Urban Regeneration For Sustainable Economic Growth: A Study On Boro Bazaar; The Main Economic Hub Of Khulna

City In Bangladesh

S.M. Reazul Ahsan1 Rumana Asad2

Abstract:

The major dynamic driving forces of the cities in developing countries are economic and

social forces to change the urban system with the growing demand of population and

urbanization. Of course all the urban problems are different and unique to a particular

city based on the city growth pattern, economic and social character. Khulna the third

largest metropolitan city in Bangladesh with 0.85 million populations within

59.57 square kilometer was developed as a medium scale industrial city since 50’s.

Before that the city economy was completely based on river based trade and the city

developed around the river port locally named “Boro Bazaar” means big market place.

The changing city form gave Boro Bazaar the shape of mixed use zone rather solely

commercial or business zone. As a central economic hubs in the city centre, Boro

Bazaar needs to be more dynamic to response to the city economy and its growth

pattern. For last one decade Boro Bazaar has faced compact unplanned haphazard

development even along the river side just to meet the demand of rapid urbanization

process. Therefore it is now become and urban challenge to revitalize the Boro Bazaar

area to make more effective response to the rapid economic growth and to ensure better

urban environment for the residents, businessmen and the employers.

Key words: Urban regeneration, compact development, mixed use zone.

INTRODUCTION:

The cities in the developing countries commonly characterized by the highest density of

inhabitants, industrial assets and production, social and technical infrastructure; dynamic

informal economic sector; largely uncontrolled spatial expansion; poor governance

resulting in inefficient and over loaded public services and facilities; unregulated and

disparate land and property markets and insufficient housing provision are having higher

1 Assistant Professor, Urban and Rural Planning Discipline, Khulna University, Khulna, Bangladesh. E-mail: r_ahsanku@yahoo.com2 Assistant Professor, Architecture Discipline, Khulna University, Khulna, Bangladesh. E-mail: ria_arch@yahoo.com

existence of informal settlement as repercussions; an higher ecological strain of the

environment.

All the cities are complex in nature and dynamic. The dynamic urban system reflects

many driving forces like social, economical and environmental forces that change the

urban from with the time and need. Urban regeneration takes place through those

driving forces to reform the urban system to meet with the present time and demand.

Therefore it could be said that urban regeneration is an out come of all or any of those

driving forces of the urban system. Usually the major dynamic driving forces of

developing cities are economic and social forces to change the urban system with the

growing demand of population and urbanization. The domination economy in the

developing countries is commercial, medium scale industrial and informal sector rather

heavy industries. Those economical factors act as pull factor for internal rural-urban

migration for developing countries and change the existing urban pattern. Therefore

urban regeneration takes place as an active planning tool to meet the growing economic

demand and to accommodate the population flux.

Of course all the urban problems are different and unique to a particular city based on

the city growth pattern, economic and social character. As the same time location of a

city has an important role to make the city unique both in social and economical

perspective. Therefore urban regeneration is likely to be particular to a specific location

and characteristic of the city (Roberts 2000).

Khulna is a linier shaped city along the rivers the Rupsha and the Bhairab in Bangladesh

supported with river based trade economy. The city was developed as a medium scale

industrial city since 50’s because of locational suitability and the availability of raw

materials for the industrial development. The second largest sea port in Bangladesh is

also in Khulna region to support the industrial development and trade. Khulna was

converted as a municipality from a formal township in 1884 during the British colonial

regime. During 1950s and 1960s the city got importance as an industrial city with many

industries like newsprint mills, shipyard, jute mills, match factories, jute bailing presses,

hardboard mills, etc. In the year 1990 the Khulna Municipality was turned as a City

Corporation (Murtaza 2002).

Before the industrial development in 50’s the city economy was completely based on

river based trade and the city developed around the river port locally named “Boror

Bazaar” means big market place. Boro Bazaar has established along the river Bhairab

during the British colonial regime to operate and control the local retail and wholesale

business. Still today Boro Bazaar is the main economic hub for the city that controls the

total retail and wholesale market and plays the most significant role in the economy after

the industrial sector. Since the British colonial period Boro Bazaar has developed in an

unplanned way and in a form of mixed commercial zone. The locational advantages

develop the Boro Bazaar as a mixed zone like residential and commercial zone and a

highly congested zone.

As Boro Bazaar is the main economic hubs in the city centre, so it needs to be more

dynamic to response to the city economy and its growth pattern. Therefore it is now

become an important concern of the Khulna City corporation to rearrange the whole

Boro Bazaar area under urban regeneration process to make the location a better place

for the residents and could able to handle the commercial activities more efficiently to

manage the city economy and the growth. This paper is trying to find the possible

approaches under urban regeneration techniques for Boro Bazaar area to make the area

an efficient commercial centre with a better living environment for the residents and

better land mark for the city; considering the heritage and the existing condition.

1.STUDY AREA:

Khulna is the third largest metropolitan city in Bangladesh with industrial economic

characteristics and 0.85 million populations within 59.57 square kilometer (KCC 2010).

The growing industrial economy and increase in seaport-based trade resulted in a sharp

increase in city population from 0.62 million to 1.2 million from the year 1991 to 2002.

Khulna is located in the south-western part of the country between 220 47’ 16” to 22052’

north latitude and 89031’36” to 89034’35” east longitude (Nahiduzzaman et al. 2004).

Following is the locational map of Khulna City.

Figure 01: The location of Khulna City (Islam and Karim 2006)

In 1884 Khulna was as a municipality with 6000 population with an area of 4.86 sq. km.

and after 100 years later the city becomes the third City Corporation of Bangladesh with

an area of 59.57 sq. km with 0.85 million (KCC 2010).

1.1 Boro Bazaar area:

Since the British colonial period Boro Bazaar was the main commercial and trade

center. During 1950 to 1970 the trade multiplies effect of rapid industrialization in

Khulna region transform the social, economical and urban fabric of Khulna city, more

on industrial based rather commercial. The changing city form gave Boro Bazaar the

shape of mixed use zone rather solely commercial or business zone. The following

diagram shows Boro Bazaar area and the locational advantages of the area to be city

centre.

Figure 02: Locatioanl pattern of Boro Bazaar area (Ahsan and Rahman 2005).

Boro Bazaar area

The international (Indian & Bangladesh) and the divisional highways, railways and

inter districts water ways cross over Boro Bazaar and that trade link makes this area

highly potential and important for nationally and international trade and commerce.

2. EXISTING LAND-USE IN BORO BAZAAR AREA:

The existing landuse pattern in Boro Bazaar area is completely mixed use type. The

landuse pattern is composed of mainly trade commerce, residential hotels and residential

areas. Followings are the broad classification of existing landuse pattern in the Boro

Bazaar area.

Table 01: Land distribution in Boro Bazaar are according to landuse type.

Type No of Structures Percentage

Residential 158 18.00

Commercial

Retail 87 12.00

Wholesale 115 15.00

Service 8 1.25

Storage 65 9.20

Other commercial (mixed)* 144 19.50

Industrial 1 0.15

Squatter settlement 36 3.50

Road (in sq ft) 57024 ft2 3.50

Open space( in sq ft) 76840 ft2 4.90

Source: Shamima 2005.

*Other commercial (mixed) use normally covers residential and commercial use or commercial

and storage or residential hotel and commercial in one place sharing the same structure.

According to table 01 mixed land use cover the maximum land share in the Boro Bazaar

and that is about 20 percent of the land and next is the residential area that covers 18

percent of the total land.

Over the decades Boro Bazaar has developed along the river Bhairab as a local river port

and trade centre and developed haphazardly to keep the pace with the growing economic

demand in Khulna city. Therefore the area has developed with narrow roads, congested

building and shops, vulnerable informal structures along the river side and with low

urban facilities like drainage water supply and other urban services. The over all land

use pattern makes the area in efficient to response the growing economy of the city and

to meet the living standard for the local residents. Therefore the redevelopment and

regeneration now become a core issue to make the Boro Bazaar area more economically

viable, a better living environment for the residents and an urban landmark for Khulna

city. Following is the land use map in Boro Bazaar area.

Figure 03: Existing land use pattern in Boro bazaar area (Shamima 2005).

Most of building structures in the Boro Bazaar area are temporary and semi-permanent

structures, made of tin, asbestos and indigenous construction materials like bamboos.

Some mixed use commercial buildings are constructed by concrete tin and asbestos.

Most of the temporary structures are constructed along the river side and serve as retail

shops. The semi-permanent structures are mostly used as residential purposes; some are

also used as residential hotel purposes and wholesale storages. The permanent structures

are used for wholesale and commercial purpose like banks and insurance companies as

well wholesale storages. The following diagram shows the existing pattern of the

structures and the present landuse in Boro Bazaar area.

Figure 04: Existing structural pattern in Boro Bazaar area. (Shamima 2005).

Unplanned land distribution, different structural types and concentric growth make the

whole Boro Bazaar area a compact urban centre with mixed use pattern. The following

photographs are showing the existing setup of Boro bazaar area.

Photograph 01: Existing set up of Boro Bazaar area (Ahsan and Rahman 2005).

The existing building structures are quite old and some of them built during British

regime and haven’t been renewed some modern structures are also there and some are

renewed recently. But yet there are a big number of unauthorized constructions are in

Boro Bazaar area that makes the whole area more congested than expected. At the same

time the temporary unauthorized construction along the river side are more vulnerable

and introduce the horizontal expansion of the area as well vertical expansion. Those

unauthorized and unplanned development make the whole are congested to provide

urban services to ensure better environment as a residential area even as an effective

commercial area to meet the economic challenges of the city. The following map shows

the structural pattern in the Boro Bazaar area.

Figure 05: Structural patterns in Boro Bazaar area (Shamima 2005).

2.1 Trade and commercial activities in Boro Bazaar:

The main trade activates in Boro Bazaar area is wholesale and retail trading. Boro

Bazaar link the Southern part of Bangladesh with other parts to operate and control the

wholesale and retails trades. Most of the wholesale shops are with storage facilities

therefore they need more land and arranged along the river side to handle the goods. The

wholesale markets are also established on the open area owned by the Bangladesh

Railway Authority under long-term leasing around the Boror Bazaar area. Rapid

economic growth after 1971 and open government land (by Bangladesh Railway) with

low land tax and some time illegal occupancy introduced horizontal expansion of the

area. That causes traffic congestion around the city centre of Khulna city as most of the

arterial roads of the city cross Boro Bazaar area, as it is the CBD.

According to the figure 06 the maximum number of trade units in Boro Bazaar area is

retail shops then the wholesales trade units followed by the storage capacity. The service

facilities like banks and insurances have a limited share in the area.

Figure 06: Share of different trade and commerce units in Boro Bazaar area (Reza 1999).

As a city center and main economic hub the trade units in Boror Bazaar handle a huge

amount of financial flow every month and provide both direct and indirect employment

for the urbanites. The following tables represent the financial flow and employment

market in Boro Bazaar.

Table 02: Financial flow in 2004.3

Table 03: Employment opportunity 2004

3 1 US$ = 65 (Taka ) Bangladeshi currency in the year 2005.

Business type

Daily (US$.avg) (‘000)

Monthly (US$.avg) (‘000)

Retail 52.4 130

Wholesale 29.6 68

Commercial 168.6 400.6

Total 250.6 598.6

Employment type Number of Person

Direct 25,000-27,000

Indirect 42,000-48,000

Others 1200-2,000

Source: Ahsan and Rahman 2005.

The Boro Bazaar area also generate revenue for the local government through income

taxes and land taxes as well Bangladesh Railway get yearly revenue by log-term land

leasing for wholesale and storage. The local government also leases the river port areas

(locally called Ghat) to export and import the gds all around the country as well with the

neighbour country India. Following diagram shows river port areas (Ghat) through

which both the wholesale and retail trades control the export and import business and

the local and central government earn revenue by long-term leasing policy.

Figure 07: Local river ports area (Ghat) with in Boro Bazaar area (Shamima 2005).

The following photos show the present status of local river port (Ghat) areas in Boror

Bazaar operate export and import business based on water ways and generate revenue

for the government.

Photograph 02: Using local river ports (Ghat) area of doing export and import business

(Ahsan and Rahman 2005)

As mentioned that Boro Bazaar is one of the major income source for the local and

central government through land and income taxes as well as by leasing the port (Ghat)

areas. Following data are representing the revenues earned by the government from the

Boro Bazaar area according to the Khulna City Corporation 1998.4

1. Land tax collected by Khulna City Corporation (the local government):

1.1 The expected yearly demand: 72,727 US$.

1.2 Collection in the year 1995-96: 25,426 US$.

1.3 Collection in the year 1996-97: 11,582 US$

2. Income tax collected by the local government:

2.1 Collection of income taxes from the shops 1995-96: 43,336 US$

3. Revenue earned by the Bangladesh Railway by leasing their land for wholesale

shops and storage.

3.1 From wholesale shops yearly revenue is 30,831 US$.

3.2 From the storage yearly revenues is 7330 US$.

4. Bangladesh Inland Water Transport Corporation (BIWTC)

4.1 From the Shops along the river banks in 1998: 20 945 US$

4.2. From the local port (Ghat) areas in 1998: 22, 290 US$.

4.3. From passenger ferries in 1998-99: 5014 US$

Because of economic impotence, over the decades different redevelopment actions are

taken place on Boro bazaar are to make it more efficient to response the growing

economic demand and to increase the national and local revenue. In the Khulna City

Master plan 1998 also stated a clear guide line for Boro Bazaar redevelopment. The

present situation is so congested in Boro Bazaar that it is almost impossible to provide

better urban services, like water, sanitation. The road lengths are so narrow to provide

fire protection services in case of any fire hazards. Therefore it is become an urban

challenge to revitalize the area to ensure a better environment.

3. URBAN REGENERATION PROCESS IN BORO BAZAAR:

Compact development makes the whole area so congested to provide better urban

services and to ensure a better living and working environment for the resident,

businessmen and the employers working at the Boro Bazaar. Therefore three major

areas have been considered in this paper for rearrangement redevelopment under the

urban regeneration process for the Boro Bazaar area. The three major areas are

I. Wholesale shops and storages areas

II. Riverfront development and ensure access facilities

III. Road networks.

4 The data has been taken Khulna City Corporation yearly financial report and currency has converted to USD. 1 USD = 55 (taka) Bangladeshi currency in 1998.

I. Wholesale shops and storages: The wholesale and the storages area need to be

rearranged in a planned way to minimize the compact development and landuse. The

Boro Bazaar area is now expanding horizontally and occupies the land owned by

Bangladesh Railway. At the same time to meet the growing economic demand further

wholesale shops and storages capacity need to extend, in a planned way. Existing

landuse in the Boro Bazaar area needs to be rearranged for reallocating space for the

wholesale and storages sites. The land could be arranged by using the vacant land by

dividing the whole market place in to different blocks based on use and those blocks

will organize the vacant land with in the market place. Furthermore existing unattended

vacant land of Bangladesh Railway around the Boro Bazaar area could be used for

storages and wholesale shops under a long term lease basis. That could generate revenue

for the local government to provide and maintain the urban services in the market place

and minimize the congestion.

The following diagram shows the existing vacant land with in the market place and the

open unutilized lands around the Boro Bazaar area owned by the Bangladesh Railway.

Figure 08: Unattended

available vacant land with in the market place (Reza 1999).

The unattended vacant land owned by the Bangladesh Railway could be the land bank

for redevelopment process for the wholesale and storages in Boro Bazaar area.

Photograph 03: Unattended vacant land owned by Bangladesh Railway (Ahsan and Rahman

2005)

The advantages of doing such development are faster and effective. As the land is

owned by the government so the land acquisition and development could be easier.

Furthermore those lands also connected with rail and water transport network, so there

will not be extra expenses for transport network development.

The area need to be rearrange according to the use and capacity and at the same time tax

need to be imposed based on the area and use, which will ensure revenue for the

government and make the market more efficient to handle the city economy. The

following map shows the proposed development in the Boro Bazaar area in different

blocks based on different purposes.

The proposed plan considers the horizontal expansion of Boro Bazaar area that will

cover the government vacant land around the Bazaar area and owned by the Bangladesh

Railway.

Figure 09: Proposed plan for redevelopment of wholesale and storages area in Boro Bazaar.

In this plan block G will serve the wholesale and storages purposes, block E and block F

will use as retail market place where as block C and D will use for amenities and

recreational area for the urbanites.

II. Riverfront development and ensure access facilities with the Boro Bazaar area:

A good number of retail shops developed along the river bank just to meet the growing

demand in the city. Even some wholesale shops are also established along the river side

just to minimize the goods handling and transfer cost from the port to their storages.

Moreover the congested developments of the shops make the inner roads and access

ways so narrow to move the vehicles for goods or even narrow for the buyers and other

users.

Photograph 04: The narrow passes for the users and other services in Boro Bazaar area

(Ahsan and Rahman 2005).

Furthermore the river bank along the Boro Bazaar area mainly used for transporting

goods and local ferry service. There is no development control along the riverfront side

in the area. Therefore the riverfront along the area has developed has retail shops and

goods handling areas. The following photographs show the current riverfront

development and use in the area.

Photograph 05: Existing riverfront development in the area (Ahsan and Rahman 2005).

Under the urban regeneration process the riverfront need to be developed as a

recreational and urban breathing space, except the port areas. The number of

unauthorized ports will also reduce with development control and implementation

approach to create more open space and to ensure city aesthetic. The open land that is

generated by the redevelopment and rearrangement of the wholesale area would be use

for ensuring easy access with in the market place and to make the area a better working

place.

The riverfront development would be a long-term process but to meet the future need it

needs to be started now, as well the better facilities will attract more and more business

Figure 11: Better work life in the area.

and commercial development in the area. Furthermore the Boro Bazaar area is a mixed

use residential area, so better urban design will provide better urban life to the residents

in the area.

Following sketches show the proposed plan for the riverfront development and to ensure

accessibility in the area.

Figure 10: Riverfront development enhance the aesthetic image of the city and ensure better

urban life5.

5 All the sketches are based on proposed idea and prepared by Ahsan and Rahman 2005.

Figure 12: Ensure better social and community life for the residents.

The regeneration processes not only take place to meet the economic growth rather also

meet the urban demand and to ensure better urban environment.

III. Road networks: Boro Bazaar area is connected with three main artillery roads and

connected roads, therefore the revitalization program on the circulation system and

traffic movement has to be rearranged to minimize the traffic congestion in the city. The

first focus is to be given on maintaining the hierarchy of roads and separating different

form of traffic. The following diagram shows the major road networks around the Boro

Bazaar area.

Figure 13: Existing road network system in the area (Shamima 2005)

The present road networks are also not in a position to support the growing transport

demand in the area and narrow enough that cause traffic congestion and provide poor

services.

Photograph 06: Existing road networks in the Boro Bazaar area (Sharmin 2005).

Therefore under the regeneration process transport network especially the road networks

need to be prioritized as the river network will manage by the riverfront development

process. The major issues need to be considered for the road network redevelopment to

minimize the traffic congestion are as follows:

1. Rearrange of road transportation and traffic control

2. New zone of loading and unloading

3. Agglomerate of informal shop

4. New parking zone for consumers who use private mode

5. New zone for temporary dwellers

6. Reorganize the river embankment

The main market place need to be free from through traffic flow to minimize the

congestion. The wholesale shops and the storages services should have their own goods

handling unit and system to get their products from the loading and unloading zone. As

well vehicle restriction need to be implanted based on vehicle weight and size with in

the market place also in the day time. The road network revitalization process

completely depends on policy and command and control approach.

CONCLUSION:

Urban regeneration process is a comprehensive and long-term planning tool that covers

not only the physical development but also the economic growth and the future

expansion of the city. Under the urban regeneration process it is important to consider

the importance of the location, historical importance and the future growth trend.

Therefore the regeneration process is also related with the urban morphology, therefore

and regeneration process has to protect the originality with better service and facilities.

Under the Boro Bazaar urban regeneration process it is also important to maintain the

originality of the area. The originality covers the economic importance of the area, the

historical value of the area; the image of the area for Khulna city and how it could

accommodate the future growth both population and economy of the city. The process

has to protect the mixed use zoning character and the economical importance of the area.

The proposed plans are focused on the importance of the area and the role it plays in the

city morphology. Based on those issues three major areas are proposed to consider under

the redevelopment process for a better urban life of the resident and to ensure economic

importance of the Boro Bazaar.

ENDNOTES

The major dynamic driving forces of the cities in developing countries are economic and

social forces to change the urban system with the growing demand of population and

urbanization. Khulna the third largest metropolitan city in Bangladesh reforming its

economic profile from river based commercial trade to industrial to mixed use economy

over the century. The city economy was completely based on river based trade and the

city developed around the river port locally named “Boror Bazaar” means big market

place. The changing city form gave Boro Bazaar the shape of mixed use zone rather

solely commercial or business zone. Boro Bazaar needs to be more dynamic to response

to the city economy and its growth pattern over the time. Therefore it is become a

challenge to revitalize the Boro Bazaar are to meet the urban regeneration targets of the

developing countries where economy and growth run together.

Limitation: The financial and commercial data in this paper is not that up to date as the

source of those data is the local government authority. Unfortunately those supportive

divisions yet not up to date with very recent data due to their administrative and

organizational support. Though both the researcher of this paper try hard to be as

updated as possible and put more focus on urban regeneration process based on

economic importance and land use of the study area.

Reference:

Book:

Robert, P. 2000. The evaluation, definition and purpose of urban regeneration. In Urban

regeneration: a handbook,ed. Robert, P., Sykes, H., 9-10. London: SEGA

Publication.

Journal article:

Murtaza, G. 2001. Environmental problems in Khulna city, Bangladesh: a spatio-

household level study. Global Built Environment Review a journal of architecture,

planning, development and the environment. 1 (2) (August): 32-37.

Nhaiduzzaman, K., Saroar, M., M., and Ahmed, S., J. 2004. Assessing the urban

environmental quality of Khulna city: a multilevel quantitative approach. Plans

Plus a journal of Planning, Development, Urbanization and Environment1 (2)

(September): 79-95.

Conference paper:

Ahsan, R. and Rahman, H. 2005. Redevelopment of Boro Bazaar and the riverfront area

of Khulna City. Paper read in 1st National Conference on Asian Urban Centre

Development 24-16 June, at BRAC University, Dhaka Bangladesh.

Research paper:

Islam, K., S and Karim, R. 2006. The impact of the small scale real state business on the

urbanization patterns of third world cities. RICS research paper series 6 (3)

(October), London SW1P UK.

Thesis:

Reza, R. 1999. Mixed use development of urban utilities in ward 21: a study on Khulna

city, Bangladesh, “BSc dissertation, Architecture Discipline Khulna University,

Khulna Bangladesh”.

Shamima, A. 2005. Regulatory involvement and the problems in urban markets: a case

study of Boro Bazaar in Khulna city, “BSc dissertation, Chp-3, Urban and Rural

Planning Discipline Khulna University, Khulna Bangladesh”.

Others: http://www.khulnacity.org/Content/index.php?

pid=30&id=21&page=About_KCC

Apuni

 

here is the update from latest statistics

 

City Area : 59.57 km2 (23 sq mi)

 City Population: 855,650

Population Density: 14,364/km2 (37,202.6/sq mi)

 

Source Khulna City Corporation web link

http://www.khulnacity.org/Content/index.php?pid=30&id=21&page=About_KCC view

ed 27th April 2010.

 

So you can update this with this reference.

 

Best regards. and update me when you are sending to Musleh, better to send another

one, as it is BUET URP they always lost the papers and forget to give you the money

receipt about the money you have paid.

 

Reaz

 

Population (2008 est.)[2]

 - City 855,650

 - Density 14,364/km2 (37,202.6/sq mi)

 - Metro 1,388,425