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Assessment of Housing and Community Status in higher middle Class

Residential Areas of Dhaka City: A Case Study of Wari

Working Paper · July 2017

DOI: 10.13140/RG.2.2.26126.87365

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 Assessment of Housing and Community Status in higher middle Class
Residential Areas of Dhaka City: A Case Study of Wari

*Hedayet Islam Shakil

**Dewan Jannat Ara Begum
***Akhi Begum
Introduction

Cities are dynamic in nature. They develop as a result of interaction between different social,
political, economic and technological forces. Dhaka, which has its humble start as a city in 17th
century, had experienced dramatic changes over the last few decades, especially after the
emergence of independent Bangladesh in 1971. With ever increasing population, Dhaka as a major
metropolis of the country faced tremendous shortage of housing and necessary infrastructures.
Most of the city planning initiatives failed to predict the growth of the city in terms of spatial
boundary and population. Deficiency in service infrastructures in fringe areas along with other
factors forced its inhabitants to live in overcrowded high-rise apartment buildings especially in and
around high-class residential areas. This paper is about housing and community development of
higher middle class residential area of Dhaka city. The specific study area is Wari which is the
oldest planned residential areas of Indian subcontinent (Akbar and Sultana, 1995).

Wari is considering the income strata of inhabitants and diversity in development. In the analysis, a
number of feature have been taken into consideration viz. the rent structure in the high-class
residential areas, the price of flats, per capita floor space, Floor Area Ratio (FAR), etc. Differences
are observed in Wari residential areas. The paper intends to highlight to the urban housing scenario
and community facilities of Wari residential area.

Objectives of the Study

 To analyze existing condition of the study area.

 To explore major community problem of the study area.
 To provide some recommendation/proposal to minimize the problems.

Significance of the Study

The present study may be useful in justifying the extension of housing and different community
services for urban development. Bangladesh is a country of low land man ratio. Population pressure
on land is high, particularly on urban land is very high. An estimated density of population in

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developed areas of Dhaka city (old Dhaka and adjacent areas) was 34598 persons per square
kilometer in 2006 (World Bank 2007). So, it is of great importance to be cautious and visionary in
the use of urban land. Shelter is one of the primary needs for human being and a major share of
urban land is used for housing. Beyond housing we need urban community facilities for a livable
city environment. According to Amos Rapoport, ‘The house is an institution not just a structure,
created for a complex set of purposes. If provision of shelter is the passive function of the house,
then its positive purpose is the creation of an environment best suited to the way of life of a people-
in other words, a social unit of space.’ (Rapoport, Amos, 1969).

It may be useful to mention that actual density of planned Wari area of Dhaka is 307 persons/acre
(Ishrat et. al, 2013), To accommodate 20,000 people total area of land required is 57.14 acre. For
20,000 people the stipulated minimum land area for Urban Community Facilities is 20 acres; which
includes land area for education, health, community organization, recreation, commercial and
residential access roads (according to Private Housing Land Development Rule, 2004).

Methodology

Methodology means a specific method or technique to complete any type of study such as thesis,
reports, projects etc. It also indicates sequential activities of a study. It involves processes and
techniques of different steps in the way of completing any study. The stages of collecting data, step
by step guidelines etc. are also included in the methodology of a report or project. The study was
conducted in Wari which is the first planned residential area of Dhaka city. This study is essentially
an analysis of a specific urban house form and its community facilities of Wari residential area.
This study maintained a systematically arranged methodology to achieve successful completion of
the report work.

Data Collection
After having a clear idea about the study area, relevant and expected data to achieve the objectives
of this study and the probable sources for the required data were listed. The data sources include
both primary and secondary data sources.

Primary Data Collection

Primary Data was collected through on-site observation, face-to-face semi-structured, open ended
interviews, and informal conversations with the inhabitants about the use, challenges and

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opportunities community facilities. To investigate present situation of the services in the study area
observation method is applied. Photographs are also collect to visualize present condition.

Secondary Data Collection

The other information is collected from literature on community development from different books,
journal, and internet services. In this process all necessary information, data and maps are collected.

Study Area Profile:

Location

The study area Wari is located on the south portion of Sutrapur Thana of Dhaka city.
Geographically it is situated in between 23°42'54" N to 23"43'17" N latitudes and 90°24'56" E to
90°25'H" E longitudes. Banga Bhavan is northern side Dayaganj & Narinda is southern side
Banogram is western side Gopibag is on the eastern side of Wari. The area of Wari Thana stand
under the southern part of Dhaka South City Corporation and ward no is 41 (Old 77). It is
surrounded with N1 (Dhaka-Chittagong Highway) on its East side and Tipu sultan Road on
Northern west. On West it has Ranking Street. Land use pattern of Wari is mainly residential. Some
mixed use such as residential and commercial.

Fig: Map of Wari in 1912 Fig: Satellite view of Wari

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Map of study area

Fi

Study Area Wari

Thana Wari
DSCC Ward No 41 (Old 77)
Year of Establishment 1885
Location On the south of South of Sutrapur thana
Total Area 1.8 Sq.km (Study Area is about 0.6 Sq.km)
No. of Educational Institution 03
No of Religious Institution 02
No of Hospital Clinic 05 (Wari Thana)
Recreational Place Boldha Garden

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The growth of Wari is fully related with the growth of Dhaka city. The state-building process in
postcolonial South Asia came with various thoughts on city planning. Within five years of the
establishment of Pakistan, the Town Improvement Act 1953 was passed. Under this Act the Dacca
Improvement Trust (DIT) was formed in 1956 with the objective of improving urban conditions of
Dhaka city. Within these institutional developments in East Pakistan, the British Secretary of State
for Commonwealth Relations instructed the London-based architects and town-planning
consultants, Minoprio and Spencely and P.W. Macfarlane, to prepare the first Master Plan (FMP) –
under the Technical Cooperation Scheme of the Colombo Plan – for the area covered by the DIT.
The FMP was however described by the report as a planning principle rather than a detailed and
inflexible scheme.

Dhaka City by the end of the 19th century, was hemmed in between the Burhiganga River and the
railway line. The extension of the city to the east went up to the eastern fringes of Gandaria and to
the west up to Nawabganj. But a phase of revival came when Charles Dawes, the Collector, began
to take interest in the development of Dhaka City. He laid out the Racecourse in Ramna in 1825.
Subsequently in 1829, some roads within the city were widened and new' buildings were erected
for administrative and educational purposes near the present Victoria Park. A modem civic water
supply system was introduced in 1874 and electricity supply launched in 1878.

Wari is the prime planned residential areas of Dhaka City. Sense of pride of ownership, sense of
security, prestige and status induce people to live in high-class residential areas. There are some
common features in these areas. The roads are laid out mostly in grid-iron pattern. Internal roads
are sufficiently wide (30 feet wide) and well maintained. There is a trend of development for
medium to high-density apartment buildings.

Wari became an exclusive residential area after its inauguration and the demand for better houses in
better surroundings still persisted. In recent years the trend of above ten-storied multi-unit
apartments started to crowd the skyline of Wari.

Maximum individual housing lot size ranges trend between 10 Katha. Most of the houses are
structurally and aesthetically pleasing and beautiful; both internal and external decorations reflect
the taste and culture of the dwellers. Roads are laid out in grid-iron pattern maintaining the
hierarchy. Two primary thoroughfares serve this area. This area is gradually developing with
substantial commercial and institutional functions along those thoroughfares and has become more
crowded due to rapid urban land development in Rankin Street.

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Though service facilities like drainage, sewerage, gas, electricity are adequate, but the rapid trend
of apartment building development and the eventual increase in density may create a shortage in
urban services in most of the parts of Wari. A substantial number of residential structures have
been occupied by non-residential functions and this process may continue and accelerate. This will
put an additional pressure on supply of utility services.

The residents who can afford to live in this area have a diverse socio–economic background. As
price and rent of houses are relatively high only the high-income people can afford these houses.
The owners and tenants of houses are mostly high-income people including gold businessmen of
Bongshal areas, cloth businessmen from Islampur area, contractors, politicians and few foreigners.
The distinctive character of Wari is maintained by keeping a very high level of price and rent of
houses. Therefore, people with high income can only afford to live here. All those who live here are
economically affluent and rich people.

Size of Flats

There are different sizes of flats that found in Wari areas. From field survey most are of 1501-2000
sq.ft. There were also 22.5 percent flats less than 1500 sq.ft. Only 5.6 percent flats were above
2000 sq.ft. In Wari, there are no flat found less than 1000 sq.ft.

Price per Square Feet of Flats

Price of flats was generally influenced by size. Unit price or per sq. feet price of smaller flats were
higher than the unit price of larger flats. In Wari per sq. feet price of flats varied from TK.6000 to
TK.8000, which showed very low variation in unit price levels of different sizes of flats.

Rent of Flats

Rent is an important factor to evaluate the characteristics of a housing area. The level of house rent
depends on various factors e.g. house type, location, size of house, utility services, environmental
characteristics of the area, distance from CBD, length of tenancy, etc (Nur, 1981).

Rents of the flats in the study areas varied widely. The ranges of rents of the flats were found to be
minimum TK.22000 and the maximum was as high as above TK.150000. In Wari there were no
flat with rent below

TK.20000 or above TK.150000. Most of the flats had rent within TK.25000-40,000. In Wari, rent
of flats are relatively same or higher than any other area as Dhanmondi, Gulshan. If we compare the

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average rent of the flats of wari is around (TK.40000/month). This is because some of the flats here
are provided with furnishings and other facilities like air conditioner.

Average F.A.R Value

Floor area ratio (FAR) is a measure of a building's floor space in relation to the amount of land it
occupies. FAR is the total floor area of a building on all habitable stories divided by the total lot
area. FAR values are distinct from ground coverage values, which do not take into account multiple
levels. FARs indicate density more accurately than simple ground coverage.

F.A.R value or floor area ratio is one of the important aspects of residential development. Intensity
of use of land is calculated from F.A.R value. F.A.R value shows ground coverage of building with
respect to the size of plot and number of stories. To ensure proper use of land and conform building
set back rules F.A.R value should be optimum.

There was no direct relationship between the size of flats and the F.A.R value of the buildings.
With the subdivision of plots and the building of six storeyed apartments, the

F.A.R value was quite high, because

 Firstly the plot owners wanted to utilize space as much as possible.

 Secondly due to the rapid rise of land value most of the landowner handed over their plots
to the housing developer for the apartment projects and in most cases the developers kept
minimum space around the buildings.
Average F.A.R value in Wari is 4.71 and the building coverage is 78.33 percent of the plots.
Whereas according to set back rules imposed by planning authority, the plots above 5 katha should
keep at least 25 percent area open around the building. That means percentage of building coverage
was relatively high in Wari.

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 Fig: FAR and setback is not maintained in wasri area

Occupancy Status

Housing market participants, the tenants, landlords, and property managers, need to understand the
nature and significance of the utilization pattern of the apartment buildings. Several important
aspects of the tenancy and vacancy level need to be recognized. The number of vacancy changes as
demand and supply condition in the market change. If demand increases while supply remains
constant or if demand increases more than the supply, the vacancy level will decline or vice versa.

Occupancy Status Frequency In %

Owner 24 51.06
Rented 15 31.91
Vacant 8 17.02
Total 47 100
Source: Field Survey

From field visit it is found In Wari, 51.06 percent of the flats are owner occupied, 31.91 percent are
rented and only 17.02 percent are vacant.

Parking

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Parking means the act or practice of temporarily leaving a vehicle or maneuvering a vehicle into a
certain location. Parking is a very important tool for urban design but there have no parking
facilities in Wari. So most of the vehicle parked on the roadside which occurs traffic congestion on
the Rankin Street where different national brand showrooms are located. So it is necessary to
provide parking facilities in the Wari.

Fig: Unplanned parking due to not having parking provision

Open Space

In urban planning, the designation given parks, recreational and natural areas, or other land not
occupied by buildings are defined as open space. Open space element include parks and squares,
pedestrian ways, urban green spaces as well as the trees, benches, water, lighting, paving kiosks,
water fountains, sculptures and so on. Open space is very important element for a neighborhood.
But in Wari there has no opt space or playground.

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Pedestrian facilities:

Pedestrian Ways is an essential element of urban design and they are not just part of a
beautification program rather they are comfort system as well as a support element for retailing and
for the vitality of urban spaces. A good pedestrian system reduces dependencies on automobiles in
a down town area, enhance the environment and finally improve the air quality. But there have no
such pedestrian facilities in study area.

Fig: Unplanned Pedestrian Facilities

Landmark

Landmark means any building, structure, or place that has a special character, special historic
interest, and/or special aesthetic interest, or value, as part of the development, heritage, or cultural
characteristics of a nation, state, city, or town. In the study area there are some structure may tagged
as landmark such as- Baldah Garden. Joy Kali Mandir etc.

Fig: Baldha Botanical Garden

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Linkage

It means the act of linking things together. The study area is located near the nerve point of Dhaka
which is Tikatuli, Sayedabad. But it’s linkage with adjacent area are not good.

Preservation

In urban design, preservation must address protection of existing neighborhoods and urban places
(squares, plazas, shopping areas etc.) as well as historical buildings and places. Preservation has
become an acceptable focus for urban design and its emphasis has increased as developers have
learned that preservation and redevelopment of historic places attract people.

In the study area there have some old structures which require proper repair and I maintenance. Joy
Kali Mandir is one of the old

Mixed Land use

This types of land is used both for residential and commercial or industrial used Total 1/5 land is
used as mixed land which serves both residential and commercial purpose of use. Many of
residential building in Wan are diversified into commercial purpose of use which may destruct the
‘planned residential area image of Wari.

Factors of Recent Changes

Despite the residential importance of Wari, recent development pressures have caused many of its
transformation process. Lack of proper maintenance has resulted in the deterioration of local
building stock and its eventual replacement by new apartments. The lack of flexibility in addressing
modern urban needs is also evident. The change in cultural values has resulted in a different
perception. Modern functional requirements manifested in the changing needs and new uses have
created new forms of spaces, buildings and structures. Social factors such as changes in local
lifestyles and household composition have stimulated the transformation process. The most
important factor is the absence of responsive workable criteria and plans to guide the growth and
developments in the residential area.

Factors to the Emergence of Apartments

Due to the growth of huge population over a short span of time, the pressure on land for residential
use has been very high. As a result, land price as well as construction cost increased significantly.
Apartments are found well suited in Dhaka due to scarsity of land resources. Dhaka has

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experienced an unprecedented increase in land value since the early seventies. The value of land in
Dhaka city, mainly in the central area,

Land Market:

The living cost has increased at a rate much higher than the increase in cost of living in Dhaka. The
price of typical residential land has increased 40 times (approx.) during the period 1975-2006. In
the absence of any proper land value records it is very difficult to compare the land value over the
past decades. But Table 5 will provide some idea regarding the increase in land value between 1975
and 2010.

Area Price of land (Taka/Katha) % Increase in price

over the past two
decades
1975 1990 2000 2010 Between Between
1990-2000 2000-2010
Wari/ 10,000 400,000 700,000 3,500,000 75% 400%
Gendaria
Source: Sheltek, 2010

There are also other reasons such as reluctance of individuals to spend time and energy in house
construction, increased awareness of apartment living and western influence. This is how apartment
living is becoming increasingly popular. Moreover the absentee i.e. the wage earners in Middle
East and other countries are also a major contributing factor towards the increasing demand for
apartments. As a result of increased demand, many apartment builders have appeared in the market
in recent years. Some of the other factors that have contributed to development of apartments
includes, desire to live within the city, increasing commercial market for apartments, profitability
for both owners of land and developers, availability of loans from financial institutions, existence
of flexible rules for development and number of reliable developers in real estate. Furthermore
fragmentation of ownership of land due to inheritance laws has led primarily the well-off families
to seek developers to build apartments on their lands that bring not only ownership of a few
apartments to co-owners but also ready cash. Personal security has also been a big factor for many
residents moving from residential houses to apartments.

Types of Apartments

Apartment housing in Dhaka has become increasingly popular in recent days and is likely to
continue. It may be worthwhile to describe here the types of apartments, which are now being built
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in Dhaka. Broadly speaking two types of apartment development can be noticed. Firstly, up to G +
5 story walk up apartments, which are usually RCC frame structure. The second types of
development are those apartments in high-rise buildings of more than six stories. But the present
trend in Dhaka City is 12-20 stories. Besides, there are other apartments provided by the informal
private sector mostly for rental use.

Fig: Building Apartment in Wari

Housing Quality

Although the informal apartments are playing an important role in Dhaka, there exists a wide range
of differences in the quality of housing provided by the informal sector in comparison with the
formal one. Characteristics and the difference in the housing quality by both the providers are
figure out in below Table

Table: Differences in Formal Apartments

Factors Formal Private Apartments

Finance Housing projects are usually backed by strong financial support i.e.
banks, housing financing institutions and mortgage bodies which
eventually provides quality housing.

Construction Industrialized and costly construction method are practiced generally

Material High quality

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Structure Mid to high rise

Dwelling Unit size Units are over 100 sq. m size is typical

Planning Fairly good (Planned as owner user)

Utility and service Adequate

Environment Good

Summary Findings

Occupancy status is a significant consideration to determine the acceptability of the neighborhood

as a residential area, and the no vacancy shows the positive feature of housing as well as high
demand of housing of an area. In Wari, there were very few vacant flats. It means that the demand
of flats here were so high that most of the flats are already sold or rented the moment they are in the
housing market.

It shows the high demand of presently available flats at the high price level, which ultimately
shows that the buyers and the tenants prefer Wari for getting the same standards of houses at higher
price than in Motijheel, Tikatuli, Shutrapur and also for good environmental condition, good social
integrity and for location near the centre of the city.

Existing Problems of Wari Area

Wari is one of the oldest planned residential areas of Indian subcontinent (Akbar and Sultana,
1995). Wari is losing the ruminants of its heritage to high-rise scramble. The look of first planned
neighborhood of Wari is undergoing wholesale changes. It is taking place at a brisk pace. Problems
prevailing in the study area have been identified with primary observation. The top problems have
been investigated and analyzed to get an insight into the reasons and effects they are putting in the
study area.

Identified Land use Problems

 Absence of open space, playground and green land is one of the major problems of the
study area. The total area is full of different types of buildings. It hampers the physical and
mental condition of the inhabitants specially the children of the area.
 Due to absence of proper planning and maintenance, most of the new buildings were grown
haphazardly in the study area and creates various types of problems.

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  The commercial uses particularly shops are not organized and these were grown without
any kind of planning. These are grown spontaneously and it hampers the aestheticism of the
area.
 Most of the commercial activities are located beside the roads in front of the buildings and
there is no parking provision for vehicles, which is responsible for extra gathering of people
on the road and hampers the flow of traffic and pedestrian.
 Commercial land uses are mixed up with residential land uses. So the existing commercial
pattern disturbs residential inhabitants. It creates an extra noise in the area and disturbs the
calm and quiet environment.
 There is specific land allocation for commercial use in the area and for this reason these
activities have grown dispersedly in almost all of the houses of the area.

Problems of Road Network

The road networks of Wari are not actually in good situation. Though there have grid-iron pattern
road but most of the roads are congested and busy during the peak hour. The intersection points of
the primary, secondary and access roads are in terrible situation in most of the times. A straight
road Rankin Street which is 705 meter long is the major road of this area (Hossain, 2007). Most of
the business, commercial activities and schools are developed on both side of the road. So this road
is fully busy during day time. Hare Street, Ware Street, Larmini Street and Nawab Street are also
wide road of this area. The main problems of road network are given below:
 There is no footpath in the primary roads of Wari. As width of the road is low it creates
congestion through using the road both by vehicles and pedestrian together. People walk
through roads, which are risky and can occurs accident anytime.
 There is no parking facility in Wari. So the vehicles are parked on the roadside which
makes the roads too much narrow and create congestion.
 Access roads are so narrow that makes always traffic congestion and the situation of those
roads are very poor.

Lack of Open Spaces & Recreational Spaces:

There is lack of open space and recreational spaces. There are no playgrounds, open space to serve
the people. They are only one park named “Baldah Garden” which is not open for all. People need
to buy tickets to get entrance. Though some people visit there, it has an unhealthy and unsocial
environment. Its environment is so offensive that, it is tough to go there. Due to lacking of open
space and playground children cannot play and the aged people cannot walked and take fresh air.

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Fig: Lack of open space and recreation area inspire road side gossiping as well as eve-teasing
Congested Building Structure
The land that is existed in the Wari was allotted during the British period. The allotted plot size was
large. Most of the allotted plot size was approximately 14400 sq. ft. But the plot was further
divided into their heir in various stages (Hossain, 2007). So there are many building structures are
form in a plot. For this the structural condition of the area is not in a satisfactory condition. On the
beginning allotted plot of Wari has more space which had been used for garden, separate garage,
front side open space etc. But at present total plot is used for building structure.
 Most of the new buildings have been constructed without proper rules and regulation. Most
of the buildings violate the setback rules and FAR which are very risky for any type of
accident.
 Construction, development and fragmentation of land do not follow the rules of subdivision
and RAJUK’s Building Construction Regulation which has been revealed by force field
analysis.
 Construction of high rise buildings and apartments makes barricade on sunlight and air
circulation of the adjacent area.

Problems of Utility Services

Problems of Drainage System
Open drains with lower capacity than the demand deduct both the sewerage and storm water
simultaneously. For being open, these drains exhibit odors and pollute the environment as the
regular maintenance and repair works are not done by DESA. Most of the roads in Wari have open
drainage which is full of waste and makes environmental pollution. It also reduces the capacity of
roads for movement of vehicles.

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Problems of Water Supply System
The water that is supplied in Wari area is not good in condition. The supplied water contain odor.
Quality of water supplied is not safe for drinking and other purposes. So the supplied water is not
drinkable.
 The supplied water cannot fulfill the demands of the inhabitants. It hampers the daily
necessity of the people of the area.
 The quality of the supplied water is not in a satisfactory position. The supplied water is
found sometimes dirty and unsuitable to use.

Fig: Voluntary water service due to having problem in water supply

Environmental Problem
 Due to unplanned and indiscriminate development, many low-height buildings adjacent to
the high rise apartments are deprived of adequate light.
 Due to construction of new apartments, air cannot feely flow in the area which makes
uncomfortable situation during the summer season.
 The study area is concentration of high rise buildings and lack of space, park, and
vegetation (except vegetations of the Baldha Garden) which tends to generate high
temperature in the area.
 The noise level of the area is more than the maximum level of standard which creates many
problems to the residents of the study area.
 Roadside open drainages of the study area are always in dirty condition which pollutes
directly to surrounding environment.

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 Fig: Insufficient waste disposal in Katha bazar
Recommendations

Though there are some problems identified in the study area, so some measures can be taken to
solve the problem.

Recommendations on Land use

 An effective plan should be prepared for the study area to ensure planned growth and to
restrict haphazard and spontaneous development. Most of the areas of Wari are change its
residential use to commercial use. It is change the Dhaka’s first planned residential area’s
residential image. So it is necessary to restrict the haphazard and unplanned commercial
development of the area.
 Incompatible land uses should be rearranged to ensure aesthetic requirement of the buildings
and to perform the specific use in an appropriate way. Some of the buildings of the area are
used both for commercial and residential purposes. If it can be rearranged then it will be
helpful for die inhabitants of the area to live in a suitable living environment.
 Parks or a playground should be provided to ensure fresh natural weather for the inhabitants
of the area. Parks or playgrounds are essential elements of a neighborhood which should be
accessible to all residents. But the study area has no playground or open space. So it is
necessary to provide open spaces in the study area which will also use as a children’s
playground.

Recommendations on Road Network

 Joy Kali Mandir, Folder Street, Roy Akhoy Sen Bahadur Lane should extend road width.
Because these roads are very low width road. Average road widths of these roads are 10-
12 ft. So it is necessary to widening the road width of these roads.
 Parking provisions should be provided in the area for reducing traffic congestion and
ensure smooth flow of vehicles and pedestrians. If parking facilities can be provided or

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 loading or unloading activities can be done in the off pick hours such as in the very
morning or at night after 10 pm then the congestion can be reduced.
 To restrict heavy motorized traffic such as truck, bus etc. and non-motorized traffic such
as push-cart for reducing traffic congestion Heavy traffic such as bus, truck etc. and non-
motorized vehicles like pushcart makes overcrowding on the road. So these types of
vehicles should be restricted during the peak hour.

Recommendations on Building Structure

 To ensure appropriate design should be approved by RAJUK for the buildings that will
be constructed. Most of the old buildings of the area have no design approval from
RAJUK. The buildings are constructed without any kind of rules and regulations and
sometimes the quality of the materials that are used very poor.
 Illegal extension of building height should be restricted. Some of the buildings of the area
have been extended one to two floors from the main buildings. Thus it is necessary to
control illegal extension of buildings and if it can be done then the buildings of the area
will be more suitable for living.
 Set back rules should be applied for constructing new structures. There is no set back rule
maintained during the construction of new buildings. So if the setback rules can be
applied then it will be helpful to enhance the safety of the buildings.
 Architectural renovation of the structures should be done to ensure the flow of wind
inside the room so that the environment of the rooms becomes fresh.

Recommendation on Utility Services

Recommendation on Water Supply
 The volume of water supply should be increased to the level that can fulfill the demand of
the inhabitants of the area. So, if the supply of water can be increased adequately it will
be helpful to ensure hygienic improvement of the area and created healthy environment.
 The supplied water is found sometimes dirty and unsuitable to use. WASA supplied
water sometimes creates serious water crisis for drinking and for other purposes. Thus, it
is necessary to ensure the supply of better quality of water to enhance healthy
environment and remove diseases. So it is necessary to improve the quality of water of
the study area.

Recommendation on Drainage & Sewerage

 The capacity of drain of the study area should be increased so that the water from different
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 sources can be properly drained out. If the capacity of the drains can be increased it will
ensure free flow of drained water in the area and make the area clean and hygienic.
 The drains should be maintained in a proper wty. Effective drainage system is necessary to
ensure proper dispose of waste water from the area which will ensure to make the area clean
and safely.
 Roadside open drainage system should be changed into a cover drainage system where
some fixed distance point inlet would use as a disposal tunnel of the rainfall water and
drainage water.

Recommendation on Environmental Problem

 A regulatory framework should be done by RAJUK that more than two high-rise apartments
should not be constructed closely.
 Every building should have adequate doors and windows that sunlight and air can freely go
through into each room. Encourage the residents to plant various trees in open places of
his/her plot, veranda or roof of the building.
 It should be prohibited the traffic hom and highly noise making commercial activities in the
study area.
 Road side drainage should keep clean in the regular basis and the dustbins should be clean
regularly in the early morning before the residents wake up.

Recommendation on Legal Aspect

 All new buildings should have approval RAJ UK before constructing
 Set back rules and FAR should be properly maintaining for the new building structures.
 As early as possible dismissal the multiple ownership cases of the area by the concerning
court.
 Preserve the old and historic building structures of the study area.

General Policy Guideline

 An effective plan should be prepared with land use, road network, building structures,
utility services, socio-economical problems, environmental problems and problems on
legitimacy. If the plan deals with all of these aspects then it will become a fruitful plan.
 The study area is developed as a haphazard mixed use zone. So it is essential to stop this
haphazard growth of the area. It may be done by separate the commercial and business
area from the residential area.
 A parks or play ground is very much essential in the study area There are some places for
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 the proposed play ground where it can be developed.
 The road width of Joy Kali Mandir, Folder Street, Roy Akhoy Sen Bahadur Lane can be
widening by 3 ft from each side of the road.
 Some shopping centre such as Aarong, Naborupa and Shanai Community Centre has no
parking facilities. Government should provide act that all shopping centre or community
centre must have parking facilities.
 RAJUK should regular monitoring on the constructing buildings for conforming to
Building Construction Rules. They should also monitor on illegal expansion of building
height
 For increasing the quality and quantity of water Dhaka WASA should take some
initiatives.
 Since the electric wires pass unsystematically DGSA should upgrade these wires with
new and better-quality.
 DSCC should provide necessary dustbins in the area that the people easily throw it into
bins.
 All informal activities should be demolish by the DSCC because these activities make
congestion on road and also pollutes the environment.

Conclusion
Though Wari is first planned residential area of Dhaka city, it has seen many unplanned scenario.
Wari is losing the ruminants of its heritage to high-rise scramble. The look of first planned
neighborhood of Wari is undergoing wholesale changes. It is taking place at a brisk pace. The land
use of the study area is in a haphazard situation and it has been growing in an unplanned way. In
Wari major part of urban development is happening in an unplanned manner. The unplanned urban
areas are the example of grave unhealthy environment. The streets are winding, houses are built
very densely without the breathing open spaces around them, and there is no proper drainage and
sewerage facilities, no adequate provision for, recreation and open spaces. Children do not have
playgrounds and adults cannot find a park to visit. So, all activities are happening on the streets.
Congestion, noise and air pollution has become a regular scenario. So it can be say that day by day
wari loosing its planned character. Considering the problems that are finding from the study
analysis , several recommendations have been suggested and if these recommendations can be
adopted and implemented properly it would bear a positive change in the area and would make the
area more livable and environmentally sound. So finally it can be say that if adequate financial
support and proposed recommendations can be implemented then it can be possible to bring
rewaken of Wari.
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 References:
 Azad, A. (2017). Apartment Housing in High Class Residential Areas of Dhaka City: A
Case Study of Dhanmondi, Gulshan and Baridhara,Bdresearch.org.bd. Retrieved 12 July
2017, from
http://www.bdresearch.org.bd/home/index.php?option=com_content&view=article&id=332
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(http://www.rajukdhaka.gov.bd/rajuk/page/web/devcontrol/house_land_dev_rule_2004.pdf)

 Rapoport, Amos. 1969. House Forms and Culture. Prentice Hall Inc., Englewood Cliffs,
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