves offer very few
amenities to occupants, providing the minimum
necessary accommodations for living (Schill 1993). But
poor people in developing countries cannot afford a
living place. So they are seriously deprived from their
health and safety issues. Public housing can solve the
problem of lower and middle income people.
Environmental improvement
Lower income people cannot afford a better living
place for them. They are usually the slum dwellers.
Urban slums are in worse condition especially in
developing countries like Bangladesh. Public housing
can play a huge role for preparing sustainable
environment in those issues.
Social integration
Public housing plays an important role for building
social integration among the community people. Many
people blame low income residents of public housing
for all the problems facing public housing. There are

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some bad tenants in public housing. The problems lie in

four areas:
o inadequate funding,
o

bad physical conditions and location of the

housing units,

the history of local misadministration of the

public housing program

Powerlessness and
housing residents.

alienation

of

public

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3
Understanding the site

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3.1 Introduction to the site

Khulna is an industrial city of Bangladesh. Like many others industrial city of Bangladesh, government built a number
of employees housing, following the concept of mass housing in Khulna city between 1950 and 1970. But after the
collapse of industrial sector in the late 1980s, these houses were gradually occupied by low income people who did
not have the affordability to rent in the formal housing market. Gradually these employees mass housing turned into
housing for the poor. Public authorities were well aware of the occupancy but it never discouraged such illegal
habitation as the government could not afford to provide any alternative housing support to the poor. In fact this is
the common situation as far as mass housing sites are concerned throughout Khulna city.
Peoples five storied colony, the site for this study, is a former employees housing which is abounded by employees
but occupied by the low income people. This housing site matches most of the criteria of mass housing site because
it was built by publicly funded, here the people are living is lower and lower middle income group, buildings are
multistory and in parallel rows, far from the main city center about 6 km.

Map 3.1: Layout map of the site

Mills Corporation (BJMC), was responsible for constructing this colony of 17.06 acres land, two four storied, two
three stored and Ten semi pucca building for the workers of peoples jute mill. At present this buildings are
abandoned because of dilapidate condition and no one live in this buildings. Peoples five stored housing site is
developed with the help of Saudi donation; former president of Peoples Republic of Bangladesh built this housing
site as low cost housing for jute mill workers. But after the collapse of jute industries, this area loses its functional
and economic value. People of this colony live with high population density. There is no adequate space for cooking,
bathing etc. Recently this colony lost its urban vitality of the adjacent residential area that means the more livable
environment are absent here due to shut down of industries.

10

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3.2 Location of the Study Area

The site is situated within the juridiction of khulna city corporation. Because of the collaspe of industry this area has
lost its efficiency and at present this area knon as dead area because of lower economic estimulation.

Map 3.2: Location of the site

11

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3.3 Site and surroundings

Peoples five stored colony is situated at Khalishpur in Khulna city. It refers to the area which is about six kilometers
away from CBD and beside the BIDC road. The area is located in the south-east part of the Khulna city. This area was
established in 1950s and located in ward no 11 of Khulna city corporation.

Existing facilities around the study site

In the radius of 500-700 meter a big bazar named Chitraly Bazar, four schools on which three of them named as
Peoples primary school, Power house primary school, Crescent primary school on the north and Platinum primary
school on the east and on the southern part Noabati Hazi soriotulla Primary school is found. Two (2) Bus stand and
one (1) baby taxi stand is also found here. Beside the peoples five stored colony, a planned residential area is
developed there.

Figure 3.1: Existing facilities around site

Most of the people in this area work at different industrial sector. Industry was the key employment sector in this
area, but in recent years industrial sector faces various challenges due to improper management. Thats why many
industries are closed here. Peoples of this area search other option for their employment. Bangladesh government
takes some initiatives to revitalize of this sector. A proper revitalization program can change the economy of the
whole country significantly.

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3.4 Key feature of the existing site

Figure 3.2: City settings with respect to site

The area is 17.06 acres and total population is about 2700.There are eight five stored building where people are
living, two four stored building, two three stored building and ten semi pucca building There are two mosques, two
eidgah and a madrasah. One playground is situated in mid position of the site. This site is totally residential area and
has ten grocery shops. There is a club where they organize small program.

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3.5 Revitalization issues

Gradual Decay of the Site
There was a dramatic change can be notice in the form of this site. First according to the plan the number of
whole building were not built. Second, after the flood of 1988 people occupy this housing illegally. And third the
collapse of the industrial sector after the decade of 90s of this area.

Figure 3.3: Morphological change of the site

According to the group discussion with the people of this area, at first time the area was not as crowded as at
present. No one can tell the actual size and there were no data, but then bachelors were large number.

After the collapse of industrial sector some people goes to home their district and a small number of outside
lower income people come to this colony and continue to stay. Day by day most of the bachelors turn into
family and a few years ago some industry started again and the rest of the worker come back to this colony.

Day by day the number of people is increasing but housing space is decreasing because some buildings become
abandoned because of proper management and maintenances. And thus the slum area started to build in this
area and become overcrowded that destroy the living environment and creates many problems which do not
permit healthy residential environment.

By this way the open space inside the residential building is blockage by slum.

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3.6 Visual Identification

Figure 3.4: Aerial image, taken from Google earth

Visuals of the site

Figure 3.5: The building pattern is main multi story row housing dilapidated condition of building

Figure 3.6: Dilapidated condition of buildings and there is no scheme for maintenance

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Figure 3.7: Abandoned building

Figure 3.8: Built illegal slum in open space and very dark condition inside corridor

Figure 3.9: Narrow streets inside the community

Figure 3.10: Waste disposal in open space and open drain

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Figure 3.11: Cooking place

Figure 3.12: Unhygienic environment and very unsanitary latrine

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Figure 3.13: An analytical overview of existing spatial features of the site

3.7 Key Social and economic characters of the

site
The poor people of' the third world cities get poor or
less urban facilities and exhibit similar socio-economic
characteristics. The low level of per capita income
cause low standard of living combing with low level of
urban facilities, unhygienic environmental condition, ill
health, illiteracy, high child and maternal mortality
rate, malnutrition and hard core poverty. In any
research, it is very important to assess the findings are
discussed and analyzed. The demographic conditions of
the residents are discussed below.

Age sex structure

Twenty percent of the total households of the study
area were taken as the sample size and the total
population comes to 427 for the study. According to
the Table 2.5.1, the percentage of younger age
population (age group 11-45) for female and (age
18

group 11-45) for male is higher. Within the study area

these age population were found in an

Figure 3.14: Age-sex Pyramid of the study area.

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The over aged population (aged 60+) is quite scarce.

There are 48.6% people in the age group 21-45 who
possess working capability. Within this group mainly
the male earn money (where family head is male) and
the female used to do the family work. In the above
figure, it is clearly observed that the ratio of male and
female are almost same. But highest concentration of
the population is that, female people are less enrolled
in economic or earning activities. And the age group (015) and up to 50 they are considered to be nonworking population. The presences of these nonworking populations age group might have made the
poverty situation more vulnerable. The data here
suggests that a large portion of the population is either
children or youth (30 %) or elderly (20 %) meaning that
to make this site vibrant and livable it should be
friendly for children and elderly. At the same time
female contributes all most half of the population and
therefore, women friendly space is also crucial.

bag making and selling, jute bag making etc. that are
very small in number. In this study site, percentage of
earning and dependable member 71.23 and 28.77
respectively. In this area they do not give any house
rent. Only Yearly 3 dollar have to give to city
corporation tax.

Educational status
Economic development is not possible without
education. Unskilled workers, even working for long
hours, have low per hour income. Illiterate and
untrained person cannot be expected to operate and
maintain complex machinery. To the extent education
is an investment, it directly increases productivity. In
this area about 20% people totally uneducated and
only 5% people have higher education. At present the
most of the student goes to school, but not get proper
education because of the shortage of well educational
institutions as well as facilities.

Income distribution
The main occupation is that they are jute industrial
workers. Beside Various kinds of small and medium
business, private job, govt. job etc. is done by the
people of this study area.

Figure 3.17: Educational status of the site.

Figure 3.15: Occupation pattern of the site

Family size
In Bangladesh, the average household size is 5.7 and
for the urban areas as a whole it is 5.9 (BBS, 1991). The
average household size of the Khulna city corporation
(KCC) area is 5.6 (municipal services project, draft final
feasibility report, volume-I, October 1995). Average
household size in this area is high than they occupy
housing space. Most of the family lives in one room of
180sq.ft which is very insufficient for a family. The
same room they used to kitchen as well as bed room
and there is not additional open space even balcony.

Figure 3.16: Monthly income of the earning member

Beside some people continues secondary occupations
like tempo driving, rickshaw pulling, shop keeping, jute
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Figure 3.18: Family size of the study site

During Occupying this housing bachelors are large in
number. And day by day the existing houses become
family house.

Figure: Origin status of residents of the site

Most of the people here are migrated from various
districts among them Gopalgang, Barisal, Faridpur are
the prominent district.

(%) of Households

Duration of this Housing (Year)

Figure 3.19: Changing pattern of families over time

When they occupy the site, their family size was small or they
were bachelor. Over time they all get married and their family
size increases. This creates a huge problem, because their flat size
is too small the flat is very inadequate for additional family
members. This is one of the major reason that why whole scale
regeneration is required.

40.0

30.4%
23.5%
16.7%
20.0 13.7%15.7%
30.0
10.0
0.0

less than 65-10 11-15 16-20Up to 21

Figure 3.21: Duration of living in the site

Here, only 30% people staying from 1988 and rest of
the people come here after 1995 when industries fall
into bad position.

Social Problem
Social problem is an unexpected situation which
hinders to lead normal life in a society and which
is a multidimensional problem.

Figure 3.20: Religious status of the site

Here most of the people are Muslim. Ethnic group is
only Hindu religious and they are very small in number.

20

In our study area the main social problems are

over population, poverty, unemployment, crime,
juvenile delinquency, corruption, lack of nutrition,
beggary and vagabond problem, dowry and
women repression, lack of proper distribution of
wealth, mental illness, mentally disability problem,
lack of security, drug addition, lack of sound
health, etc.

In our society, slum is the main source of drug. The

young people of this residential area also
becoming drug addicted and do various
corruption.

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Another problem in the slum area is increased

population engaged in crime. The political leaders
use this population for their own benefit.

Human resource: In this housing area most of

people do not well educated and the new
generation is getting educated in formal way but
their performance is not good.

Natural Resources: The housing area is situated in

the industrial area and there are no natural
resources.

Capital resources: Basic categories of capital

resources include tools, equipment, buildings, and
machinery is absence in the households of this
housing site. Building is a capital to the households
but not capital resources to households.

Figure 3.22: Advantages of living in this area

Main Disadvantages: Resident Perspective
The buildings of this residential area were both for
bachelor and family. But now this area is mainly
occupied by family. That is the main reason of over
populated; beside slum is build up in the open space of
this residential area. So, various problems are arising in
this housing area.

Main advantages
This residential area is public housing and there is no
rent which is the main reason to stay there. Generally
the poor people no not afford the cost for well housing
and stay here without providing any rent.

Figure 3.23: Disadvantages of living in this area

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3.8 Dimensions considered for site analysis

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4
Revitalisation Proposal

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4.1 Revitalization of mass housing: Peoples five storied housing

Revitalizing urban mass housing community is a rare term in developing country like Bangladesh. In developing
countries most of the housing facilities is not provide in planned way. A planned and well-designed house provides a
favorable environment for human resource development. There is an acute housing crisis of the urban areas in the
country due to high population density (Ashraf, 2009). Mass housing concept can be a vital solution in urban areas to
provide adequate housing for poor. Khalishpur industrial area has lost its urban vitality and revitalization would be a
solution to bring back life of the community. Thats why it requires immediate revitalizing program.

Aim of the project

The aim of this project is to revitalize the mass housing
site: Housing 5 story in a way so that it can improve
social and economic lives and offer affordable as well
as healthy living environment to the low income
people
Objectives
Based on the aim of this project, this study tries to
develop some specific objective. These are:
o

To improve housing conditions of the site

through new and affordable housing that meets

o
o

The space requirements of the growing number

of population in the site and in Khulna city.
To offer supporting commercial, community and
recreation spaces which can contribute to the
enhancement of social and economic life of the
inhabitant
To provide uses that can ensure environmentally
sustainable environment and respond to the
micro climatic hot and humid conditions of
Khulna city
To deliver the implemented plan in a way so that
it can be cost effective and ensure affordable
solution of the low income people of the site and
Khulna city.

Figure 4.1: A conceptual sketch of the site

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4.2 Design Rationale

Design Consideration
Multistory approach

Two
pattern
housing

Rationale
In mass housing sites, open space is very scarce and
value of the property is so high that cant afford the
resident. To save the valuable land and
accommodate a large number of family, multistory
approach is most suitable than single story building.
The other advantage is, it can help to create some
open space for creating green environment and
recreation.

of

In mass housing, financing is a major concern to

implement such proposal. To recover some cost and
add variety, there propose two pattern of building.
One type is for commercial flat sell and another
type is subsidized housing for poor.

Total 600 low cost

flats are proposed

The existing number of family in this site is 600. To

accommodate all of them, 15 low cost building will
be constructed. Each building will be 5 storied an
each floor comprised of 8 units. Flat size will be 75
sq. m. The cost of each unit will be $10000. Each
family will get 4 0% gross subsidy on flat
construction cost

96
flats
commercial sell

96 commercial flat is created for cost recovery of

subsidy. Four buildings will be constructed and each
building will be 6 storied. Each floor comprised of
four units and floor size will be 100 sq. m. and 110
sq. m. Selling price will be $42000 and $45000
respectively

for

Market cum Mosque

Mosque is religious institution and sensitive feature.

But the existing location of mosque is very
commercial hot zone. So market-cum mosque
created to meet the both aspects. Mosque and
market will be the meeting place for residents and
helps increase interaction between community
people.

Lake

In summer, Khulna experienced a hot temperature

and hard feature emit extra heat energy. To absorb
this heat energy and provide cool environment, a
water body is proposed. It also provides a cool
walking environment for residents of this locality.
Landscaping is proposed for bring variety and
aesthetics and make community more legible to
residents and others.

Landscaping

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Community park and

play area

To provide a good recreational facility and

community sense and pass leisure time, community
park and play area is proposed.

School

To provide school facility to children within 5

minutes walking distance.

Community center
A community center is proposed to provide a space
for wide variety of events and cultural programs.
Natural
between
land uses

barrier
different

Parking space

4.3 Site specific planning and design guidelines

The site specific planning and design guidelines provide
the detail plan and design of the locality. This will
discuss in bellow.

Street network
The present street network provides a minimal
advantage to the residents. No place for walking,
cycling is here. The road pattern is good but the
maintenance is bad. The streets are well connected but
proposals are made to enhance the intersection nodes
and keep the nodes visually clear from a certain
distance like 50m. New streets are proposed in the site
as the internal and external streets and roads are well
connected. Streets are proposed to be developed and
sign mark should be place in every single node and
public place. Dead end is not allowed in this proposed
design.
Street types and pattern
The internal streets are connected directly to the
adjacent roads, in case of several entrances, making

Natural barrier provided between different landuses

to create eco-friendly environment

Parking place is provided to park some nonmotorized and light motorized vehicle inside the
community.

the study site more permeable. The permeability issue

was the high priority to street design. Street life is been
introduced by planning benches beside the internal
roads in the study site. The surface of the streets will
be made of coarse concrete which will run off rain
water and a small crown will be provided to the streets
to run off water easily to the drains. The street pattern
does not support the violation of present set back rule
of constructing buildings in City Corporation area,
Khulna; hence keeping similar to the detail area and
master plan of Khulna Development Authority (KDA)
the setback rules will be implemented in the study site
as well.

Creating green community

One of the concerning issue to revitalize the study site
was how the site will be compromised with the existing
needs and environment. The utilization of land for
urban forestry and green development is scares and
hence the roof tops of the buildings have been taken
into consideration for urban forestry, in small scale.
The roof tops can be used as small flower garden based

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on flower bed, some small fruits garden etc. where

some benches can be set up for elderly people as well
as for the women to sit and enjoy the surroundings not
going out of the home.

o
o
o

Ensure greater energy efficiency and

more efficient use of space and buildings
Give priority to consumer choice of lifestyle,
location and building type

Density, facilities and forms

The density profile of the study site is well above the
limit. The open space is used for residential purposes
where the urban utilities are insufficient to the need.
The formation of low and high dense area beside and
inside the study site is balanced in terms of population
accommodation. The plan propose 15 new 5 stored
building to be built with maximum utilities provision
reducing the dense formation between the buildings
open space and ensure a quality life.

Figure 4.2: Provide canopy and intermediate tree to create green

feelings

Road side planting in this respect will help a lot. Streets

will be supported by small intermediate trees as well as
bush like vegetation. This will ensure the soft scape,
the earth, to give a scene of reality not only trash of
concrete. The urban forestry in park will ensure the
shadow and the fruits trees can be shared by the
community for greater benefits. The evergreen trees
can be used as a source of timber in many respect used
by the community which will lessen various cost.

Supporting uses
Successful communities require a full range of local
services and facilities, including commercial,
residential, educational, health, spiritual and civic uses.
These need to be conveniently sited and connected to
residential areas by safe and comfortable routes. The
study site is well connected to surroundings and the
various services and facilities are proposed to enhance
the present condition of the site. Community center,
Children Park, road side vegetation is proposed in this
respect.
The main reason behind mixing the uses is to
o Make more convenient access to facilities
o Make a greater opportunities for social
interaction
o Visual stimulate and delight of different buildings
within close proximity
o Make greater feeling of safety, with eyes on
streets

Energy and resource efficiency

Depending on the site characteristics, the energy and
resource efficiency has been integrated with the new
proposal. To design a sustainable housing scheme solar
access, rain water, ground (surface) and wind have
been considered properly. New building is proposed in
most of the south faces as they have sufficient solar
access in the winter while in the summer the backside
window and front yard will stay in shade of some
canopy and intermediate trees. The internal resource
like land is been proposed to use as green harvesting
for fruits, in communal sharing. The building design and
park as well as community center are designed with a
view to achieving a minimum 60% of solar access in all
time in winter and 50% in shade in summer in different
time of the day.

Figure 4.3 : South faces building plan to best utilize the sunlight
and wind.

Rain water harvesting is proposed for the inhabitants in

the roof tops personally to ensure less use of
underground water. A central overhead tank should be
established by the Khulna WASA to supply drinking
water to the inhabitants in summer especially. A runoff from the roads to the adjacent soft scape is
preferred for the passive irrigation of road side plants

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and landscape features. The wind direction is northsouth in the study site and new services and facilities
are proposed so that the flow of wind smoothly covers
all the buildings especially in the community park.
Future development is restricted as per land use
regulations and construction act in the area so that
more than five stored building would not be allowed to
be built in the area and consider the topography, land
scape, road pattern, solar access, wind, water, waste
and earth.

proposed community facilities are about 50-100m in

distance to cover up all the residents to have equal
share distance of the new facilities. Also the existing
facilities and services are being proposed to develop
for greater community involvement and economic
stimulation. People should be able to walk in 2-3
minutes (250 meters) to the post box or telephone box.
The newsagents should be within 5 minutes (400
meters). There are local shops, the bus stop, the health
center and a primary school within a walking distance
of 10 minutes (800 meters).

Landscape
Landscaping the surroundings will be a vital task for the
design team to give more aesthetics and ensure a vital
urban form inside and outside of the study site.
Landscaping features include some intermediate trees,
soft-scape covered with grass etc. Land scape and
landscaping goes together in the design process of the
mass housing site. The public realm is considered
mostly. Proper vegetation cover in park and in front of
community center is optimized. Grass decoration, small
stone chips beside the streets make the hard scape and
soft scape stay side by side enhancing visual beauty
and public space reducing monolithic observation.
Figure 4.5: Walkways are provide along playground, lake and
community park.

Figure 4.4: A portion of landscaping of the site

Landmarks, focal point

A proper signature point is essential inside as well as
outside of a residential area to mark the area in
distinct. Existing landmarks like Manoshi Building,
Muktijoddha Songsodh, and play field are vital in this
case. New landmarks will be the lake, identical
mosque, different building layout and community
center.
The walk able neighbourhood
The adjacent area of the study site has a great impact
on the site both in economic and social issues. The
major public transport points are situated in 100-250m
distance from the residents. So new nodes have not
been proposed and functionality of the transportation
link is good enough to support the residents. The

Parking facilities
Parking provision is one of the important design
considerations in this proposed design. Beside the
luxurious plot and commercial area, parking space is
created because this area is used mainly for
commercial place. People are come there and park
their vehicles in this parking space. Beside these for
low income people, there is another parking space.
Where they can park there light vehicle. Cycle parking
is as important, but often overlooked. As well as
designated parking near to popular destinations
thought should be given to where people will leave
their bike when they get home.
Entry-exit Mapping
The movement framework provides the provisions for
moving around with safety and care. The study site
represents a good movement corridor and street
pattern connecting with the adjacent various land uses
and facilities. The streets are made, as per proposal 15
ft. convenient for moving easily inside the site. The
entrance and exist points are kept same but a sense of
free movement has been imposed to clear all the
obstacles from the gates. Separate entry gates are

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proposed to each residential footprint as the residents

can easily get access of main road.

Utility services
Utility services provision gives a basic question about
developing as area. First of all the main questions arise
about How, Who, What type, for Whom and from
Whom the utility services will come to the
community. The basic proposal is the electricity, water
line, sewerage, telephone line (in extensive case)
should be provided to the community. The electricity
line will be provided above the ground using nonelectrified wiring system about 20 ft. high from the
Land use
Land use has an important role to play in streetscape.
The provision of creative street frontage and various
street activities such as shop fronts, cafes house at
street level and human scale should be encourage in
association with a view to adding life and vitality to the
city. The total area is about 17.06 acres. In the study
area, people are not getting the different land use
advantage. But in proposed design, mixing of land uses
is proposed.
The percentage of different land use shown in charts:

Proposed landuse
Building construction
Open space

ground with round electric pole. 11KV/33KV electric

line will be given as main line to the community, as per
need. Other services and facilities will be taken
underground and the works should be done before
starting of street preparation and landscaping. Solid
waste management is another utility for the
community to ensure environmental safety and
development. Solid wastes should be kept in household
levels and city corporation van will collect the wastages
every day at two times and the total maintenance will
be ensured by city corporation and community club
personally and jointly.

Drainage System
Due to rapid urbanization and increasing human
settlements urban area faced different types of
problems. In the study area, the drains are insufficient.
Encroachment on the drainage path, inadequate drain
sections, absence of outlets, indefinite drainage
outlets, lack of proper maintenance of the existing
drainage system and disposal of solid wastes into
drains or drainage paths contribute to the backlog of
drainage and water logging problems. Proper drainage
system to flow out the rain water is proposed to drain
out the excessive rain water to the main drainage
system with a width of 4 ft. wide internal drains. As
proper drainage system is very much necessary for
good residential environment. Permanent drainage
lines are proposed to provide by the developers at one
side of the network.

Road
Water body
Commercial
Institutional
Others
5% 3% 2%
10%
30%
20%
30%

Figure: 4.6: Proposed landuse

Building from and coverage

In the study area, maximum buildings do not maintain
the building form, and setback. Therefore proposed
building from and setback of building construction
rules, 1996 should be maintained for a plot. At present
maximum building of the study area is bulky.
Therefore, it is creating problem visually and physically.
Maximum building of the study area do not follow the
setback of the building construction Rules, 1996.
Open space
There should be open space at the landward side to
create a sense of entry. There also should be open
space links to the waterfront at periodic intervals to
create a good level of visual and physical permeability.
Open space should be arranged in a diverse pattern of
shapes. Where appropriate, a few larger open spaces
could be considered for public gatherings or hosting
cultural and social events. Total 30% (fig: 4.6) open

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space is proposed including

playground, football field etc.

Community

Park,

Design for promoting socially integrated

community
In this proposed design, integrate some elements that
can integrate community socially. Such as Common

play field, childrens corner, lake where can gather to

pass their leisure time, mosque, community space,
work space for women, community organization,
separate organization for wom en and youth, etc.

Figure 4.7: A conceptual 3D of the site implementation Guidelines

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4.4 Justification for whole regeneration

Half of the total site is already abundant:
Half of total site is already declared abundant and now
no one stays there due to expiration of building life
period.
Vulnerable condition of active building
The existing condition of active building is very
vulnerable. The existing buildings are pass already pass
more than 35 years. Due to poor management and
maintenance the existing buildings are already loose
the longevity. The existing buildings have no concrete
skeleton and construction quality is also very poor. It
assumes that the existing buildings area used
maximum 10 years.
Lack of open space
There has acute shortage of open space and open
space is only narrow streets. But is most cases the
streets are also used for different purposes. So, to
create a sustainable neighborhood, the complete
regeneration is the only alternative in here. On the
other hand the density of the area is so high, which so
far from any standard.

The main reason behind whole regeneration is

changing family structure. When they occupied the
site, most of them were unmarried. Among the 520
flats, 400 flats in 4 bachelor building 120 flats in 4
family building.
The bachelor building is built basically for bachelor,
where each building accommodates 400 workers in
100 rooms. This building has common dining room and
TV rooms and row Bath room and toilet. When they
illegally acquire the site, the each bachelor occupied a
single room for his own. This time this was adequate
for him, but after times they get married and now all
they have childrens. Their present average family size
is 4.8 and till present they live in the one room flat with
family and the size of the flat is only 150 sq. ft. So, how
vulnerable the condition is. The room is for four
workers, but not enough for a two member family.
Because the structure is bachelor type and there has
no separate toilets and bathrooms. 10 separate family
use a bathroom block men and women both, which is
so gender irresponsive. Otherwise they have also no
kitchen. The use extra space of bathroom and toilet for
kitchen, which is very unhealthy and unhygienic.

Acute pollution of environment

The environmental condition is also so vulnerable.
There is no drainage network, waste management
system, septic tank, and no open space. The latter
picture is more dangerous, that the building has no
septic tanks and the human waste fall down directly on
open space and finally goes to drain, that pollutes the
water highly.
Over density of population
The density of population is high as per acre 700
person, which so high in any standard.
Tiny size of flat
The existing size of flat is so small and the size is only
150 sq. ft. This is so small for any standard of living.
According to World Health Organization, the minimum
requirement of floor space is 11 sq. m for two persons.
According to European Union, above 18 years, a person
needs individual room. But in this locality, most of the
residents are live in such one room flat which is very
unhealthy and gender irresponsive.

Changing family structure

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5
Financing and Implementation

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5.0 Financial feasibility

Financing any project, in Bangladesh is a lengthy and

complex process. Without political lobbing any plan
approval is so tuff in context of third-world country,
self-help financing is most suitable process. Here the
total project will be implementing on self-help basis.
The community will finance to build their own house.
In world content financing issue may easy or rapid, but
in developing country, especially financing is a very
complex and time consuming process. If we wait for
govt. finance, then we have to wait for long period.
During this time the cost will rise for inflation and
community may disappoint. So here self-help financing
is better. Here also expect to get some donation from
different donors. Blending finance from all organization
has done here. Community people also participate by
different efforts such as labor in construction work to
save cost.

5.1 Cost of the project

The cost of the total project will be $97.5 M. Cost of
different section is represented in figure.

Implementation cost ($Million)

60
50
40
30
20
Series1

10
0

Market construction
Commercial plot
Landscaping
Demolishing
Mass housing building
Service facility
Others
Community centre

Housing finance is a critical factor in the housing

delivery framework. It is the engine that drives the
housing sector and generally refers to the money
required for the development of housing units,
provision of housing infrastructure and purchase or
acquisition of housing units. Accessibility to large pools
of long term funds at cheap rates is imperative for
mass housing development, but it is impossible to
mobilize such funds in the absence of a well-developed
and efficient housing finance system. The Housing
finance mechanism must address the issues of
affordability of households, accessibility and viability
for financial institutions and developers. In addition,
there must be enforceable property rights, effective
registration and titling system, adequate foreclosure
law, diversified funding including mortgage securities,
credit information system, strong prudential
regulations, level playing field among lenders, and
sound risk management practices.

Figure 5.1: The cost of different section

5.2 Cost recovery process

It will be a self-financing project and will implement
without any major external funding. Selling commercial
flats and spaces, a major portion of total cost will
recover. City authority, donor agency and corporate
house will finance in implementing some parts. Rest of
the money will comes from residents of the mass
housing locality. The resident of mass housing locality
will pay the total money of their share in instalment by
within 5 year plan period and in some cases this time
may extended. If time extended, some interest may be
added on their flat price. The money collection will
have done by community organization.

33

BD-KHU-679

and they started to save their money through

instalment.

Cost recovery plan

Market space sell
Commercial plot sell
Recycled building material
City authority
Donor
Residents of mass housing locality
Others

Figure 5.2: Phase I, 15% of plan will implement in this phase

1%

Phase II- Year 2 and 3- Development of north and

eastern block including mass housing building. Total
45% of the plan will implement in this time period.

21%

59%

15%

2%
1%
1%

Figure 5.1: Cost recovery plan

The residents of mass housing locality will get 40% (fig :

5.1) gross subsidy of their flat price. So they only have
to pay $ 6000 for a 75 sq. m flat.

5.4 Implementation
5.4 1 Institutional mechanism for implementation
Funding organisation will be; Residents of the locality,
city authority, donor agency, corporate house, local
NGOs and a major portion of cost will recover from
commercial flat and space selling. Implementing
organisation will be city authority, community
organization, local NGOs. In implementing period, city
authority will be the main managing authority and after
implementation, whole responsibility will transfer to
community organization.
5.4.2 Phasing of the plan
Phase I- Year 1- Development of north-western block.
Market, Mosque, commercial flats will constructed in
this phase and 15% of the total plan will implement in
this phase. The plan period of this phase will be 1 year.
This part is commercial and accumulates a major
portion of finance from this phase and this money will
be the initial fund for low cost flat construction.
Community organization will be formed in this period

Figure 5.3: Phase II, 45% of total plan will implement in this phase

Phase III -Year 4 and 5- Transferring the existing

dwellers from south-western bock to newly
constructed building and then develop this this block.
Total 40 % of total plan will implement in this phase.
Community centre, school and working space for
women will be constructed in this phase.

Figure 5.4: Phase III, total 40 of the plan will implement in this
phase

34

BD-KHU-679

6
Ownership, Maintenance and Policy
Implications

BD-KHU-679

6.1 Ownership
Several ownership patterns are practiced in developing
countries like Bangladesh. Legal, De facto and
perceived, community ownership pattern are common
among them. Property law and convincing are the
major problems in legal ownership pattern. Property
divisions, joint liabilities and maintenance of the
property should not concern in de facto ownership
pattern. In perceived ownership pattern, people are
not concern about the community (Rahaman, 2011).
But community ownership pattern can fulfill the above
demand of the community people. So community
ownership pattern are more favorable for public
housing as it prevents selling out problem. For this
suitability community ownership is proposed for this
locality. They can own and use his property without
any disturbance, but cant sell to others. But informal
selling or transfer of flat to others is remains unsolved
in community ownership pattern. To minimise this
backlog, community organization have to be more
strong and active and they have liability to city
authority. If one wants to move other place or migrate
to others, then he has to inform in community
organization and community organization will take the
responsibility of selling, and determine the selling
price. A mechanism of selling price may be;
Selling price: Buying amount + total inflation this
period-total depreciation
o
o

Buying amount is the amount that he paid in the

time of bought
Inflation will be the: (buying amount total
percent of inflation between buying and selling
time) 100
Depreciation includes years passes, expected
sustainability, condition of building etc.

6.2 Maintenance
Maintenance is the last issue to be implemented for
any kind of plan. After the implementation of a
successful projected plan, it becomes a major concern,
who is going to maintain the facilities and services? As
per rule the responsible authorities will be responsible
for their services and facilities to maintain and in a
smaller scale the community will ensure the
maintenance of the services and will bare all the
expenses. In this locality community organization will
be the main maintenance authority. They generate
own fund and cost will provided from this fund. City

authority will be the maintaining organization for utility

services.

Raising maintenance fund

Open a fund named community maintenance fund.
After implementation and transfer to owner, the main
problem will arise about maintenance. As it is a mass
housing site and a buildings contains 48 units, no one
take the responsibility of maintenance. Otherwise,
their economic condition is not better. When any
maintenance required, this time they would not
manage the money. So address this problem,
recommend a maintenance fund. When any
maintenance required, they can lend money from this
fund. Community organization will also take the
responsibility for common maintenance such as
outside paintings or others, and it can be done from
maintenance fund. This maintenance system can be
done in other forms, where residents of any building
pay 30 % of total cost and city authority will provide
rest of the cost.
The maintenance policy for various utility services
includes
Take care of the road side trees
Look after the amenities given in the park for the
children
Proper use of any facility box or drainage system
Do not fill the drains with solid waste
Make sure that the grass on the open space
remains in control
Ensuring public space more clean
Confirming communal benefits as a whole
If anything goes wrong, fix it immediately
Clean solid wastes every day and help the city
corporation
Take care of the buildings and street furniture
etc.

6.3 Policy and concepts

Accommodate all, no one are evicted
Eviction or relocation may arise instability among
society and could break down their livelihood pattern.
So here accommodate all the families of the locality
and no one will be evicted or relocated.

36

BD-KHU-679

Provide affordable and adequate housing to all

feelings to its residents and helps them more healthy

Ensures adequate housing for all within their

and productive. Availability of wind and sunlight will

affordability and provide them 42% subsidy on price of

consider for that will saves valuable energy.

flat, so that all can afford the money. Subsidy will

provide by sharing value of land and introducing mixed

Develop a total livelihood system

uses. Total plan is developed based on their socio-

Soft aspects of a community are also considered in this

economic condition, such as family size, income,

plan. Issues of sustainability and enablement

affordability, total housing unit required etc.

addressed here by promoting women empowerment,

is

making work spaces for women, provide community

Propose a sustainable financing method and a little

people with skill development training, introducing

dependency of external financing

mixed uses and suggesting policies that can create new

Financing is major issue on public housing. To address

jobs and employment opportunities. To ensure

his problem, this plan will implement on basis of self-

sustainability, first employment should be ensured.

help financing system. Community people will finance

Broader policy, that can apply in city scale such as,

(around 60%) for their own house and rest of money

regeneration of existing jute industry, introducing agro

will collects from value sharing of land and selling

base industry, renovate small and cottage industry,

commercial space.

engage women in stream of economy, develop service

and IT base industry etc are proposed to create new

Introduce a sustainable ownership pattern

jobs as well as stimulate economy. Women in thus

Community ownership will provided here and owner

locality are very

only can own his flat but not sell to others. But,

Socially integrate the community and make them

informal selling or transfer is major issues that are

their own manager and regulator

remaining unsolved in community ownership.

To

Introduce hard and soft aspects in this design that will

address this, here propose that, this type of transfer

help community integrate socially. Such as hard aspect

will conducted by community organization and

including community spaces, playground, community

community organization will determine transfer price.

center, mosque etc. Community organization will act as

A mechanism for transfer price could be;

platform for all to participate in any aspects of

Buying price

community. Separate organization for women also

proposed that will help to empower women socially

Buying amount + total inflation this period-total

depreciation
o
o

Buying amount is the amount that he paid in

the time of bought
Inflation will be the: (buying amount total
percent of inflation between buying and
selling time) 100
Depreciation include, years passes, duration
of sustain, condition of building etc.

Promote an eco-friendly city

Introduce design to make an eco-friendly community.
This design layout will provide good community

and economically.

Make a community capable to do something without

major external assistance
This scheme wills capable community people to do
something without any major external assistance.
These will also strengths the community power.

Engage women mainstream of the economy

The most of the women in this locality are housewife.
They have no job without cooking. Most of them want

37

BD-KHU-679

to add some income to her family, but the scope is very

training as well as proving financial support. In

limited. The existing area is very gender irresponsive

proposed design a space in our proposed for women, in

and this social and physical structure, the scope is very

where they run their small business and create

limited to do something for women. In social survey, it

employment for other women. NGOs also help built up

is found that most the women have different skills and

marketing mechanism or total value chain marketing

they all want to do something as their skill support to

for their produced goods to maximize their profit. To

add some money to their family. To do this they need

do this many NGOs are willing to help the women of

some support such as training for skill development,

the locality to provide skill building training. Economic

credit support for initiating small business, Handicraft,

empowerment of women also empowers them socially

sewing, Karcupi works, Lock machine, walmat making

and in their family. To do this in a participatory way

etc. During discussion with different NGO, who are

here initiate a separate cooperative for women, which

work for women and for poor people, they share with

is of the women, by the women and for the women.

us their experience of empowering women. They are

also willing to work for women in this locality by
providing technical assistance and skill developing

6.4 Policy implication of related institution

Institution Name

Possible Role(s)

Khulna City Corporation

Municipal Service

House

Building

Finance

Policy Implication(s)

Financing

Change policy oriented to poor

National Housing Authority

Provide Housing

Open scheme for poor

Commercial Bank

Financing

Initial finance in low interest rate

Corporation

and specially for the poor

Donor Agency

Finance

NGOs

Finance, utility service, skill

development,
women
credit,

Training,
empowerment,

family,

sanitation,

heath
Figure 6.1: Policy implication of related organization

38

BD-KHU-679

6.5 Institutional set-up of implementation

Central
Government

BJMC

Corporate
Institutions

City
Aut
hori
ty

Community
Organization

Donar Agency

Local NGOs

6.6 Possible organizational set-up for financing in mass housing

The project recommends the procedural strategies for funding. The major four sectors are been highlighted for
this process where the lion share would be managed by the community savings in pre-construction period and
in post-construction period the commercial plots would be the financial backup for finalizing the scheme. The
funding process is been managed by the four integrated sectors and the amalgamation would consider the
interest rate and fulfillment of aims.

Community group
fund

Public Fund from local

government

City Coroporation
MAINTAINANC
E

POST CONSTRUCTION
REPAYMENT
OF LOANS

Sales of plots, Individual

installments , External
donors and public funds

LAND

HOUSING AND
SITE
CONSTRUCTION

Immidate funds through

Bank loans and fund from
Externational donor agency

Figure 6.2: Possible organizational set-up for financing in mass housing

39

BD-KHU-679

6.5 Before-after comparison

Existing condition

After revitalization

5 years

Planned residential land use

Unplanned residential land use

Land use

and mixed uses

Dilapidated condition and small

Building

Improved

dwelling unit

condition

standard dwelling unit

Service facilities

Urban design criteria is less

considered

People are jobless and poor

economic condition

social mobility

dumping besides the building

Lack of community cohesion

and

improper

regulations

Economic

Social
integration

Low vegetation coverage, waste

rules

and

service facilities

Promote variety of urban uses

Urban Design

Stimulation

Gender discrimination and less

and

Adequate and planned improve

Inadequate and poor service

facilities

condition

Environment
condition

Governance and
partnership

and public realm

Generate new job and income

generating opportunities

Promote

social

mobility

and

secure tenure security

Achieve

environmental

sustainability

Build

public

partnership

and
and

private

community

organisation

40

BD-KHU-679

7
Conclusion

BD-KHU-679

7. 0 Conclusion
Mass Housing is a self-supporting not-for-profit public housing. Mass Housing has provided money in financing for
homebuyers and homeowners, and for developers and owners of affordable rental housing. Bangladesh is a
developing country. Its economy does not permit to supply planned residential area for all the people especially for
the huge lower and middle income class population. Proper residence is the main requirement of these classes of
people because they cant afford their living with expected standard. Urban revitalization of housing schemes can be
a better concept for this severe problem. The mass housing project of Khalishpur Peoples five storied colony is very
feasible for supplying affordable housing for the lower and middle income class people. The organic grown of the
residential area reflects a scenario of congested living area with lack of urban services and facilities. The present
study investigates the existing housing situation of the peoples five stored colony and the reasons of insufficient
services and facilities. This study introduces several innovative ideas, policy measures and design solution for
revitalizing of peoples five stored colony. We hope that these innovative ideas and policies could be very helpful for
providing affordable housing place for all working class people. At the same time the source of income should be
ensured so that they can earn more profit and female people should engage in income generating activity according
to their capability and training facilities should enhance the capability of both male and female. The growth of
industries in 1950s ignites the rapid growth of population in Khulna city but at present these industries become
dilapidated, weak and unproductive. Housing problem is associated with various problems like employment
opportunities, affordability etc. To address the problem urban revitalization of mass housing is an effective tool. For
revitalization of urban mass housing in this locality a design solution is proposed for the sustainable development of
the peoples five stored colony. The design is proposed based on the urban design consideration, economic
feasibility, environmental sustainability and social integration of the community. After the revitalization of the
selected locality, this area would be more functional and sustainable community. This can help to raise the economic
development of individuals as well as the countries development process.

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BD-KHU-679

8
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BD-KHU-679

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BD-KHU-679