A STUDY ON DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA

A STUDY ON DEVELOPMENT TREND OF
TEJGAON INDUSTRIAL AREA
PRESENTING AUTHOR:
Anutosh Das
Graduate Student
Department of Urban and Regional Planning (URP),
Bangladesh University of Engineering and Technology (BUET), Dhaka
CO-AUTHORS:
Dr. Afsana Haque
Md. Abdus Salam
Sk. Abu Taher
5-6 February 2016,
Jahangirnagar University,
Dhaka, Bangladesh

 Background of the study.
 Outline of the methodology.
 Tejgaon Industrial Area (TIA).
 Results and Discussion.
 Recommendation and Conclusion.
OUTLINE

3
Developed by the PWD. 1950
1959
1968
1971
1995
2005
Proposed as an “Industrial
District” in Master plan of
DaccaDIT planned this area as a
light industrial area
Gone through a massive
unplanned development
According to DMDP, non
industrial land uses
(commercial, office etc.)
have increased Commercial use had been
increased whereas industrial
use had been decreased
gradually
2014
Government has decided to
turn the area into a
commercial cum residential
district
Fig: Flowchart of development history of Tejgaon Industrial areaSaturday, 06th February 2016
BACKGROUND

4
Rationale of the research:
 Nowhere in the master plan of Dhaka city(1959) or DMDP structure
plan, urban area plan or DAP, there exists a single government policy or
proposal to develop or plan residential use in Tejgaon industrial area.
 Further the study of Khan et al. (2005) supports the emerging
commercial use in the place of light industries in the study area.
 So in this circumstances, the study wishes to explore the development
trend of the study area.
Saturday, 06th February 2016
BACKGROUND

5
 To prepare an existing land use inventory of Tejgaon
industrial area.
 To investigate the development trend of Tejgaon industrial
area based on land use variables.
OBJECTIVES

7
Data was collected both from Primary and secondary sources by means of
 Physical observation.
 Questionnaire survey.
 Literature works.
Primary data includes:
 Land use inventory: land parcel as plot size, ownership and price of the plots.
 Existing structure condition: structure type, ground coverage, number of
stories, number of units at each floor, area and use of each unit or floor.
Secondary data includes:
 Earlier land use information of TIA from the study of Khan et al, 2005 and
database of 2009 from Dhaka City Corporation.
METHODOLOGY

METHODOLOGY
8
Land use information:
 Each of the 430 plots of the study area was surveyed through physical
observation.
Land ownership and land price database:
 Surveying corresponding owner or the caretaker each of the 430 plots
of the study area for collecting the land price and ownership database.
 Land price was verified by interviewing key informant- Ward
Commissioner.

10
Fig : Dhaka city Map
Fig : Location map of Tejgaon industrial area (Source: Google map)
(Source: Website)
TEJGAON INDUSTRIAL AREA (TIA)

11
Area: 500 acres.
Location: Bounded on the North of Mahakhali Gulshan Road, On the South
by Begunbari area, on the East by Begunbari Khal and on the West by Dhaka-
Tongi rail lines under Tejgaon Industrial area thana.
Total Population: 146,732 (BBS, 2011) .
Total plots: 430.
TEJGAON INDUSTRIAL AREA (TIA)

EXISTING LAND USE PATTERN OF TIA
13
Table: Land use pattern of Tejgaon Industrial Area
Land use category Number of plots Total occupied floor area (in acres)
Commercial 147 152
Industrial 141 209
Institutional 61 64
Residential 61 61
Service Category 20 14
Total 430 500
 A significant proportion of existing land uses are constituted by the industrial
and commercial land use.
 The total floor area covered by the industrial land uses is higher than the
commercial one.
 Residential development is still not prominent in this area.
 As a result the impact of the industrial activities in Tejgaon industrial area
suppress those of commercial activities.
(Source: Field survey, 2015)

14
Fig : Existing land use pattern of Tejgaon Industrial Area
Land use
EXISTING LAND USE PATTERN OF TIA

15
22%
8%
20%1%
31%
12%
6%
Chemical industry
Food industry
Pharmaseutical
Industries
Warehouse
Garments industry
Electrical and electronic
equipment production
industry
Metal industries
Fig :Different category of industrial land use
42.71%
31.25%
12.50%
13.54%
Industrial Commercial Residential Institutional
Fig: Distribution of different land use (based on floor area occupied)
DISTRIBUTION OF DIFFERENT LAND USE

19%
17%
2%
12%
20%
9%
5%
3%
8%
5%
Bank
Automobile showroom
Restaurant
Export oriented business
Printing press
Retail shop
Informal market place
Shopping complex
Vehicle service centre
Electrical and electronic
equipment wholesale centre
16
42.71%
31.25%
12.50%
13.54%
Fig :Different category of commercial land use

17
Fig :Different category of residential land use
42.71%
31.25%
12.50%
13.54%
28%
8%
62%
2%
Staff quarter
Dormatory
Family housing
Industrial worker
mess

18
Fig :Different category of institutional land use
57%
32%
8% 3%
Adminstrative office
space
University/ college
School
Mosque
42.71%
31.25%
12.50%
13.54%

EXISTING LAND USE INFORMATION OF TIA
19
List of variables Minimum Maximum Mean Std. Deviation
Size of the plot
( Measurement Unit-
Katha)
.50 200 20.40 19.62
Ground coverage
( Measurement Unit-
Katha)
.50 90 14.94 12.01
Number of stories 1.00 20.00 4.11 3.08365
Number of unit at each
floor
1 8 1.88 1.01
Table: Descriptive Statistics of different variables associated with land use of TIA

20
 There exists a large variation in size of the plot in the study area and the
size varies between .5 katha to 200 katha.
 The average size of the plot is about twenty katha. Whereas average ground
coverage of plots is about fifteen katha .
 It implies that on an average about seventy percent space of any plot is
utilized by the structures built on it.

21
Table: Relationship between plot size and land use of the plot in 2015
Land use of the plot in 2015
Residential Institutional Commercial Industrial Service category
Plot size
(measurement
Unit-katha)
0-4
% within plot size
38.9%
11.1% 36.1% 11.1% 2.8%
5-14 21.9% 15.9% 36.4% 20.5% 5.3%
15-25 9.4% 10.4% 27.4% 44.3% 8.5%
25-50 2.1% 14.4% 26.8% 51.5% 5.2%
>50 0.0% 29.6% 18.5% 44.4% 7.4%
 Most of the average (around twenty katha) and over sized plots (greater
than fifty katha) are occupied by the industrial land uses .
 Most of the commercial and residential land uses occupies small sized
plots within the study area.

22
Fig: Distribution of existing building of different height (number of stories)
Structure height varies between one storey to twenty stories.
Most of the existing buildings are under five stories.
There exist a few proportions of high rise buildings in the study area.
38%
39%
19%
4%
1-2
3-5
6-9
10 and above

23
Table : Relationship between number of stories and land use of the plots in 2015
Residential Institutional Commercial Industrial Service
category
Number
of
stories
1-2
% within
Number of
stories
4.4% 12.6% 45.3% 31.4% 6.3%
3-5 22.4% 18.6% 19.3% 32.3% 7.5%
6-9 22.2% 11.1% 17.5% 44.4% 4.8%
10 and
above
1.7% 6.6% 81.6% 11.1% 0.0%
 Most of the buildings with commercial land uses within the study area
are of high rise categories.
 The height of structures with residential, institutional and service
category land uses mainly varies between single to five stories.

24
Fig: Existing ownership pattern of land in Tejgaon industrial area
 In Tejgaon, “Private individual property” constitutes significant
proportion of the different existing land uses.
 The share of “Leasehold property” is quite diminutive in this area.
EXISTING OWNERSHIP PATTERN OF TIA
51%
23%
5%
21%
Private individual property
Private group property
Leasehold property
Government or khas land

25
Table: Relationship between Land use and Ownership of the plots in 2015
Ownership of the plot in 2015
Private
individual
property
Private
group
property
Leasehold
property
Govt. property or
khas land
Land use
of the plot
in 2015
Residential
% within Land use of the
plot in 2015
70.7% 6.9% 5.2% 17.2%
Institutional 23.0% 8.2% 1.6% 67.2%
Commercial 56.6% 27.1% 7.8% 8.5%
Industrial 49.3% 36.1% 2.1% 12.5%
Service
category
16.7% 8.3% 37.5% 37.5%
 Most of the residential, commercial and industrial land uses of this area are
under private individual ownership.
 A significant portion of industrial land uses are also private group property.
EXISTING OWNERSHIP PATTERN OF TIA

26
 The price of the plots in Tejgaon industrial area varies between thirty
lakh to ninety lakh BDT per katha unit.
 The average price of land is around fifty eight lakh BDT per katha.
Table: Descriptive Statistics of price of land (BDT. Lakh per katha)
Number Minimum Maximum Mean Std. Deviation
Price of the plot (BDT
lakh per katha)
430 30 90 57.98 7.02
LAND PRICE DISTRIBUTION IN TIA

27
Fig: Distribution of plots according to land price in Tejgaon industrial Area
 Most of the market price of land in Tejgaon industrial area varies between
fifty four to sixty five lakh BDT per katha and it covers maximum proportion
of land in Tejgaon industrial area.
LAND PRICE DISTRIBUTION IN TIA
0
10
20
30
40
50
60
70
80
30-41 42-53 54-65 66-77 78-90
Percentageofplots
Market value of land (BDT lakh per katha)

28
Fig: Land price of different plots of Tejgaon industrial area in 2015
Legend
(Land prices)
SPATIAL VARIATION IN LAND PRICES IN 2015

29
 The highest priced plots in this area are situated at first row on both sides
along Shaheed Tajuddin Ahmed Avenue.
 Most of the commercial and industrial land uses along this road exhibit high
market price comparative to other land uses as institutional or service
category land uses.
 The reasons behind this is that most of the institutional land uses along this
road are under government ownership and service category land as petrol
pump fall under leasehold properties.
 The price of plots near Hatirjheel at kunipara and Begunbari area along
Hatirjheel-Gulshan link road is lowest among prices of all other plots in this
area.
SPATIAL VARIATION IN LAND PRICES IN 2015

30
Table: Relation between Land use and price of the plot in 2015
Residential Institutional Commercial Industrial Service
category
Price of plot
(In lakh
BDT)
30-41
% within Price of
plot
75.0% 0.0% 12.5% 12.5% 0.0%
42-53 23.4% 10.9% 37.5% 23.4% 4.7%
54-65 12.7% 15.8% 25.0% 39.6% 7.0%
66-77 0.0% 18.8% 75.0% 6.2% 0.0%
78-90 20.0% 20.0% 40.0% 20.0% 0.0%
 Most of the highest price plots in the study area are occupied by
commercial land uses.
 The maximum proportion of minimum priced land (price varying between
thirty to forty one lakh BDT per katha) of the study area is under residential
land uses.
LAND USE AND PRICES OF PLOTS

31
0
5
10
15
20
25
30
35
40
45
1948 1959 1987 1995 2005 2009 2015
Percentage
Year
Industrial plot
Commercial plot
Fig: Growth of industrial and commercial land use in TIA
(Source: Khan et al, 2005; DCC, 2009; Field survey 2015)
DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA

32
 The development trend of Tejgaon was mainly industrial and
establishment of industries increased up to the period of 2005.
 But the recent trend of industrial development is declining due to
increased commercial development, relocation of heavy industries, strategies
for reduction of pollution etc.
 As stated in DMDP, being close to the core of Dhaka city Tejgaon attracts
numerous commercial activities in this area.
 Thus there exists an increasing trend of commercial activities and the rate
of growth of commercial activities is greater than that of industrial one.
GROWTH OF INDUSTRIAL AND COMMERCIAL LAND USE

33
Table: Change in land use of the plots (based on total plot area occupied) in TIA between 2005 and 2015
Land uses of the plot in 2015
Residential Institutional Commercial Industrial Service category
Land uses of the
plot in 2005
Residential
% within land use of the plot in 2005 35.0% 10.0% 30.0% 25.0% 0.0%
% within land use of the plot in
2015
53.8% 11.1% 11.1% 9.4% 0.0%
Institutional
Commercial
Industrial
Service
category
Total % within land use of the plot in 2005 11.5% 10% 37.5% 36.8% 4.2%
(Source: Khan et al, 2005; Field survey ,2015)
 Major changes has occurred in commercial and industrial land uses of the area
between the 2005 and 2015 year period.
 Most of the industrial and institutional land uses that existed in 2005 have been
converted into commercial land uses by the period of 2015.
CHANGE IN LAND USE ON THE BASIS OF TOTAL PLOT AREA OCCUPIED

34
Fig: Change in land use pattern based on total plot area occupied
0
5
10
15
20
25
30
35
40
45
50
Commercial Industrial Institutional Residential
Percentageoftotalarea
2005
2015
(Source: Khan et al, 2005; Field survey 2015)
CHANGE IN LAND USE ON THE BASIS OF PLOT AREA OCCUPIED

35
Land use
Land use
Fig: Land use map of Tejgaon industrial area in 2005 Fig-: Land use map of Tejgaon industrial area in 2015
(Source: Khan et al, 2005) (Source: Field survey, 2015)
CHANGE IN LAND USES BETWEEN 2005 AND 2015

36
Fig: Change in structure height in Tejgaon Industrial area
(Source: DCC, 2009; Field survey 2015)
0
5
10
15
20
25
30
35
40
45
1-2 3-6 7-10 >10
Percentageofbuilding
Structure height(No. of storey)
2009
2015
CHANGE IN STRUCTURE HEIGHT BETWEEN 2009 AND 2015

37
 With continuous rapid development there exists a rising trend of high rise
building in Tejgaon industrial area.
 Basic reason is the location of the Tejgaon industrial area at the core of
Dhaka city.
 The share of high rise building has increased in the Tejgaon industrial
area than that of in the period of 2009.
CHANGE IN STRUCTURE HEIGHT BETWEEN 2009 AND 2015

38
PEOPLE'S PERCEPTION REGARDING DEVELOPMENT OF THE SITE
18.42%
81.58%
Aware
Not aware
Fig: Awareness of the people about the recent government decision
38.98%
29.86%
15.58%
9.09%
6.49% From
newspaper
From Television
or Radio News
From Social
media
From other
people
From other
sources
Fig: How the aware people informed about the decision
(Source: Field survey, 2015)(Source: Field survey, 2015)

40
 A massive transformation has occurred in industrial and commercial land
uses of Tejgaon industrial area.
 There exists an emerging trend of commercial uses in the place of
industrial activity and the rate of growth of commercial activities in this area
greater than that of industrial one.
 A little or no variation is observed in the proportion of residential and
service category land uses in this area.
MAJOR FINDINGS

41
 In Tejgaon, “Private individual property” constitutes significant proportion
of the different existing land uses and the share of “Leasehold property” is quite
diminutive in this area.
MAJOR FINDINGS

42
 Existing land price in Tejgaon industrial area is considerably high
comparing to other areas of Dhaka city.
 Most of the highest price plots in the study area are occupied by
commercial land use.
 The maximum proportion of minimum priced land (price varying between
thirty to forty one lakh BDT per katha) is under residential land uses.
 There exists a rising trend of high rise building in this area.
MAJOR FINDINGS

43
 Tejgaon was initiated as a planned industrial area in 1968.
 But gradually the physical characteristics of this area has changed a lot
from the state as it was designed by Dhaka Improvement trust (DIT) in 1968 .
 As a consequence the location of such an industrial area is quite not
justifiable in the core of Dhaka city which also as indicated in the DMDP Detail
Area Plan (gazetted in 2010).
CONCLUSION

44
 The study recognized a growing trend of commercial activities and private
individual property constitutes major share of different land uses in this area.
 Private land owners can continue haphazard and unplanned development
to maximize their personal interest.
 In the absence of proper land use control, the growing trend of commercial
development may furthermore results in such development which may
deteriorate and more unlikely to collapse the entire cityscape.
CONCLUSION

45
As a consequence this study strongly recommends the introduction
and enforcement of strict development control in context of any
existing and further development initiative associated with Tejgaon
industrial area to fabricate a better and more livable cityscape.
RECOMMENDATION

46
1. BBS (2011) “Population census community series”, URL: http://www.bbs.gov.bd/PageWebMenu
Content.aspx?MenuKey=337 accessed on 13/03/2015.
2. BPA (2013) “Bangladesh Psychological Association”, URL: http://bpa.org.bd/Dhaka%20City%20
Map.html accessed on 13/03/2015.
3. Google map of TIA (2014) URL: https://www.google.com.bd/maps/place/Tejgaon+Industrial
+Area,+Dhaka/@23.7623915,90.4038924,15z/data=! accessed on 13/03/2015.
4. Khan, B. M., Islam, R. M. and Jahan, I.(2005) “Changing land use pattern of Tejgaon industrial
area and its impact on surrounding areas” Unpublished BURP thesis, URP, BUET.
5.Nilufar, F. (2010) “Gardens, Parks and Open Spaces in Capital Dhaka: Mughal Period”,
URL:http://www.academia.edu/245119/Gardens_Parks_and_Open_Spaces_in_Capital_Dhaka_
Mughal Period accessed on 31 august 2015.
REFERENCES

A STUDY ON DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA

A STUDY ON DEVELOPMENT TREND OF TEJGAON INDUSTRIAL AREA

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