DAP revision in final stages, allowing taller buildings with more floor space

Infographic: TBS

Highlights: 

• DAP first gazetted in 2022, but revised in 2023 under pressure from real estate groups
• New revision to allow two to four stories taller than previously allowed buildings
• Also, Floor Area Ratio (FAR) could be increased by two to three times
• Urban planners oppose the revision, saying it overlooked stakeholders' opinions

The Rajdhani Unnayan Kartripakkha (Rajuk) is all set to finalise the revision of its Detailed Area Plan (DAP), which will allow building heights to increase by two to four stories in "most areas" of the capital, along with larger floor areas and more units in buildings.

A meeting of the concerned advisory council committee, chaired by Land Adviser Ali Imam Majumder, will be held today to decide on the proposed changes in DAP, according to Rajuk officials familiar with the matter.

"The DAP revision is in the final stages, and it will be published in the form of a gazette after being finalised in Wednesday's meeting," a Rajuk official, on condition of anonymity, told TBS. 

While the Real Estate and Housing Association of Bangladesh (REHAB) is in favour of the revision, urban planners criticised it as a capitulation to real estate groups, claiming it will degrade Dhaka's livability further. They pointed out that this revision does not take into account the opinions of city dwellers or the advice of urban planners.

The Rajuk official also acknowledged the matter, saying, "This revision is being made mostly at the request of the real estate developers. While Rajuk claims to prioritise urban planners' and residents' input, their influence is limited in this case."

The DAP (2022-35) for Dhaka city was gazetted on 23 August 2022. Under pressure from real estate developers, it was revised again on 24 September 2023, without any technical recommendations.

According to new amendments, landowners in some areas will be allowed to build taller structures than previously permitted. For example, in Mirpur, where only five-story buildings are allowed. With the revision in effect, landowners will be permitted to construct buildings up to seven stories. 

In some Uttara areas, the limit will increase from six to 10 stories; in Mohammadpur, from five to seven stories; in Bashundhara Residential Area, from six to eight stories; and in Gulshan-Banani, the maximum height will rise from 11 to 12 stories.

In addition, the revised DAP will not allow the classification of water bodies, with no provision for filling them in. Agricultural land will also be unclassified, with guidelines for preservation and regulatory compliance.

Mohammad Fazle Reza Sumon, former president of the Bangladesh Institute of Planners (BIP), told TBS, "Under pressure from vested interests, this DAP revision increases building heights while disregarding Dhaka's livability, with no input from planners or residents. Such changes should not be made for the benefit of a specific group." 

He said in post-revolution Bangladesh, Rajuk must reverse this approach and stop turning Dhaka into a city of high-rise buildings.

"DAP and building regulations should be revised based on all stakeholders' opinions. Previous changes to building height in 2007 and 2008 were later partially corrected in the 2022 DAP. Further height exemptions will worsen Dhaka's population density, overwhelming the city's management," he said, urging interim government advisers to avoid any changes that could harm Dhaka's livability.

REHAB and urban planners face off

REHAB members held a human chain in front of the National Press Club yesterday, welcoming the government's decision to revise DAP. 

REHAB President Md Wahiduzzman said, "By implementing this discriminatory DAP, certain groups are trying to drive citizens out of Dhaka. If the housing sector is destroyed, many industries will shut down, and many people will become unemployed."

"Due to the DAP, the construction sector has already faced significant losses. The government's revenue is decreasing substantially, unemployment is rising day by day, and linked institutions are becoming stagnant," he added.

At the same time, urban planners and civil society leaders held a press conference inside the Press Club, protesting the regulatory changes, and arguing that the government would be responsible for the upcoming negative consequences of these changes.

Adil Mohammed Khan, an urban planner and BIP president, said, "Since the July mass uprising, there have been no logical reforms in the country's urbanization, urban planning, development, building, construction, and environmental laws and regulations."

"The government has compromised on public interest and the livability of the city to favour powerful business groups. As a result, parks, playgrounds, schools, and other civic amenities have diminished. Such activities endanger the environment and livability of the city," he added.

Ahmad Kamruzzaman Majumdar, chairman of the Center for Atmospheric Studies (CAPS), said, "Due to waterlogging, traffic congestion, and waste mismanagement, Dhaka has turned into an inhuman city. Currently, Dhaka ranks 143rd among the 147 most livable cities in the world, primarily because of commercial thinking. The lack of proper planning has severely reduced the city's green areas and water bodies."

Shayer Ghafur from the Department of Architecture at Buet said, "The city has become a commodity for business people. They are politically advancing their own interests by increasing building heights and FAR, which is harming the environment. The construction of new shopping malls along main roads, without any planning, is creating severe traffic congestion."

95% of Dhaka buildings violated regulations: Rajuk

Rajuk acknowledged that 95% of buildings in Dhaka violated regulations, and in 80% of areas, ambulances and fire service vehicles cannot access roads due to narrow widths. 

Experts warn that the ongoing DAP revision will worsen the situation, increasing hardships for residents and lowering their quality of life.

The revisions will be incorporated into new building construction regulations, with relaxed approval conditions for special projects.

The original 2022 DAP had over 350 density zones, determining building height, area, and units based on existing infrastructure. Under pressure from landowners and developers, the number of zones was reduced to 65, increasing the Floor Area Ratio (FAR) by two to three times in most areas, along with taller buildings. 

International standards suggest 100-150 people per acre, but Dhaka's density ranges from 250-400. Furthermore, the international standard suggests a population of 20,000 to 25,000 per square km, but Dhaka's population has already exceeded 50,000. The DAP revision will further increase this density.