Critical analysis of planned residential area a study on khulshi

International Conference on Planning, Architecture and Civil Engineering, 9 - 11 February 2017,Rajshahi University of Engineering & Technology, Rajshahi, Bangladesh

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Critical Analysis of Planned Residential Area: A Study on KhulshiResidential Area

M. S. AZOM1, K. M. RAHMAN2, M. S. ISLAM2, S. M. A. ALAM2

1 GIS Expert, Associates for Development Services Limited, Bangladesh ([email protected])2 Urban Planner, Development Design Consultants Limited, Bangladesh ([email protected])2 GIS and RS Analyst, Institute of Water Modelling, Bangladesh ([email protected])2 Production Support Coordinator, IL&FS Technologies Ltd., Bangladesh ([email protected])

Abstract

Chittagong is lack of planning orders which gradually makes this beautiful city so much hazy, inconvenient andintolerable. On that note Cooperative Housing Society Ltd. built the Khulshi Housing area in 1983. The PlannedKhulshi Housing is a milestone of road to the planning friendly Chittagong city. The present condition, thetransformation of the past, the rule violation, and land use etc. features are vibrant. Every project has someproblems and failures after implementation. The study area is not properly established by the master plan of1960. Some plots were appointed for slum dwellers but these plots are now confiscated by the higher classpeople. Most of the plots are used as the residential purposes but there is no health and educational use in thisstudy area. There are some negative sides. But the overall condition of the area is very good and environmentallysound. So the study area is successful as a residential area.

Keywords: Chittagong, Khulshi, Planned Residential Area, Critical Analysis.

1 Introduction

1.1 Background of the StudyChittagong city is growing. About 2.6 million people live in this city (BBS, 2011). Chittagong DevelopmentAuthority and various land developers of Chittagong took an action to make sure the accommodation for all theresidents in Chittagong city in 1986. Among the various land developers Co-operative housing Society Ltd, oneof the prominent land developers in Chittagong took an action to accommodate the higher class people ofChittagong in a particular place. This residential area is designed with retaining the existing natural beauty of thesurrounding area. Plots are subdivided with a good provision of open space and green view. But the existingsituation has been changed due to the over subdivision of the plan and more people are concentrated in this area,specially the rich people who has maintained a high status in the society.

1.2 Rationale of the StudyThe study area is one of the beautiful residential zones in Chittagong with its scenic hilly and green view. Thepopulation of the Chittagong city is increasing rapidly. So it is very important to take a look on how the existingspaces can be coped with the increased population. The featured topics are vibrant at the present stage of thishousing area and meet the demand to use it in the further study.

1.3 Goal and Objectives

1.3.1 Goal To critically observe the planned Khulshi Residential Area in Chittagong City.

1.3.2 Objectives To compare the design layout of Khulshi Residential Area with the design Principles of Neighborhood. To see whether the plan is implemented according to the layout or not. To understand the success and failure of the Khulshi Residential Area and provide recommendation.

M. S. Azom, K. M. Rahman, M. S. Islam & S. M. A. AlamICPACE 2017

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1.4 Scope of the StudyAnalyzing the present situation of Khulshi Residential Area existing trends and themes is analyzed. After thedata collection and analysis phases were completed, findings, implications, and items for future considerationwere presented and prepared also an analysis report on Khulshi Residential Area. The focus was only on theexisting situation and the transformation of the study area. Besides that the violation cases are also highlighted.The outcomes of this study can be used by the researchers or the government employers to get the momentum forthe betterment of the area and other newly emerged housing area which will be implemented in Chittagong city.

1.5 Limitations of the Study1. The available data is not sufficient to carry the study rapidly.2. This study is not focused on identification of problem of the study area.

2 Methodology

Methodology can properly refer to the theoretical analysis of the methods appropriate to a field of study or to thebody of methods and principles particular to a branch of knowledge. Actually it’s a particular procedure or set ofprocedures. To obtain particular objectives methodology is needed. The total stages that are undertaken tocomplete the work are divided in three phases namely Phase I, Phase II, and Phase III.

Phase One (Featured topics, Conceptualization and Define Objectives and Scope of the Study)

Phase Two (Field Investigation, Field Work and Data Collection)

Phase Three (Justifying study goal in respect of collective data, Come up with findings of KhulshiHousing area and Report written on the study area)

3 Literature Review

To assess the existing condition of the study area meaningfully some literatures has been reviewed. The studyarea is basically is in a hilly area that is why some icons from the North Americans hilly areas has been identifiedto cope up with the Khulshi Housing area. The Ranch at White Hills, the Rose hills, the North hill etc, are highlygo with the study area.

4 Study Area Profile

4.1 LocationThe study area is Khulshi. It is in the Chittagong district. It is in the city corporation area also. It is very nearfrom GEC Circle. It stands by the side of the Zakir Hossain Road. Some schools and colleges are such asNasirabad Boys School, Bangladesh Mahila Samiti School, Barrister College also situated along this road. Thestudy area is shown in different context of maps. The context of maps begins from the country and goes throughdivision, district, Upazila and at last the study area.

Figure 1. Layout plan of the Study Area in the Context of Chittagong City-Corporation and Bangladesh(Source: CDA, 1986)


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5 Analysis

The Town ship project was launched with the intention that it will solve the problems to a substantial extent byencouraging the process of decentralization of some of the functions. The project was called as Ctg. Co-Operative Housing Society Ltd. Khulshi, Chittagong by CDA in 1961 and was revised in 1986.

5.1 Principle of Neighborhood ElementsThe development and management of residential areas needs to reflect a number of essential principles if theoutcomes are to benefit the community in the long term. (Dubbo City Council, 1996)

Location (Sustainability and Efficiency) Size (Area and Population) Amenities (Building and Open space) Services Facilities

.5.2 Existing Condition of KhulshiThe characteristics of a residential area represents by its contents such as tree, road circulation, road size,footpath, drainage, water supply, street light, plot size, ground coverage of building, car parking, open space,playground, vacant place, park, play lots, school, clinic, shopping mall and daylight facilities for individualhouseholds. The conditions of these contents show the success and failure of planned residential area.

5.2.1 Environmentally Sound LocationThe study area is high land. The land is also flat and undulating. It is almost low height hilly site. It is full oftrees. It is safe from several kind of natural disaster like flood, landslide and etc.

5.2.1.1 PrecipitationThe average rainfall of Chittagong is 240 mm. but in the month of July the highest rainfall of about 606 mm.(World Weather and Climate Information, 2009). The average height of Chittagong from the mean sea level is7.62m given in the contour map of Chittagong. And the lowest highest of the Khulshi Residential Area is 14.65mgiven in the map. For this reason the area has never flooded. And it has strong natural and manmade watercirculation system. The rain water can discharge easily.

5.2.1.2 LandslideIt has not experienced the problem of land slide ever. Though it faces some small earthquake shakes but it wasnot harmful for the dwellers yet.

5.2.2 Hierarchy of the Road and Drainage SystemThis is an ideal residential area design. The pattern of the planning site is RECTILINEAR. The road patterns gridiron and rectilinear. The width of 1, 2, 3, 4 no road is 25.5 ft. There are 4 ft. spaces of both side of the road.There are many trees planted in this space. After that 2.5 ft. drain on both side of the road. So the total carriageway of road no. 1, 2, 3 & 4 are 12.5 ft. road no. 5, 6 and other linking road are not like this. Some road has nodrain. In road no. 6 the drain is only 1 ft. wide. But all road width is 12.5 ft. The speed of the traffic is limited inthis road. The speed limit is only 15 km/hr. So dwellers can easily walk in the road without footpath. The all fourroad no. 1, 2, 3, & 4 are linked with main street (Zakir Hossain Rd.) also.

Figure 2. Intersection of Road and DrainRoad lights in the study area are adorned with electric pole. Chittagong WASA supplies water facility in thisarea.


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Figure 3. Existing Road Network ( Source: Field Survey, 2014)

5.2.3 Plot CharacteristicsThere are six types of plot sizes in the plan. Dwellers of all high and higher class buy these plots. Almost allplots are rectangular sized. The highest size of plot which is merged eight plots is 32 Katha’s. And the lowest isfour Katha’s. Five to ten Katha’s of plot are much. Total area of Khulshi Residential Area is about 27.80 acres.

Table 1. Plot size of Khulshi Residential Area

Plot Size(Katha) Numberless than 5 145 to 10 6210 to 15 3515 to 20 3320 to 25 725 to 32 1Undetermined 8Total 160

(Source: Field Survey, 2014)

The whole area of the residents is divided into 168 plots. But now there are 160 plots. Among 160 plots 14 plotsare vacant, 7 are under construction and 139 have developed.

Buildings of several heights and sizes are here. One to ten storied buildings are developing in the site. Most ofthe buildings are two storied and the number of it is 65. The less is 7 storied building and the number it is two.

Some plots are merged and splits into some pieces.

Table 2. Reshape plot of Khulshi Residential Area

Reshape Plot NumberMerge Plots A4&A5, 112C-119CSplit Plots B2/4, B2/7, B2/8, B2/11, B2/27,B2/41, 11/C, 15/C, 57/C

(Source: Field Survey, 2014)

Some schools and colleges have near the site and for this reason there is no provision of it. NasirabadGovernment Boys High school and Chittagong Government Mohila College, Nasirabad are the example of it.One plot is kept for mosque and Children Park. Though the mosque is not completed and park is not beginningyet. In the site there is no provision of clinic, shopping mall and plaza because it is almost in the center of thecity and the city is already associated with them. The plots can easily lighted by sun in the day.

5.2.4 Plot UseThe developed plots are structured with some general residential building, duplex and apartment buildings.Almost 32% buildings are apartment and about 13% buildings are duplex. There is another result comes thatduplex and normal residential buildings have developed by individuals which is about 22% and apartments aredeveloped and developing by the developer group and it is about 78%. There mainly works SANMAR,MISHMAK, EQUITY, IMPULSE, ANZ, FINLAY, GREEN DELTA, CONCORD, SKY TECH, ARL etc.


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5.2.5 Space UseSeveral types of ground coverage buildings are seen here. Sometimes it does not left any single piece of land. Itis seen that the high scrappers building owners did not left. They use all the land. But the small building ownersleft big yards in front or in the side of the building. Almost all duplex and less than 4 storey buildings haveplayground with nice landscaping.

Figure 4. Space and Height of Structures (Source: Field Survey, 2014)

Above four storey buildings have ground parking and other have side parking and garages. The duplex buildingscontrol the population density against the high scrappers.

5.3 Land Use of KhulshiKhulshi residential area is developed in such way it has been created. About 90% plot is used only for residentialpurpose. About 4% plots are used as administrative purpose of several company offices. 3 plots are used as resthouse and only one plot of each commercial and recreational are here.

5.4 Design Criticism of Khulshi Residential AreaSome criticisms on design of Khulshi Residential Area are given below. The all criticisms are done from aplanning perspective. (Hamid, 1997)

5.4.1 Positive Practices in DesignAdjustment of the sub-division to the topography of the ground results in better street and plot grades, a moreeconomical development with less grading and a pleasanter, more beautiful place in which to live. Use of roughground vines, water courses, etc. for parks purposes enhances values within the sub-divisions. Road no. 6 lookslike curve for the hilly region while other roads are grid iron pattern.Modern homes with attached garages require wide plots. Great depth in residential plots is wasteful and the extraland in the rear of the- plot is useless. Plots 50 to 60 feet in width should lot greatly exceed 130 feet in depth.Larger plots should have a similar proportion. So the proportion of the length and width is 1:2. In the plan mostof the plots are of like that.Minor streets should enter major streets at right angel to minimize traffic hazards. Plots with double fronts areuneconomical, undesirable and should be avoided. Road no. 1, 2, 3 and 4 are entered Zakir Hossain Road at rightangle.

Figure 5. Road Orientation of the Study Area (Source: Field Survey, 2014)

The design of the residential area is adjusted in this area. It is a no commercial zone. Only a grocery shop of plotno. 48/C and some offices accommodate here.


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5.4.2 Negative Practices in DesignIntersection of minor streets with major streets should always be held to the minimum as numerous intersectionscause delay and hazard. Less than 5% of highway frontage is needed for commerce. Fronting of plots of minorstreets and provision of planning screens will protect homes from traffic noise and dust. Road no. 1, 2, 3 and 4are directly intersected with major streets.Dead-end streets should be avoided. A minimum area should be in streets and plot should be arranged so as toproduce attractive groups of homes. There are four dead-end roads in the site. They are in plot no. 103/C and104/C, 85/C and 86/C, 96/C and 9/C, 64/C

Figure 6. Dead-end road of Khulshi (Source: Field Survey, 2014)

6 Conclusion

There are some successes of the layout design such as, the overall condition of the study area is very good andenvironmentally sound; maximum plots are privately owned; it is a hill track area which is very high from thesea-level, so natural drainage system maintain easily and it cannot be possible of any types of flooding here; allthe infrastructures are built up on the respect of the earthquake resistant building code. Besides, maximumprinciples of the residential neighborhood design are maintained such as all the households have individualparking space; some buildings are duplex and some are multistoried; all the duplex buildings have open space,playground, parking, landscape and natural beautification; every building have own guard and gateman and theentrance of the study area have a main gate and gateman room; the water supply and electric facility is very goodwith a good street lighting facility. Every project has some problems and failures after implementation.According to layout, it is not properly established by the master plan of 1960; some plots were appointed forslum dwellers but these plots are now confiscated by the higher class people. According to neighborhoodprinciples, there is no commercial, health and educational use in this study area; several dead-end roads; directlyaccess to the major street. But outside of the study area different educational center, some clinics, shopping mallsand other commercial centers are situated which are supportive to this study area.Considering all over the housing principles and criteria it can be said that the study area is implemented forsuitable residential purposes where all types of basic needs and services are provided. So the study area issuccessful as a residential area.

References

BBS, (2001), “Bangladesh Beaurue of Statistics”, Dhaka, Bangladesh.Hamid A., (1997), “Sub-division Planning (A Practical Guide)”, Dhaka, Bangladesh.Lopa F.G.R., (2011), “Housing Projects for Middle Class: A study on UTTARA Residential Model Town,

DHAKA City”, Asian Institute of Technology, Thailand.Mondal M. A. M., (no date), “Sea Level Rise along the coast of Bangladesh”, Transport Authority, Ministry of

Shipping, Bangladesh.

Critical analysis of planned residential area a study on khulshi

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