Ataur Rahman Raihan

Sallahuddin Babu, a 47-year-old private bank official, was walking through the C Block of Banasree towards Rampura on the 31st of December when he abandoned his auto-rickshaw midway, frustrated by the unbearable traffic jam that highlighted the capital’s transformation.

"Originally planned as a residential area, Banasree has seen its character transform over time. Today, the neighbourhood is overrun with schools, restaurants, hospitals and various businesses, developed haphazardly. This unplanned growth has significantly deteriorated the quality of the living environment," lamented a frustrated Sallahuddin.

Experts suggest that it is not just Banasree; even prestigious areas such as Dhanmondi, Gulshan, Baridhara, and Banani have lost their residential identity. Mohammadpur and Wari, once known for their residential nature, are now congested urban areas. Few buildings in Dhaka’s residential areas are purely residential anymore.

Urban planners argue that residential areas are meant to provide more than just a place to sleep. They must meet people's basic needs, be environmentally and health-conscious, and ensure that the noise and commercial activities are limited. Unfortunately, complaints from urban experts highlight the failure to maintain these essential qualities in Dhaka’s residential zones.

Aminul Islam Sujon, treasurer of the Environment Save Movement (Paba), commented on this issue: "Many areas, initially developed as residential zones, have now turned into mixed-use and commercial spaces. For instance, Dhanmondi has become a mixed-use area, and it can no longer be called a purely residential area."

Historically, the development of residential areas such as Uttara in the early 1980s followed a specific residential plan. Some areas, particularly those farther from main roads, are still residential, while regions like Bashundhara have seen a blend of residential and commercial developments.

Gulshan, known for its upmarket character, also has areas close to main roads that have become commercial.
Sujon stresses that a residential area should cater to all essential aspects of daily life, including accessible food, water, sanitation, electricity, open spaces and public facilities for leisure, sports, and shopping.

The key, according to him, is for these areas to maintain a balance of commercial activity without compromising the living conditions of residents. Only then can a residential area be considered complete and of high quality.

Sujon, however, points out that the shortage of quality residential areas in Dhaka is becoming more pronounced, compounded by the lack of coordination between government bodies like Rajuk (Dhaka's Development Authority), city corporations, Dhaka Water Supply and Sewerage Authority (WASA), and other related ministries.

Adil Mohammad Khan, president of the Bangladesh Institute of Planners (BIP), echoed similar sentiments, stressing that a "home is a sweet home," and for a place to be considered a residential area, it should offer protection from hazards such as fire and noise.

The Rise of Mixed-Use and Commercial Developments

Dhaka’s transformation from residential to mixed-use and commercial areas has been noted by urban planners like Professor Adil Mohammad Khan of Jahangirnagar University’s Urban and Regional Planning Department.

According to him, the first planned residential area in Dhaka was Wari, followed by Dhanmondi, Banani and Gulshan. In modern times, Uttara was also planned as a residential area.

Mixed-use areas, where residential, commercial, and industrial functions coexist, are a growing trend in Dhaka.

Adil Khan explained that mixed-use development was once confined to areas like Motijheel and Dilkusha, but now even residential zones like Gulshan have incorporated commercial activities along major roads. This transformation is primarily driven by the growing needs of residents, he believes.

He added that, traditionally, commercial activity was allowed in residential areas only for essential services such as small grocery stores or medical facilities. But the unregulated commercialisation of residential zones, particularly with the approval of high-rise buildings, has led to issues like traffic congestion, reduced living quality and even fire hazards.

Over-commercialisation: A Dangerous Trend

The issue of over-commercialisation in residential areas has escalated with the approval of multi-storey buildings and commercial establishments in areas like Dhanmondi, Gulshan, and Banani.
Adil Khan lamented that these areas, which were originally residential, now house numerous restaurants, shops, and private universities, making them far from what they were designed to be.

He stressed the need for strict enforcement of zoning regulations, with residential areas designated for residential use and commercial areas confined to specific locations.

According to Khan, such unregulated developments have contributed to accidents and hazards, including fires, in residential zones.

He further explained the concept of mixed-use development, which can be either vertical (where different activities are spread across multiple floors of a building) or horizontal (where activities like markets or shops are integrated into a specific part of the residential area). The growing prevalence of vertical mixed-use developments in Dhaka has worsened the situation, leading to more crowded, unsafe living spaces.

The Role of Rajuk and Planning Authorities

Adil Khan also held Rajuk responsible for the failure to control and regulate mixed-use developments. He argued that the authority had failed to implement controlled mixed-use development, leading to residential areas becoming overcrowded and less livable. "The problem lies in the fact that Rajuk and other planning authorities have allowed mixed-use developments without proper regulation, and this has led to the degradation of residential areas."

The Challenges of Balancing Residential and Commercial Needs

Urban planners argue that residential areas should not be overwhelmed by commercial establishments. Akhtar Mahmud, a city planning expert, stated that no more than 30-35% of a residential area should be designated for commercial activities.

However, areas like Dhanmondi have seen an excessive amount of commercialisation, leading to severe congestion and disruption to the residential atmosphere.

Mahmud pointed out that while small-scale businesses like grocery stores, pharmacies, and restaurants could be integrated into residential areas, large commercial operations like hospitals and multi-storey buildings should be restricted. Allowing such developments has exacerbated the already challenging traffic situation and reduced the quality of life for residents.

Rajuk's Struggles and the Role of City Corporations

Ashraful Islam, chief urban planner at Rajuk, defended the authority, stating that the shift from residential to commercial areas was primarily driven by demand. He explained that when residential plans were initially drawn up for areas like Dhanmondi, the expected population density was far lower. However, as demand increased, the original plans were altered to allow taller buildings, resulting in increased commercialisation.

Islam stressed that while the city corporation is involved in discussions regarding urban planning, it is ultimately Rajuk’s responsibility to regulate the development of residential areas. He acknowledged the challenges faced by Rajuk but pointed out that the transformation of residential buildings into commercial spaces was driven by the growing needs of the population.

Experts agree that Dhaka's residential areas have lost their original character due to a combination of unregulated development, increased commercialisation, and a failure to adhere to urban planning principles.

While demand for space continues to rise, it is clear that the need for a more regulated and sustainable approach to urban development is urgent to maintain the quality of life in the city’s residential areas.