Raj F

RAJUK FROM CITYTO HOME
AN OVERVIEW ON DEVELOPMENT PLAN, LAND USE &
BUILDING PERMISSION
Prepared By – 120417, 23, 36, 37, 40

CONTENTS
 Introduction to RAJUK
 From City : Development Plan for Dhaka
 To Home: Land use Clearance and Building Permission
Authorization Process
 Learning Outcomes
 Pictures of Intern Days

Introduction to RAJUK
■ Rajdhani Unnayan Kartripakkha (RAJUK) is a statutory
organization, under the ministry of housing and public works.
RAJUK was established in 1956 as Dacca Improvement Trust
(DIT). DIT was renamed as Rajdhani Unnayan Kartripakkha
(RAJUK) in April, 1987 which was headed by a Chairman and 5
members appointed by the government.
■ In 1987, the jurisdiction area of RAJUK was increased and it
was 590 sq. miles which is now 1528 in square kilometer.
RAJUK has total 8 zones within its jurisdiction area.
Planning Development Development
Control

Vision & Mission of RAJUK
Vision
To be an apex planning authority to build a healthy and
livable capital city Dhaka.
Mission
Planning, Development and Development control and
manage the growth of Dhaka city.

ORGANOGRAM OF RAJUK
The existing structure of the organization stands with the old version of
organogram having 728 officials in which 140 officials under Planning
Section are shown the working strength of the Authority. The new
organogram 2013 has been approved by the Ministry of Public
Administration.
Member
(Estates)
Chairman
Member
(Admin &
Finance)
Member
(Planning)
Member
(Development)
Member (Dev.
Control)
SeniorSystem
Analyst
ChiefEngineer
ChiefTown
Planner
Director
(Estates)
Director
(Finance)
Director
(Admin)
Director(Dev.
Control)-I
Director(Dev.
Control)-II
ChiefArchitect
Figure 1: Organogram of RAJUK

• Primary layout design of Uttara Apartment Project
• Design of Apartment Project at Hatirjhil
• Revised layout plan of Jhilmil Residential Project
• Preparing of layout plans for individual plot allot tee of Purbachal
Project
• Site office design of Uttara, Purbachal Project etc.
• Kuril Flyover
• Nikunja (south)
• Jhilmil
• Uttara 3rd Phase
• Purbachal New Town (Running)
SOME PROJECTS DONE BY RAJUK

FROM CITY:
DEVELOPMENT PLAN
FOR DHAKA

Structure Plan
 A broad guidelines, policy level plan.
 A long term strategy for the development of 20 years by policy guidelines.
 The word was first used by British.
 After 90s the word was replaced by strategic plan. But still now structure plan is
practiced in our country.
 It is practiced as concept plan by Singapore, development plan by Australia and
America.
Master Plan
 It was practiced before recent DMDP.
 The plan was used to prepare for 10 years.
 But it’s a rigid plan.
 It does not accept any kind of change such as economy, people’s mentality or other
change
 Then developed countries replaced master plan by structure plan and detailed area
plan

Dhaka Structure plan (2016-35):
Components of the plan:
 Changing urban structure
 Reducing trip generation and
traffic
 Enhancing local accessibility
Structure plan area coverage:
 Total area coverage is 1624 sq.km
 Central Region: Dhaka city & fringe
 Eastern Region: Tarabo, Bhulta, purbachal &
kaligonj
 Northern region: Tongi, Gazipur and Vicinity
 Southern Region: Narayongonj
 Western Region: Savar, Dhamsona and
surrounding
Nature and Function:
 It will show the future pattern of
coordinated urban development
 It will serve as the framework for
local level plans.
 A long term strategic plan for 20 years, for the development of Dhaka
Metropolitan Region.
 The main theme is to create decentralized concentration.

Detailed Area Plan
 The Detailed Area Plan is third and last tier of development plan
 It provides more detailed planning proposals for specific sub-areas
compliant with the structure plan.
 It is prepared for 5 years.
 The plan aims to implement the structure plan and urban area plan
policies and recommendations.
 It is practiced as local plan by UK, Zoning Ordinance by Australia and
Master plan by Singapore.

Detailed Area Plan (2010-2015)
The general objectives of DAP are to implement the provisions of the DMDP
Structure Plan and Urban Area Plan policies and recommendations.
 Gazipur Pourashava to the north
 Dhaleshawri river to the south
 Bangshi and Dhaleshawri river to the west
 Shitalakkha and Meghna river to the East
Jurisdiction of DAP Planning Area: Purpose of DAP:
 Provide infrastructure and services
 Create congenial environment to
promote economic activities
 Improve drainage system of the
area
 Protect flood flow from
encroachment
 Create service centers to enable
Consultants:
 Total area was divided into five groups
 Five firms were engaged which are
DDC,EPC, GBL, Sheltech (Pvt.) Ltd and
BETS

Application of Detailed Area Plan:
 Land use control
 Not only land use but also proposals are given for roads, school, college,
university etc.
 Mark to the proposed areas and requisition by Govt. to protect illegal
establishments.
 Ensure capacity to retain sufficient water in water retention areas.
 Control any type of establishments in conservation zone areas.
In essence development control (Building control) for planned urban area.

Application of GIS in RAJUK’s Planning
Not more than a database and attribute table
However, it’s going to be the largest in BD

GIS in Revised DAP
GIS Works
■ 3D satellite image, purchased
form Geo-eye; Geo-referencing,
Digitize.
■ Validation and update of
physical feature. (CS, RS,
MS/BS)
■ Preparing Grids having grid id
and individual structure id
■ Joining information of individual
feature in GIS attribute table.
Survey Info. for GIS Input
 Structure information – Log Book [Also
info. About surveyor, Survey time for
recheck
 Besides, Roads information having Type,
Name, Width, Number, ROW
 And ‘Other Poly’ representing Graveyard,
Eidgah, Playground, Agricultural Land
 Point features like Electric and Telephone
Pole, Dustbin and line feature like
Drainage, High Voltage Electric Line is alos
digitized

GIS in Revised DAP
■ Adding Layers form WASA, Roads and Highways, GSB, BIWTA and of
KPI
■ Final Land Use Map
■ Based on Knowledge Land Use Proposal
Future Analysis Plans
■ Suitable site selection for DNCC ‘Sanitary Landfill Site’
■ Risk Sensitive Land Use Planning.

Figure 2: Log Book Used During Revised DAP Survey

Figure 3: Log Book Information Taken During Revised DAP Survey

Figure 4: GIS Map Showing Information of Plots and Buildings

Figure 5: Individual Structure Information in Attribute Table

TO HOME: LAND USE
CLEARANCE AND BUILDING
PERMISSION AUTHORIZATION
PROCESS

RAJUK is the legitimate public authority for giving permission to building
construction in. This agency is entrusted with the job of preparing plan
for Dhaka city, ensuring development as per the prepared plan and
controlling the future development. Before any sort of development a
land owner need to take the ‘land use clearance’ from RAJUK Processing
of planning permission involves in two stages:
1.Land use clearance
2. Building permission
Planning Permission

Land clearance certificate is similar to No Objection
Certificate (NOC) from the plan approval authority. It’s a
tool for development control
Required Document for Land use Clearance
o Application form
o Certifier deed
document
o Bank receipt
o DCR (duplicate carbon
receipt)
o City survey porcha
o Location Map (Mouza)
o Up- to date land tax
receipt
o RS, MS Mouza map
o CS/RS/City survey
mutation porcha
o Mutation and tax
proposal
NOC

Figure 6: Process of NOC according to ‘Citizen Charter’ RAJUK

Form Application
101 Application form with land and related information
102 Approved by chairman
103 Rejected by chairman
104 If 101,102 forms are rejected and the applicant think
he/she is worthy for approval then he/she can appeal
through 104 no. form
105 Re- approved by chairman
106 Re- reject by chairman
107 Committee decision
108 File approved
109 File reject
Table 1: Forms for Different Stages of Land Use Clearance

NOC for Land Use Clearance
(Proposed land use similar to DAP)
Figure 7: (a) Land Information Fees Receipt
(b) Land Use Clearance Application
Form

Site Map: Site plan is a location map prepared
on mouza map
1. Mouza map of proposed area with dag
no
2. Marking of proposed land in the
mouza map
Lay Out Plan
1. Scale- 1:200
2. Boundary of proposed land
3. Boundary of same owner’s land
adjacent to proposed land
4. Name of the adjacent road with road
width
5. Location of proposed land from the road
6. Infrastructure inside the proposed land
7. North sign
Figure 8: Site Map & Layout Plan

Investigation by Field Assistant/
Treasurer/ Surveyor
• Whether the proposed land
shown in Lay Out Plan is perfectly
located
• Whether the proposed land has
the accessibility from the main
road
• Whether the measurement
shown in lay out plan is perfect
• Adjacent land use of the
proposed land
• Papers related to ownership of
land are accurate.
Figure 9: Free Hand Tracing form Mouza

- Proposed land use
- DAP land use checking
- Adjacent Road width according to DAP
Investigation by Draftsman
Figure 10: Clearance Report (a) Form (b) Map

DAP Proposal Map
Investigation by Head
Draftsman
• Recheck of all the papers
including land deeds
• Recheck DAP
• Lay out Plan etc.
• Remarks
Figure 11: Land Use Checking in GIS

Figure 12: (a) Land Use Clearance Approval Latter
(b) Land Use Clearance Rejection Letter

Non Approval Criteria
Violence of DAP
Violenvce of existing land use of DAP by proposed eg. Residential-
commercial
KPI (Key Point Installation)
Within 500m of Bongovobon, Home of Primeminister
Null Land
Within 3meter from Flatflow land, government acquired land,

Building approval is the step where applicant apply fulfilling the requirement like
layout plan, section, elevation, etc. of the proposed buildings as per the building
construction rule. For applying a building permission of residential
building/residential cum commercial building more than 6 stored height RAJUK
demands prior clearance certificate are required from the following
organizations:
Building Permission Giving Process
1. DoE
2. DESA
3. WASA
4. TITAS Gas
5. DMP traffic
6. DCC
7. Civil aviation authority, and special
security Force (SSF).

Required Document for Building Plan Permission
1. Application Form
2. land use clearance from RAJUK planning cell.
3. Design 6/7 Copy
4. Previous approved design (if available)
5. Soil test report (More than 2 stored)
6. calculation sheet (More than 4 stored)
7. Structural design (Layout design, section, elevation).
8. Clearance copy from the department of the Environment (More than 6 Stored)
9. Clearance copy from the fire service ( More than 6 stored)
10. Bank receipt
11. Name of the enlist person/Organization

Others Considering Factors for Permission
1.Floor Area Ratio (FAR)
2. Setback rules
3. Elevation of the Building
4. Distance from the main Road
5. Width of the Road (At least 12 feet)
6. Circulation of Air and Light into the building

Figure 13: Process of Building Construction Permission Authorization According to
‘Citizen Charter’ RAJUK

1. Dhaka Metropolitan Development Plan (DMDP), 1995 comprises of
Structure Plan, Urban Area Plan, Detailed Area Plan.
2. Town Improvement act, 1953
3. Building Construction Rules, 1996
4. Private Residential Land Development Rules, 2004
5. Wet Land Conservation Act, 2002
6. Dhaka Mahanagor Imarat Nirman Bidhimala, 2008 (Buildings
construction rules, 2008)
7. Water Body Conservation Act, 2000
8. Real Estate Development and Management Act, 2010
Laws Practiced by the RAJUK

Learning with Fun
■ One to One interaction with RAJUK’s Town Planner, Deputy Town
Planners and Assistant Town Planners with Different Topics
■ Interaction with the Project Manager of Revised DAP
■ Introduction to Office Environment
■ DAP’s GIS Database Preparation Process
■ Participation in a Seminar ‘Gender Responsive Town Planning’ at
BIP and a two day long ‘Urban Dialogue’ at Senate Building, Dhaka
University.
■ Presentation and Report submission to Professionals
In essence we have learned development planning processes more
precisely.

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