DAP revision delayed, building heights to be adjusted
“Some advisers raised questions in the meeting about relaxing the height limit of the building. Questions were also raised about why the opinions and suggestions of urban planners and architects were not given importance regarding the DAP amendments,” one adviser, who was present at the meeting told The Business Standard
The revision of Rajdhani Unnayan Kartripakkha's (Rajuk) Detailed Area Plan (DAP) has been delayed as members of the advisory council committee on the issue failed to reach a consensus on multiple issues yesterday (19 March).
The seven-member committee, in a meeting on the day, decided to further review the area plan, which was all set to be finalised allowing building heights to increase by two to four stories in most areas, according to officials familiar with the matter.
"Some advisers raised questions in the meeting about relaxing the height limit of the building. Questions were also raised about why the opinions and suggestions of urban planners and architects were not given importance regarding the DAP amendments," one adviser, who was present at the meeting told The Business Standard.
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The meeting was chaired by its chief Land Adviser Ali Imam Majumder.
The members of the committee - which also includes advisers from the ministries of law, housing, energy, road transport, environment and the local government - decided to hold another meeting to discuss the matter after the upcoming Eid-ul-Fitr.
"Housing and Public Works Adviser Adilur Rahman Khan, Law Adviser Asif Nazrul and Environment Adviser Syeda Rizwana Hasan will meet again after Eid to discuss the issues of the DAP amendment," Md Ashraful Islam, chief town planner at RAJUK, told TBS.
"They have also decided to consult planners and architects and hold meetings with them. Hopefully, some of the amendments may change," he added.
City planners have reacted to the halt in DAP revision positively.
Reacting to the development, Bangladesh Institute of Planners (BIP) President Adil Mohammed Khan said, "When urban planners were initially called to amend the DAP, we gave some suggestions. But none of our suggestions were included in the amendment. We were not called for any more meetings afterwards.
"They wanted to make the revision to please the real estate traders by bypassing the planners. Now that it has been delayed, it gives us hope. If they want further recommendations from us, we are always ready to give our opinions."
He added, "We must keep the city's environment and surroundings in mind when making any plans. This city is not just about buildings and concrete. We also have to give importance to every living thing."
Earlier on the day, TBS, citing an anonymous Rajuk official, reported that the DAP revision, which was set to be finalised, would 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.
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 anonymous 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 proposed new amendments, landowners in some areas would 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.
