REVITALISATION OF PEOPLES FIVE STORIED HOUSING, KHULNA, BANGLADESH

REVITALISATION OF PEOPLES FIVE STORIED HOUSING, KHULNA, BANGLADESH Healthy Living for the Economically Disadvantaged BD-KHU-679 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 country’s 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. I BD-KHU-679 Contents Abstract Table of contents List of Maps and Figures Abbreviations I II V VI Chapter 1: Introduction 1.0 Introduction 2 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 BD-KHU-679 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 BD-KHU-679 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 BD-KHU-679 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 V BD-KHU-679 1 Introduction BD-KHU-679 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 government‘s 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. Lynch‘s concept of urban vitality is a measure of environment‘s 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 doesn‘t 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 people’s 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 2 BD-KHU-679 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 title—for 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 3 BD-KHU-679 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 Governor’s 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 country’s 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% 4 BD-KHU-679 2 National and City Context Analysis BD-KHU-679 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 world’s 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 6 BD-KHU-679 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 employer‘s 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 7 BD-KHU-679 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, o the history of local misadministration of the public housing program o Powerlessness and housing residents. alienation of public 8 BD-KHU-679 3 Understanding the site BD-KHU-679 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 BD-KHU-679 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 it’s efficiency and at present this area knon as dead area because of lower economic estimulation. Map 3.2: Location of the site 11 BD-KHU-679 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 People’s 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 people’s 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. That’s 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. 12 BD-KHU-679 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. 13 BD-KHU-679 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 90’s 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 bachelor’s 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. 14 BD-KHU-679 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 15 BD-KHU-679 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 16 BD-KHU-679 Figure 3.11: Cooking place Figure 3.12: Unhygienic environment and very unsanitary latrine 17 BD-KHU-679 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. BD-KHU-679 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 19 BD-KHU-679 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. BD-KHU-679  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 21 BD-KHU-679 3.8 Dimensions considered for site analysis 22 BD-KHU-679 4 Revitalisation Proposal BD-KHU-679 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. That’s 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 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 24 BD-KHU-679 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 can’t 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 25 BD-KHU-679 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 26 BD-KHU-679 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 27 BD-KHU-679 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 newsagent’s 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 28 BD-KHU-679 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 29 BD-KHU-679 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, children’s 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 30 BD-KHU-679 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 children’s. 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 31 BD-KHU-679 5 Financing and Implementation BD-KHU-679 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 can’t 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 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 year’s 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 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 can’t 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 People’s 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 people’s 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. 42 BD-KHU-679 8 Bibliography BD-KHU-679 Bibliography Ahmed, I. (2007) Urban Poor Housing in Bangladesh and Potential Role of ACHR. Dhaka: Asian Coalition for Housing Rights. Angel, S. (Eds) (1983) Land for Housing the Poor. Singapore: Select Books. Baken, R. & Van der Linden, J. (1992) Land Delivery for Low Income Groups in Third World Cities. Aldershot: Avebury. Barakat, A. 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