Piecemeal housing in Dhaka City : nature, scale and development outlook
Date
2010
Authors
Journal Title
Journal ISSN
Volume Title
Publisher
University of the Ryukyus, JP
Abstract
This study contributes to the view that the shelter production practices in cities in developing countries are differ in nature and extent from, those of developed countries. It provides coherent examples on how modern houses are built by the self-help builders in typical residential areas in the city of Dhaka (Bangladesh). The main interest of the research was centered on the physical intensification process, modes of landlordism, financial mechanism and construction management in the development of self-help piecemeal housing. To attain the aim, the research devised systematic method of study to investigate the driving forces for this kind of shelter development process. It incorporates a cross-disciplinary approach including – aspects of social and cultural anthropology, economics, civil engineering and architecture. At the outset, the study explores the general housing situation of the lower middle and middle income households in Dhaka. The city experienced tremendous population growth since the 1970s. All inputs of producing housing, particularly land cost, remain beyond the reach of these groups. With a high priced housing market, a reduction of present cost can contribute sensibly to the affordability of the target groups. The second important feature of this inquiry is to explore culturally–rooted housing construction practices. The survey testifies that households are intimately involved in the process of modern apartment developments. The owner-builders split the whole construction works into several smaller tasks and then build the apartments in a piecemeal process. They first construct their own dwelling units and then construct additional units for rental use depending on affordability, practicality and expediency. About 75% of all dwelling units in the study area are constructed in a self-help piecemeal construction process. The ownerbuilders continue to construct their apartments over a period of 20-25 years until completion. The third feature of the study is its emphasis on the process of small-scale (household) landlordism in self help piecemeal housing development. The survey validates that there is a clear continuum in the scale of construction for rent which categories into different types of landlords who used to construct apartments adopting piecemeal construction technique and their landlordism nature is dynamic. Intermediate landlords are providing 73% rental accommodation and playing the greatest role in creating shelter for city’s tenants. The fourth important feature is financial management. The research developed a clear and comprehensive framework to understand financial management in piecemeal housing. The study reveals that households fall into an invisible debt trap while they access formal finance. They adopt different non-conventional finances to lessen the finance gap. It includes redundant assets, interest free loans and with interest loans. However, a successful financial strategy involves an overlap of both formal and informal finances. The fifth and last parameter is the construction management process. It draws on longitudinal studies and examines the process of construction management and revealed the predominant role of small building firms. Landlords deploy them for maintaining operational flexibility and cost saving. Invasion of manufactured building materials and utilization of modern construction equipments are evident. Due to public and private initiatives, landlords are gradually trained in construction skills; promote self-help construction, and making notable contribution to the settlement’s consolidation process as well as shelter supply. Piecemeal shelter providers are active and largest housing supplier in the city’s housing market and need attention to foster their supply strength.
Description
item.page.type
Thesis
item.page.format
Text
Keywords
AFFORDABILITY, BANGLADESH--DHAKA, HOUSING COST, MIDDLE INCOME GROUP, OWNER-BUILDER, PIECEMEAL CONSTRUCTION, SELF HELP HOUSING, SMALL SCALE LANDLORDISM, INFORMAL FINANCE, SMALL BUILDING FIRMS, POPULATION GROWTH, URBAN DEVELOPMENT, CONSTRUCTION COSTS, HOUSING CONSTRUCTION, RESIDENTIAL AREAS, HOUSING MARKET, FINANCIAL MANAGEMENT, RENTAL HOUSING, HOUSEHOLD INCOME, BANGLADESH--DHAKA