Zoning concept as applied in Dacca : a critical analysis

Abstract

Now-a-days the land use pattern of Dacca City has become a serious problem for the implementation of its ~Iaster Plan which is diverting to a certain extent from achieving its aims and objectives. This is because of the uncontrolled and incompatible uses that are developing and increasing dayby- day within the different functional zones of the city. The present study reveals ~hat a considerable percentage of incompatible use hels invaded the planned areas of the city. In this context the land use pattern of Dhanmondi Residential lIrea has been taken as a 'case Study. From the survey that' covered 10~hof the buildings\ it has Jeeh found that about '-.. . 13.14% of the total buiidings of this r~sidential.area are nOli used for official purpose. The percentu[';eof the floors 'used as offices is the highest for the three storied buildin3S. ,The most remark,able, feature is'the mixed type of use of the buildin[';seither as residential -cum-commercial or residential -cum-office which is about 0.7% and 1.00% of the total buildings respectively. This incompatible official use in the residential area will lead it to a business district in the near future~ CQntr,olling measures are necessary to protect the differen~ zones of the city from being encroached upon by such non-conforming uses. Chapter Five of this study deals with this case stud,y. ,- - .'". The evidenceso'f non-conforming uses and structures wi thin the city are also found from sever~l court cases which - i - ,". ", est"blish that the present Town Improvement !,ct and the Building Construction Act are not sufficient enough for controlling the development pattern of the metropolitan city according to its Master Plan. It may be said that in our country the legal side which is the most important aspect of city planning is given very little consideration. A Zoning Ordinance for the city of Dacca has become essential to control and regulate its future growth and development. A guide line of comprehensive zoning ordinance for the city wi th all the required provisions has been sDg!tested:iD~Cllapter Six. It has also been suge;ested to enact this ordinance by considering all or parts of the local rules and regulations that control the constructions and the use of land and structures of the city.