A STUDY ON DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA

A STUDY ON DEVELOPMENT TREND OF

TEJGAON INDUSTRIAL AREA

PRESENTING AUTHOR:Anutosh DasGraduate Student

Department of Urban and Regional Planning (URP),Bangladesh University of Engineering and Technology (BUET), Dhaka

CO-AUTHORS: Dr. Afsana HaqueMd. Abdus SalamSk. Abu Taher

5-6 February 2016,Jahangirnagar University,Dhaka, Bangladesh

Background of the study.

Outline of the methodology.

Tejgaon Industrial Area (TIA).

Results and Discussion.

Recommendation and Conclusion.

OUTLINE

3

Developed by the PWD. 1950

1959

1968

1971

1995

2005

Proposed as an “Industrial District” in Master plan of DaccaDIT planned this area as a

light industrial area

Gone through a massive unplanned development

According to DMDP, non industrial land uses (commercial, office etc.) have increased Commercial use had been

increased whereas industrial use had been decreased gradually

2014

Government has decided to turn the area into a commercial cum residential district

Fig: Flowchart of development history of Tejgaon Industrial areaSaturday, 06th February 2016

BACKGROUND

4

Rationale of the research:

Nowhere in the master plan of Dhaka city(1959) or DMDP structure

plan, urban area plan or DAP, there exists a single government policy or

proposal to develop or plan residential use in Tejgaon industrial area.

Further the study of Khan et al. (2005) supports the emerging

commercial use in the place of light industries in the study area.

So in this circumstances, the study wishes to explore the development

trend of the study area.

Saturday, 06th February 2016

BACKGROUND

5

To prepare an existing land use inventory of Tejgaon

industrial area.

To investigate the development trend of Tejgaon industrial

area based on land use variables.


OBJECTIVES

.

7

Data was collected both from Primary and secondary sources by means of

Physical observation.

Questionnaire survey.

Literature works.

Primary data includes:

Land use inventory: land parcel as plot size, ownership and price of the plots.

Existing structure condition: structure type, ground coverage, number of

stories, number of units at each floor, area and use of each unit or floor.

Secondary data includes:

Earlier land use information of TIA from the study of Khan et al, 2005 and

database of 2009 from Dhaka City Corporation.


METHODOLOGY

METHODOLOGY

8

Land use information:

Each of the 430 plots of the study area was surveyed through physical

observation.

Land ownership and land price database:

Surveying corresponding owner or the caretaker each of the 430 plots

of the study area for collecting the land price and ownership database.

Land price was verified by interviewing key informant- Ward

Commissioner.


..

10

Fig : Dhaka city Map

Fig : Location map of Tejgaon industrial area (Source: Google map)

(Source: Website)


TEJGAON INDUSTRIAL AREA (TIA)

11

Area: 500 acres.

Location: Bounded on the North of Mahakhali Gulshan Road, On the South

by Begunbari area, on the East by Begunbari Khal and on the West by Dhaka-

Tongi rail lines under Tejgaon Industrial area thana.

Total Population: 146,732 (BBS, 2011) .

Total plots: 430.


TEJGAON INDUSTRIAL AREA (TIA)

..

EXISTING LAND USE PATTERN OF TIA

13

Table: Land use pattern of Tejgaon Industrial Area


Land use category Number of plots Total occupied floor area (in acres)

Commercial 147 152

Industrial 141 209

Institutional 61 64

Residential 61 61

Service Category 20 14

Total 430 500

A significant proportion of existing land uses are constituted by the industrialand commercial land use.

The total floor area covered by the industrial land uses is higher than thecommercial one.

Residential development is still not prominent in this area.

As a result the impact of the industrial activities in Tejgaon industrial areasuppress those of commercial activities.

(Source: Field survey, 2015)

14Fig : Existing land use pattern of Tejgaon Industrial Area


Land use


EXISTING LAND USE PATTERN OF TIA

15

22%

8%

20%1%

31%

12%6%

Chemical industry

Food industry

Pharmaseutical

Industries

Warehouse

Garments industry

Electrical and electronic

equipment production

industry

Metal industries

Fig :Different category of industrial land use

42.71%

31.25%

12.50%

13.54%

Industrial Commercial Residential Institutional

Fig: Distribution of different land use (based on floor area occupied)


DISTRIBUTION OF DIFFERENT LAND USE



19%

17%

2%

12%20%

9%

5%3%

8%5%

Bank

Automobile showroom

Restaurant

Export oriented business

Printing press

Retail shop

Informal market place

Shopping complex

Vehicle service centre

Electrical and electronic

equipment wholesale centre

16

42.71%

31.25%

12.50%

13.54%


Fig :Different category of commercial land use






17


Fig :Different category of residential land use

42.71%

31.25%

12.50%

13.54%


28%

8%

62%

2%Staff quarter

Dormatory

Family housing

Industrial worker

mess





18

Fig :Different category of institutional land use

57%32%

8% 3%

Adminstrative office

space

University/ college

School

Mosque



42.71%

31.25%

12.50%

13.54%





EXISTING LAND USE INFORMATION OF TIA

19

List of variables Minimum Maximum Mean Std. Deviation

Size of the plot( Measurement Unit-Katha)

.50 200 20.40 19.62

Ground coverage ( Measurement Unit-Katha)

.50 90 14.94 12.01

Number of stories 1.00 20.00 4.11 3.08365

Number of unit at each floor

1 8 1.88 1.01

Table: Descriptive Statistics of different variables associated with land use of TIA



20

There exists a large variation in size of the plot in the study area and the

size varies between .5 katha to 200 katha.

The average size of the plot is about twenty katha. Whereas average ground

coverage of plots is about fifteen katha .

It implies that on an average about seventy percent space of any plot is

utilized by the structures built on it.




21

Table: Relationship between plot size and land use of the plot in 2015

Land use of the plot in 2015

Residential Institutional Commercial Industrial Service category

Plot size

(measurement

Unit-katha)

0-4

% within plot size

38.9%11.1% 36.1% 11.1% 2.8%

5-14 21.9% 15.9% 36.4% 20.5% 5.3%

15-25 9.4% 10.4% 27.4% 44.3% 8.5%

25-50 2.1% 14.4% 26.8% 51.5% 5.2%

>50 0.0% 29.6% 18.5% 44.4% 7.4%

Most of the average (around twenty katha) and over sized plots (greater

than fifty katha) are occupied by the industrial land uses .

Most of the commercial and residential land uses occupies small sized

plots within the study area.




22

Fig: Distribution of existing building of different height (number of stories)

Structure height varies between one storey to twenty stories.

Most of the existing buildings are under five stories.

There exist a few proportions of high rise buildings in the study area.


38%

39%

19%

4%

1-2

3-5

6-9

10 and above


23

Table : Relationship between number of stories and land use of the plots in 2015



Number of stories

1-2

% within Number of stories

4.4% 12.6% 45.3% 31.4% 6.3%

3-5 22.4% 18.6% 19.3% 32.3% 7.5%

6-9 22.2% 11.1% 17.5% 44.4% 4.8%

10 and above

1.7% 6.6% 81.6% 11.1% 0.0%

Most of the buildings with commercial land uses within the study area

are of high rise categories.

The height of structures with residential, institutional and service

category land uses mainly varies between single to five stories.




24

Fig: Existing ownership pattern of land in Tejgaon industrial area

In Tejgaon, “Private individual property” constitutes significant

proportion of the different existing land uses.

The share of “Leasehold property” is quite diminutive in this area.


EXISTING OWNERSHIP PATTERN OF TIA

51%

23%

5%

21%Private individual property

Private group property

Leasehold property

Government or khas land


25

Table: Relationship between Land use and Ownership of the plots in 2015

Ownership of the plot in 2015

Private individual property

Private group

property

Leasehold property

Govt. property or khas land


Residential

% within Land use of the plot in 2015

70.7% 6.9% 5.2% 17.2%

Institutional 23.0% 8.2% 1.6% 67.2%

Commercial 56.6% 27.1% 7.8% 8.5%

Industrial 49.3% 36.1% 2.1% 12.5%

Service category

16.7% 8.3% 37.5% 37.5%

Most of the residential, commercial and industrial land uses of this area are

under private individual ownership.

A significant portion of industrial land uses are also private group property.


EXISTING OWNERSHIP PATTERN OF TIA


26

The price of the plots in Tejgaon industrial area varies between thirty

lakh to ninety lakh BDT per katha unit.

The average price of land is around fifty eight lakh BDT per katha.

Table: Descriptive Statistics of price of land (BDT. Lakh per katha)

Number Minimum Maximum Mean Std. Deviation

Price of the plot (BDT lakh per katha)

430 30 90 57.98 7.02



LAND PRICE DISTRIBUTION IN TIA

27

Fig: Distribution of plots according to land price in Tejgaon industrial Area

Most of the market price of land in Tejgaon industrial area varies between

fifty four to sixty five lakh BDT per katha and it covers maximum proportion

of land in Tejgaon industrial area.


LAND PRICE DISTRIBUTION IN TIA

0

10

20

30

40

50

60

70

80

30-41 42-53 54-65 66-77 78-90

Pe

rce

nta

ge

of

plo

ts

Market value of land (BDT lakh per katha)


28

Fig: Land price of different plots of Tejgaon industrial area in 2015(Source: Field survey, 2015)

Legend

(Land prices)


SPATIAL VARIATION IN LAND PRICES IN 2015

29

The highest priced plots in this area are situated at first row on both sidesalong Shaheed Tajuddin Ahmed Avenue.

Most of the commercial and industrial land uses along this road exhibit highmarket price comparative to other land uses as institutional or servicecategory land uses.

The reasons behind this is that most of the institutional land uses along thisroad are under government ownership and service category land as petrolpump fall under leasehold properties.

The price of plots near Hatirjheel at kunipara and Begunbari area alongHatirjheel-Gulshan link road is lowest among prices of all other plots in thisarea.


SPATIAL VARIATION IN LAND PRICES IN 2015

30

Table: Relation between Land use and price of the plot in 2015



Price of plot(In lakhBDT)

30-41

% within Price of plot

75.0% 0.0% 12.5% 12.5% 0.0%

42-53 23.4% 10.9% 37.5% 23.4% 4.7%

54-65 12.7% 15.8% 25.0% 39.6% 7.0%

66-77 0.0% 18.8% 75.0% 6.2% 0.0%

78-90 20.0% 20.0% 40.0% 20.0% 0.0%

Most of the highest price plots in the study area are occupied bycommercial land uses.

The maximum proportion of minimum priced land (price varying betweenthirty to forty one lakh BDT per katha) of the study area is under residentialland uses.


LAND USE AND PRICES OF PLOTS


31

0

5

10

15

20

25

30

35

40

45

1948 1959 1987 1995 2005 2009 2015

Pe

rce

nta

ge

Year

Industrial plot

Commercial plot

Fig: Growth of industrial and commercial land use in TIA

(Source: Khan et al, 2005; DCC, 2009; Field survey 2015)


DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA

32

The development trend of Tejgaon was mainly industrial and

establishment of industries increased up to the period of 2005.

But the recent trend of industrial development is declining due to

increased commercial development, relocation of heavy industries, strategies

for reduction of pollution etc.

As stated in DMDP, being close to the core of Dhaka city Tejgaon attracts

numerous commercial activities in this area.

Thus there exists an increasing trend of commercial activities and the rate

of growth of commercial activities is greater than that of industrial one.


GROWTH OF INDUSTRIAL AND COMMERCIAL LAND USE

33

Table: Change in land use of the plots (based on total plot area occupied) in TIA between 2005 and 2015

Land uses of the plot in 2015


Land uses of the

plot in 2005

Residential

% within land use of the plot in 2005 35.0% 10.0% 30.0% 25.0% 0.0%

% within land use of the plot in

201553.8% 11.1% 11.1% 9.4% 0.0%

Institutional% within land use of the plot in 2005 0.0% 29.4% 47.1% 17.6% 5.9%


Commercial% within land use of the plot in 2005 7.7% 7.7% 61.5% 7.7% 15.4%


Industrial% within land use of the plot in 2005 5.4% 9.7% 34.4% 47.3% 3.2%


Service

category



Total % within land use of the plot in 2005 11.5% 10% 37.5% 36.8% 4.2%

(Source: Khan et al, 2005; Field survey ,2015)

Major changes has occurred in commercial and industrial land uses of the area

between the 2005 and 2015 year period.

Most of the industrial and institutional land uses that existed in 2005 have been

converted into commercial land uses by the period of 2015.


CHANGE IN LAND USE ON THE BASIS OF TOTAL PLOT AREA OCCUPIED

34

Fig: Change in land use pattern based on total plot area occupied

0

5

10

15

20

25

30

35

40

45

50

Commercial Industrial Institutional Residential

Pe

rce

nta

ge

of

tota

l a

rea

2005

2015

(Source: Khan et al, 2005; Field survey 2015)


CHANGE IN LAND USE ON THE BASIS OF PLOT AREA OCCUPIED

35

Land use

Land use

Fig: Land use map of Tejgaon industrial area in 2005 Fig-: Land use map of Tejgaon industrial area in 2015(Source: Khan et al, 2005) (Source: Field survey, 2015)


CHANGE IN LAND USES BETWEEN 2005 AND 2015

36

Fig: Change in structure height in Tejgaon Industrial area

(Source: DCC, 2009; Field survey 2015)

0

5

10

15

20

25

30

35

40

45

1-2 3-6 7-10 >10

Per

cen

tage

of

bu

ild

ing

Structure height(No. of storey)

2009

2015


CHANGE IN STRUCTURE HEIGHT BETWEEN 2009 AND 2015

37

With continuous rapid development there exists a rising trend of high rise

building in Tejgaon industrial area.

Basic reason is the location of the Tejgaon industrial area at the core of

Dhaka city.

The share of high rise building has increased in the Tejgaon industrial

area than that of in the period of 2009.


CHANGE IN STRUCTURE HEIGHT BETWEEN 2009 AND 2015

38Saturday, 06th February 2016

PEOPLE'S PERCEPTION REGARDING DEVELOPMENT OF THE SITE

18.42%

81.58%

Aware

Not aware

Fig: Awareness of the people about the recent government decision

38.98%

29.86%

15.58%

9.09%

6.49% Fromnewspaper

From Televisionor Radio News

From Socialmedia

From otherpeople

From othersources

Fig: How the aware people informed about the decision (Source: Field survey, 2015)(Source: Field survey, 2015)

..

40

A massive transformation has occurred in industrial and commercial land

uses of Tejgaon industrial area.

There exists an emerging trend of commercial uses in the place of

industrial activity and the rate of growth of commercial activities in this area

greater than that of industrial one.

A little or no variation is observed in the proportion of residential and

service category land uses in this area.


MAJOR FINDINGS

41

In Tejgaon, “Private individual property” constitutes significant proportion

of the different existing land uses and the share of “Leasehold property” is quite

diminutive in this area.


MAJOR FINDINGS

42

Existing land price in Tejgaon industrial area is considerably high

comparing to other areas of Dhaka city.

Most of the highest price plots in the study area are occupied by

commercial land use.

The maximum proportion of minimum priced land (price varying between

thirty to forty one lakh BDT per katha) is under residential land uses.

There exists a rising trend of high rise building in this area.


MAJOR FINDINGS

43

Tejgaon was initiated as a planned industrial area in 1968.

But gradually the physical characteristics of this area has changed a lot

from the state as it was designed by Dhaka Improvement trust (DIT) in 1968 .

As a consequence the location of such an industrial area is quite not

justifiable in the core of Dhaka city which also as indicated in the DMDP Detail

Area Plan (gazetted in 2010).


CONCLUSION

44

The study recognized a growing trend of commercial activities and private

individual property constitutes major share of different land uses in this area.

Private land owners can continue haphazard and unplanned development

to maximize their personal interest.

In the absence of proper land use control, the growing trend of commercial

development may furthermore results in such development which may

deteriorate and more unlikely to collapse the entire cityscape.


CONCLUSION

45

As a consequence this study strongly recommends the introduction

and enforcement of strict development control in context of any

existing and further development initiative associated with Tejgaon

industrial area to fabricate a better and more livable cityscape.


RECOMMENDATION

46

1. BBS (2011) “Population census community series”, URL: http://www.bbs.gov.bd/PageWebMenu

Content.aspx?MenuKey=337 accessed on 13/03/2015.

2. BPA (2013) “Bangladesh Psychological Association”, URL: http://bpa.org.bd/Dhaka%20City%20

Map.html accessed on 13/03/2015.

3. Google map of TIA (2014) URL: https://www.google.com.bd/maps/place/Tejgaon+Industrial

+Area,+Dhaka/@23.7623915,90.4038924,15z/data=! accessed on 13/03/2015.

4. Khan, B. M., Islam, R. M. and Jahan, I.(2005) “Changing land use pattern of Tejgaon industrial

area and its impact on surrounding areas” Unpublished BURP thesis, URP, BUET.

5.Nilufar, F. (2010) “Gardens, Parks and Open Spaces in Capital Dhaka: Mughal Period”,

URL:http://www.academia.edu/245119/Gardens_Parks_and_Open_Spaces_in_Capital_Dhaka_

Mughal Period accessed on 31 august 2015.


REFERENCES

Education

A STUDY ON DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA