Informal sector housing Scenario Analysis for Chattogram, Bangladesh: A Way Forward

Bangladesh is a densely populated developing country and is
facing housing shortage due to different reasons Khaled, Sultana...


Table1 & 2 According to REHAB Chittagong Fair 2012-Survey
Report almost 56% funding for buying flat/plot is from the personal and family savings where only 23% of the mortgage loan Table 3.   Karan, [1]. When the apartment area increases the price also increase, though below 1000sqft is not preferable in Bangladesh context, yet for lower income and middle-income people it is within their affordable budget Table 3 & Figure 1.

Preference between apartment and land
To purchase a land and then construct own building is preferred because there is feeling of security with the ownership, but the land prices are high and makes it unaffordable to most. Khaled et al. [1] survey report shows, the majority of the customers (70%) prefer to buy an apartment as no construction hassle is there and also it saves time. However, 37% consumers prefer to purchase a land and construct their own building. Khaled, Sultana, Biswas, & Karan [1].
From the field survey of three residential projects in Chittagong, the construction cost of high-rise buildings (more than six storied) is found to be approximately 2000 taka/sft and for low-cost housing, it is around 1200-1300 taka/sqft.

Review of rehabilitation schemes in Bangladesh
Bhashantek rehabilitation project It is a public-private partnership project undertaken in 1998 by the government to provide housing for the Slum Dwellers (SD) and Low Income Group (LIG), The project was expected to provide shelter to more than 80,000 urban poor ( Figure 2). This project was the first joint venture rehabilitation project by the Government and private organization in Bangladesh. Mohit [11]

Analysis of Selected Site
In the site analysis, two important issues are focused:

Road network
The new site is just by the side of Hathazari Road (N106) which is an important national road and directly link with the city. Local bus and other transports are available, and the travel time is around half an hour.

Railway network
According to the master plan of the new township there is circular Rail track which will provide mass transport for those inhabitants. From Fatheyabad to Sholoshahar (Main City), the travel time is 20 minutes, and the fair is also low (05 taka) and affordable

Transport and communication
The site is connected to the city by Rail and Road. The following Charts Show the Distance and Fair of Bus and Rail from City to the site.

Economically feasibility analysis
From the primary survey, it is found that the monthly family income is around 8000 to 9000 taka, and they can spend 2500 to 3000 taka (30% of income) for housing of the informal sector If the rehabilitation project has to be taken individually then the Land Acquisition cost which has considered as free will be almost 84000 (in combine project it is only 34800 taka) taka per family, and it is a great burden for the government. On the other hand, total unit cost will be more and if the facilities like school and clinic will be provided separately. If separate Plot is provided then only for aunit, (unit area 22.3sqm, Plot area 34sqm) the land acquisition cost is 1.5 lakh which is more burdain for government to give it free per family. Again, land development cost is 0.85 lakh, and Building cost is 2.9 lakh which is not affordable for the poor people and the plot size also too small to build separate building. In this way the poor people can get a shelter with free land where maximum family will share the land according to their demand and within present building construction rules (Table 6).

Conceptual layout plan
The

Residential zoning, FAR, and height
In the colony zoning is proposed according to a different type of consumers. The housing for poor people is separate from the general residential area. The area is divided into three part and the buildings are proposed by using MGC with the maximum floor is six (Ground +5). The 2.5 and 3.0 Katha plot are mainly for lower income and middle-income group, for that, these types of plot are proposed in a residential zone. On the other hand, 4.0 Katha is for higher middle class and 5.0 kata is for higher income group. The apartment block also is in the different residential zone with FAR 5.25 and the floor number is 13 (Ground +12, with MGC 50%). Here basement floors may be required for parking and ground floor is also considered for parking which are not FAR included.

Proposal for poor people
For the Rehabilitation people, the main aim is to provide safe shelter with minimum cost. At the same time the community demand, rules and regulation, requirements, environmental issues also have to be considered.

Land area and land use
Considering the total unit number of family around 2100 the total area for Landslide-affected people is around 5 acres including road, nursery school/children play area and community center.
Here the residential use is 3.5 acres, and the floor area is on the base that land area.

Proposal for housing for general people
In a housing project Plotted development and apartment are the main two types for residential projects. From literature review, it can be stated that the demand of apartment is more in Chittagong and on the other hand according to case study plot is still in demand. So here the project is a combination of Plot and apartment for residential use. Though 60% land is for the plot but according to

Details area calculation for apartment
The total land area for apartment is 7. According to FAR chart, the value of FAR is 6.00 then the Total floor area is 184600sq.m and the following Table 8 show the detail calculation of FAR for of different types apartments. The urban facilities are an important issue for a successful housing project.
The requirements of that area have to maintain in any housing projects. The percentage of saleable area is not more than 70% and according to case study, the residential area is around 53 to 60%.     Table 10 In Plot, more profit is proposed for the five Katha which is mainly for the upper middle and high-income group, and they will get more FAR benefit also. On the other hand, three and four Katha plots are meant for the middle-income group which is with moderate profit and 2.5 kata are special consideration for the lower income group people with less profit. Again, four types apartment are proposed in the project where the largest area is 1700sqft (158sqm) for HIG people with maximum profit.
Another two-type apartment which area is 1250sqft (116.1sqm) to 1500sqft (139.4sqm), is proposed for MIG and the profit also is in moderate range and less than the market price of the apartment.
Here apartments also proposed for the LIG people with 850sqft (79sqm) and the profit is also lowest. Finally, the project is expected to be successful where the profit is 164, 68, 75653 taka (average 31.24 %). The investment and the Bank interest are not calculated.

Calculations
In the housing policy, the government has committed to provide housing for all including the poor of the informal sector. Detail planning is required where all categories of people are addressed for housing. There are so many problem and limitations to provide housing for the target group and the main problem is affordability.
If individual housing project is prepared for them, then the price of plot or apartment would be high and beyond their affordability.
In a combined housing scheme, the price of the house can bring within their buying capacity considering the land to be free to them. The proposed scheme where the land area is 42 acres, almost 2000 poor family can be relocated where the transportation, job and other basic demand can be fulfilled. This type of scheme can be applicable for the housing of all kind of informal sector people including the vulnerable people all over Bangladesh.