Housing for HSTU Employees

Studio-VIII, Group 02(NAEBB)

Introduction:
A home is fundamental infrastructure for a decent life. Hajee Mohammad Danesh science and
Technology University(HSTU), Dinajpur has been creating many job opportunities for its gradual
expansion of degree’s and other administrative activities and thus continuous to attract fresh
residents year on year in search of their better livelihoods. And this basic need is to be
addressed for present and future generation. Neither is the remedy as simple as turning on a
tap and supplying an adequatenumber of homes. Affordability is the other crucial factor at play,
and is a factorsolely related the professional grade and other income sources. Renting or
purchasing a resident is difficult to get and even so expensive relative to earnings. Fiscal policy,
whether public spending, rents, interest rates, has just as a large a part to play in the
affordability aspect as proper housing.
Have HSTU employees got the right sized homes fortheir households? Does their tenure and
regulation provide very necessary stability?Are existing Quarters affordable to run, and easy to
get into and around? Are they chronically under or over occupied? All of these factors
compound to exacerbate the affordability and well-conditioned and may not lead
HSTU employees necessarily to ‘building more homes’ as an exclusive solution.
The ultimate outcome will decline economically if the people necessary to sustain it cannot
be accommodated in a dignified, let alone comfortable or affordable way.
So what exactly is the situation now, how did we get here, and what do we do next?
*introduction

Housing for HSTU employees:

A group survey over housing in HSTU reviewed the poor quality of housing in HSTU premises.
The survey reviewed the condition of affordable housing in the campus. The cause of the
problem is government regulations for housing, increased cost of rents etc. But there is the
need of those on low, middle and high incomes to live near their work station. Existing quarters
has poor condition to live; the problem is the slow progress with any reform as due to
inefficiency andneglect of University Authority, ignorance of ratepayers and the inadequacy of
compulsorypowers exercised by government. And this create the negligibility to housing. With
the increase number of employees in HSTU; there are not enough housing to provide better
residents. There is an important thing is to develop children psychology and provide proper
education. As HSTU is situated far from Dinajpur, it has become difficult to accumulate all
things altogether. Hence there is a need of housing for HSTU employees near to the University.
Demand
HSTU has an immense number of employees. With the passage of time everyone desire to hold
a shelter according to their affordability. Creating housing near to HSTU premises and provide
better facilities according to householder’s affordability has become a common need for HSTU
employees.

Issues
The following issues has been remarked as a great concern

 Safety and security is the main issue for a new housing and community.
 The process of becoming a social group has to start from zero
 Peoples do not stay at quarter for any occasion due to the lack of community activities.
 Community development is extreme need for remarkable festival to celebrate
altogether.
 Time consuming is an important fact for this modern era.
 Verities of personality live and work inside the university premises which creates a limit
to flexibility. Safety and security is the main issue for a new housing and community.
 The process of becoming a social group has to start from zero
 Peoples do not stay at quarter for any occasion due to the lack of community activities.
 Community development is extreme need for remarkable festival to celebrate
altogether.
 Time consuming is an important fact for this modern era.
 Verities of personality live and work inside the university premises which creates a limit
to flexibility.

Vision
Creating environments where all employees live altogether according to their affordability,
make deposit, become owner of an apartments and leave after selling the apartment to have
better rest time.

Mission
The mission of Housing is to provide inclusive communities that engage teachers, officers, stuffs
in exceptional living and community experiences within safe, clean, and well-maintained
environments that foster a sense of belonging.
Way to achieve goal
The teachers, the officers, the stuffs, the funding, the university and even some corresponding
person and organizations have all beenassembled, albeit that they need significant evolution.
Having absorbed the demand and vision, what HSTU employees perceive the essenceof the
‘issues’ to be and therefore what might constitute a physical manifestationof the solution, or
part-solution? Any built form responses will inevitably require amanipulation of the current
constraints on the ‘raw materials’ of land, funding andconstructors, whether that might be a
complete change to land use designations, therapid growth of alternative construction
techniques or the acceptance of locality. Large scale planning and built solutions should of
course be a responseto the needs proper fund, and to the greatchallenge of how to integrate all
employees into a coherent community housing. Not only this but how do we ensure that what
we build is high quality andaffordable now as well as affordable to maintain, attractive, and
flexible for changingcircumstances in the future? We have to ensure proper answer to this
question.

IDEAS
 relocation and new life

 feeling of community and belongingness

 role of individual and community itself

 the community is built by a people and reinforced by everyday relations, social activities,
meetings in public space and in the streets

 housing can be a deposit for employees therefor owner ship and resale can be a good term.

CONCEPT
(SENSE OF COMMUNITY, SENSE OF BELONGINGNESS)
 feeling of community and belongingness (That members matters to one another and to the
group)

 emotional safety necessary for needs, the feelings of exposed and development of intimacy

 transformation of “space” that becomes “place” by our personal connection with it in the
present moment in relation, psychologically and emotionally to interpersonal interactions.
Housing for whom?
HSTU Administration
Teacher- 293 Officer- 192 Staff- 302 Total -787 *Source-HSTU official diary

Preference to stay nearby:

Campus or adjacent area is preferred by 65% employees.
80% preference by teachers= 235 families
65% preference by officers=125 families
50% preference by stuffs=151 families
(*survey;’14 batch)

Teachers nuclear family 41.4%= 122families

Teacher’s extended family 18.6%=55 families
Teacher’s high desire family (extended) 20%=58 families
Bachelor teachers number 20%= 58 families

Officers nuclear family 40%= 50 families

Officers extended family 40%=50 families
Officers’ high desire family (extended) 10%=13 families
Bachelor officers number 10%= 12 families

Stuffs nuclear family 30%= 45 families

Stuffs extended family 50%=76 families
Stuffs high desire family (extended) 10%=15 families
Bachelor stuffs number 10%= 16 families

Nuclear Families- 2P, 3P, 4P~Average-4P considering further extension.

Extended families-5P, 6P, or more than 6P~average 6P considering extra 3/4 members.

Category: 10 categories for housing

1. Nuclear families of teachers= 122families
2. Nuclear families of officers=50 families
3. Nuclear families of stuffs =45 families
4. Extended families of teachers =55 families
5. Extended families officers = 50 families
6. Extended families of stuffs= 76 families
7. Better affordable housing for teachers= 58 families
8. Better affordable housing for officers= 13 families
9. Better affordable housing for stuffs= 15 families
10. Bachelor employees= 58+12+16= 86 nos.
Area standard and total area calculation
Nuclear family for teachers
No Programs
1 Master Bed room
2 Child bed
3 Living room
4 Kitchen+ Dinning
5 Store room
6 Guest room
7 Servant room
8 Circulation space
9 Toilet+ Bath
Nuclear family for officer
No Programs
1 Master Bed room
2 Child bed
3 Living room
4 Kitchen+ Dinning
5 Store room
6 Guest room
7 Servant room
8 Circulation space
9 Toilet+ Bath
Number Area
1 160
1 120
1 280
1 160
1 80
1 130
1 80
1 120
2 128
Total area 1258 Sq-ft
Number Area
1 160
1 100
1 180
1 130
1 64
1 100
1 80
1 100
2 88
Total area 1002 Sq-ft
Nuclear family for Staff
No Programs
1 Master Bed room
2 Child bed
3 Living room
4 Kitchen+ Dinning
5 Store room
6 Guest room
7 Servant room
8 Circulation space
9 Toilet+ Bath
Extended family for teachers
No Programs
1 Master Bed room
2 Child bed
3 Living room
4 Kitchen+ Dinning
5 Store room
6 Guest room
7 Servant room
8 Circulation space
9 Toilet+ Bath
Number Area
1 144
1 100
1 230
1 64
1 64
1 100
1 80
1 100
2 108
Total area 990 Sq-ft
Number Area
2 320
2 200
1 322
1 190
1 80
1 120
1 80
160
3 190
Total area 1662Sq-ft
Extended family for officer
No Programs
1 Master Bed room
2 Child bed
3 Living room
4 Kitchen+ Dinning
5 Store room
6 Guest room
7 Servant room
8 Circulation space
9 Toilet+ Bath
Extended family for Stuff
No Programs
1 Master Bed room
2 Child bed
3 Living room
4 Kitchen+ Dinning
5 Store room
6 Guest room
7 Servant room
8 Circulation space
9 Toilet+ Bath
Number Area
2 312
2 200
1 226
1 190
1 64
1 120
1 80
120
3 108
Total area 1420 Sq-ft
Number Area
2 288
2 200
1 210
1 64
1 64
1 100
1 80
120
3 108
Total area 1234 Sq-ft
Better affordable for Teachers andOfficers
No Programs Number Area
1 Master Bed room 2 336
2 Child bed 2 240
3 Living room 1 240
4 Kitchen+ Dinning 1 220
5 Store room 2 144
6 Guest room 1 120
7 Servant room 1 100
8 Circulation space 240
9 Toilet+ Bath 4 168
Total area 1808 Sq-ft

Better affordable for Staff

No Programs Number Area

1 Master Bed room 2 320
2 Child bed 2 240
3 Living room 1 226
4 Kitchen+ Dinning 1 180
5 Store room 2 144
6 Guest room 1 120
7 Servant room 1 100
8 Circulation space 226
9 Toilet+ Bath 4 148
Total area 1704 Sq-ft
Facilities for bachelor

No Programs Number Area

1 Master Bed room 1 144
2 Living room
3 Kitchen+ Dinning 1 158
4 Circulation space 96
5 Toilet+ Bath 1 54
Total area 452 Sq-ft

Area calculation
1. Area for Nuclear families of teachers= 122families X1258 sq.ft=1,53,476 sq.ft. (6 no 5
story each having area 5032 sq.ft /4 family)=Ground area 30192 sq.ft.

2. Area for Nuclear families of officers=50 families X 1002sq.ft=50,100 sq.ft ( 2.5 nos 5
storey building each having 4008 sq.ft/4 family) =Ground area 12024 sq.ft.

3. Area for Nuclear families of stuffs =45 families X 990 sq.ft=44,550 sq.ft (2.25nos 5 story
each having area 3960 sq.ft/4 family) =Ground area 11880 sq.ft.

4. Area for Extended families of teachers =55 families X 1662 sq.ft= 91,410 sq.ft (2.75 nos 5
story each having area 6648 sq.ft/4 family) =Ground area 19944 sq.ft.

5. Area for Extended families officers = 50 families X 1420 sq.ft=71,000 sq.ft (2.5 nos 5
story each having area 5608 sq.ft/4 family) =Ground area 16824 sq.ft.

6. Area for Extended families of stuffs= 76 families X 1234 sq.ft= 93,784 sq.ft (3.8 no 5
story each having area 4936 sq.ft/4 family) =Ground area 19744 sq.ft.

7. Area for Better affordable housing for teachers= 58 families X 1908 sq.ft=1,10,664 sq.ft
(6 nos 5 story each having area 3816 sq.ft/4 family) =Ground area 22896 sq.ft.
 8. Area for Better affordable housing for officers= 13 families X 1808 sq.ft= 23,504 sq.ft
(1.3 nos 5 story each having area 3616sq.ft/2 family) =Ground area 7232 sq.ft.

9. Area for Better affordable housing for stuffs= 15families X 1704 sq.ft= 25,560 sq.ft (1.5
nos 5 story each having area 3408 sq.ft/2 family) =Ground area 6816 sq.ft.

10. Area for Bachelor employees= 58+12+16= 86 nos. X 452 sq.ft = 38,872 sq.ft (2.15 nos 5
story each having area 3616 sq.ft/8 family) =Ground area 10848sq.ft.

Total: 7,02,920 sq.ft

After considering floors total ground area needed: 1,58,400 sq.ft
11. Amenities+Others: Consider one person
a) Outdoor playground, green= 129sq.ft
b) Communal activity = 75 sq.ft
c) Provision of children, kindergarden= 32 sq.ft
d) Amenity facilities= 75 sq.ft
e) Indoor play= 5 sq.ft
Total (area/person)= 316 sq.ft
Considering 217 nuclear families each having 4 person (651nos P), 267 extended
families each having 6 person(1335 nos P) and 86 bachelor, the total number of person=
2556 nos of people.
So, area required for amenities and others= 2072X316=6,54,752 sq.ft
Total area required for the proposed housing is= 13,57,672 sq.ft
Now considering 5 story building each having area the net ground area: 8,13,152 sq.ft
National housing policy
Strategy:
The Policy has been prepared with a practical approach to achieve the following aims and
objectives:
a. To provide enabling strategy, capacity-building and institutional development aiming at
empowering all stake holders, particularly local authorities, the private sector, non-
Governmental organizations and community-based organizations, to play an effective role in
shelter and human settlements planning and management.
b. To introduce a strategy that would combine community participation and institutional
strengthening in support of the development of a commercially based system of housing
finance for land and house purchase; house construction improvement and upgrading. In
addition, innovative approaches to collateral and screening of eligible households for
incremental housing finance and home improvement credits which are compatible with the
affordability limits of moderate and low-income households, would be introduced.
c. To improve the housing conditions of the low-income population, through development
capacity building and institution of new ideas, such as reduced housing standards, appropriate
technology, incremental housing development, community participation and squatter-
settlement regulation.
d. To upgrade existing towns and cities with better city planning through improvement of
infrastructure, creation of employment opportunities and affordable housing under a phased
program, giving higher attention to those cities and towns which are comparatively more
productive and efficient and require lower investments.

e. To provide for an effective institutional capacity building frame work responsive to the
grass roots devolved powers, to minimize general disparities and imbalances, not only
between urban and rural areas but also between various income groups.
f. Long term solution for housing lies in this sector, which should be a High Priority for economic
development. It should not be considered as an area parasitic upon other economic activities
but as an instrument of economic and cultural development. This sector can lend support in
achieving all the key national goals including employment, economic growth, promotion of
market-oriented economy and higher levels of public and private savings.
g. To make the Government as a catalyst and facilitator in case of land policy, financial policy,
improvement of katchi abadis and slums, research and development and institutional
development.
Aims and Objectives
Based on the above analysis the Aims and Objectives of the Housing Policy would focus to
evolve an enabling strategy aiming at:
a. Housing development through capacity building of formal and informal sector.
b. Facilitate availability of suitably located and affordable land and develop land delivery
processes.
c. Encouraging indigenous approaches in Research and Development to support housing
activity particularly for low income groups.
d. Provision of safeguards against malpractices, inefficiencies, institutional weaknesses and
mafia assaults.
e. Resource Mobilization through Government initiatives, mortgage loans, refinance facility,
savings and loan schemes, induction of insurance, pension and provident fundsand
introduction of micro finance schemes.
f. Provision of incentives through tax rationalization, reduction in property tax and registration,
simplification of procedure and enforcement of effective foreclosure Laws.
g. Support research and development for economic building material inputs and support
modernization of the Construction Technologies.
h. Developing indigenous and cost effective approaches particularly for Low income group.
i. Monitoring and enabling the development of Katchi Abadis initiatives as announced in
January 2001and discouraging formation of new slums.
j. Provision of institutional incentives for improved housing delivery for the rural areas and
preparation of Rural Housing Plans and schemes.
k. Introduce a firm and clear-cut institutional and legal framework at all levels of
Government with well-defined roles and responsibilities. Removal of shortcomings, gaps and
over laps and devise institutional coordination mechanism, transparency and accountability.
l. Realizing the importance of role of Private Sector, introduce incentives to encourage their
full participation in National Building initiatives.
m. Supportive policy for Construction Sector standardizing of contract procedures
andenforcement of quality control measures.
n. Encourage export oriented and import substitutions policies and rationalize tax andduties
structure.
o. Promote women participations in this important national building actively.
p. A countywide program of developing small and medium size towns having growthpotential.
q. Formulation of system to monitor and evaluate implementation of guidelines providedunder
Hosing Policy and to ensure coordination with other national level developmentstrategies.
Policy guidelines
Land:
Introduction
1. Land is one of the principal inputs for housing. Its identification, allocation and
servicing are the three critical components of the housing supply process
2. Given the key role of land in housing supply, it is essential that a comprehensive perspective
is developed for the land delivery system at national, provincial, regional and local level with
effective coordination among various Government departments, development agencies and
other bodies and above all the private sector.

Policy Measures
1. Priority Identification of Land for Housing: Situation, effectiveness, justification.
2. Land Acquisition: Conducting site search independently, sales history, ownership
history.
3. Land Information System: land office information, server, CS map, RS map.
4. Land Registration and Tenure System: Contacting owners and determining their
intentions for the property
5. Land Disposal System: windshield survey and proposed disposal system.

Housing finance:
Introduction
1. Traditionally, the housing sector has been a barometer of socioeconomic growth of a
country.
2. Government shall create an enabling environment for promotion of private sector
housing finance system.

Policy measures
1. Resource Mobilization:
a) Financial Institutions shall be encouraged to give mortgage loans for housing purposes
at market rates.
b) All commercial banks shall be motivated to advance loans for housing
and housing projects by earmarking a substantial percentage of their loan portfolio like
other industrial and commercial projects.
 2. Enhancing Credit Facilities
HBFC dominates the formal housing finance in the country but at present it is severely
constrained in its functioning as well as scope of activities. Loaning operations at
present are suspended.
3. Legal Framework Improvement
a) Foreclosure laws shall be introduced to ensure effective recovery of loans and advances
from the defaulters. Banks shall have legal powers to possess and sell the property in
case the borrower defaults.
b) Simplification of procedures shall be introduced for land transaction and
standardization of mortgage documents to facilitate sale/purchase of housing.
c) Tenancy Laws shall be reviewed and rationalized to promote housing
through investment and to protect the interest of the lending institutions.
d) All loan documents, legal and title documents shall be standardized for
the convenience of all stakeholders

4. Incentives to Promote Home Ownership

a) Property tax on rented property shall be reduced from the current high
rate of 25% to 5%.
b) Property tax tariff shall be rationalized for self-occupancy and shall be
adequately lower than rented property.
c) Mark-up on Housing loan installment for individuals shall be treated as
expense in tax return.
d) No stamp duty/registration fee etc. shall be charged for the housing
mortgage.

PLANNING, ZONING AND BUILDING REGULATIONS

Introduction:
1. One of our major weaknesses reflective in the rudderless growth of our
urban and rural areas is lack of planning on al long term basis around the world, once
the plans are developed, and consensus achieved, these plans
are implemented in letter and spirit. Whit proper plans and implementation, housing
moves in a systematic manner which is cost effective and provides quality environment.
2. As there were no approved plans to guide the city planners and other
professionals, the building and zoning regulations which were outdated
could not be updated and brought in line with the realities on the ground.
3. The development of slums, katchi abadis and squatter settlements is also
directly linked with the lack of plans and their implementation. The
beneficiaries of this lack of planning and building and zoning regulations
are the land and building mafias.
Policy measures
Master Plans/Structural Plans/Outline Development/Plans
a) Development of master plans/structural plans/outline development/plans shall be a
mandatory requirement for all urban and rural areas.
b) The provincial governments, development agencies and other bodies shall
ensure that the master, structural and outline development plans are completed by:
- Towns and Union Councils within one year
- City and district level within 2 years
- Metropolitan and major cities within 3 years.
c) City and District Government shall ensure that the master/structural/outline
development plans cater for the current and future housing needs for low income
groups on incremental basis.
d) The concept of integrated development shall be promoted for optimizing the
land use.
e) Deconcentrating of metropolitan and major centers shall be encouraged.
f) Federal and provincial funding and assistance shall be available for
infrastructure development, amenities and other developments only in
planned areas.

Building and Zoning Regulations

a) The provincial Governments, development agencies and other bodies shall ensure that
the building bye-laws and codal formalities are streamlined and simplified to facilitate
the developers/builders and constructors and the common man.
b) National Building Code shall not only provide guidelines for formulation and
revision of Provincial and local geographic and environmental conditions but shall
be incorporated in letter and spirit.
c) The Federal Government, in coordination with the Provincial Government, shall
undertake updating of the National Building Code and National Reference Manual
on Planning and infrastructure standards and this task shall be completed within
one year. (Note_ Originally, these manuals were developed by the Ministry of
Housing, Environment and Urban Affairs in 1986).
BUILDING MATERIALS, CONSTRUCTION TECHNOLOGY ANDRESEARCH
AND DEVELOPMENT
Introduction
1. Besides housing finance and land, the third most important input is the buildingmaterials.
Building materials form nearly 60% to 70% of the overall cost of ahousing unit in addition to the
cost of land and infrastructure. Unfortunately very little progress has been made in this area
and today, after nearly 50 yearsof independence, we are still using the same building
materials.Rather, it isunfortunate that the quality of our building materials has deteriorated
over theyears.
2. Like building materials, there has been no advancement or improvement in ourconstruction
techniques. It would not be wrong to say that over the years, therehas been deterioration in
skills and quality of the end product. The world hasmoved ahead and has developed not only
building materials which are more costeffective and cheaper but have also developed ways and
means and technologyof mass production which gives better quality control and is more cost
effectiveand cheaper than conventional construction.
3. In the area of research and development, the situation is equally discouraging. Itis
understood that there are nearly 44 research institutions including individuals,specialists,
professionals, experts and NGOs in public and private sectors whichare in one way or the other
working on building materials research anddevelopment. However, nothing substantial has
come out from these researchinstitutions over the last nearly 40 years which is cost effective
and commerciallyviable. It is obvious that the research work is neither market oriented nor
does itcater to the needs and demands of the people. No effort has been made tocoordinate
the research work which is scattered all over the country.
Policy measures
Keeping in view the importance of building materials, constructions technologyand
appropriate research to bring down the overall cost of constructions withinthe reach of
the common man, the following policy measures are recommendednfor implementation.
Standardizations of Building Components
a) The principal building components and allied specifications such as doors,windows, fittings
and fixtures, roof system, etc. shall be standardized to facilitatetheir maximum production
making it cost effective and affordable for the people.
b) Use of locally produced low cost building materials and components using
agricultural, industrial and other wastes etc. shall be encouraged.
b) Cost Effective Materials
Building materials already developed internationally such as compressed mudbrick (adobe) and
Ferro cement roofing system which is extensively being usedall over the world, shall be
introduced in Pakistan. Special concessions in termsof taxes and concessionary finance shall be
offered to builders, developers,constructors and other organizations who import these
technologies into Pakistanon commercial basis.
c) Current Constructions Techniques
Systematic efforts shall be made to modernize and update the current
techniques of housing constructions though training, research and development
and skill up gradation programs.
d) Integrated Construction Approach
Integrated construction approach shall be encouraged and promoted through a
combination of design orientation, use of traditional and indigenous building
materials and adoptions of new construction techniques, making housing
construction cost effective and ensuring up gradation of quality.
e) It shall be a mandatory requirement to follow the motional building code to
ensure that all building design and construction work is in line with the current
building practices and level of standardization and better quality control is
achieved.
f) Technology Based Housing :Technology based housing which guarantees cost effective
construction ascompared to conventional techniques shall be encouraged and promoted
throughfiscal and other incentives.
g) Research and Development
a) Institutional arrangements shall be made to ensure effective coordination and
application of all research institutions in the public and private sectors.
b) Housing and construction material research and development through special
taxconcessions and concessionary finance shall be encouraged and promoted.
c) Use of indigenous materials, development of local talent for housing constructionthrough
coordinated research and development, training and managementapproaches shall be
enhanced and encouraged.

POLICY FRAMEWORK and CRITERIA

Collecting and organizing information and data that can help inform the
development, implementation, and impact of housing strategies. We have
identified a number of indicators that should be monitored on an annual
basis. These are as follows-
Population
1. Number of teachers, officers and stuffs.
2. Family members.
3. Household size, types.
4. Household income and affordability.
 Housing Stock:
1. Number of rental dwelling units, by type and location
2. Number of visit able housing units
3. Number of adaptable housing units
4. Housing rent and facilities.
New Construction and Densification:
1. Number of new residential dwellings and their location
2. Number of nuclear-family dwellings.
3. Number of extended-family dwellings.
4. Location of housing.
5. Other supplementary program
Renovation:
1. Number of renovation permits issued for nuclear-family residential dwellings.
2. Number of renovation permits issues for extended-family dwellings.
3. Number of renovation permits issues for luxurious apartment.

Housing diversity:
1. Monitor the implementation of neighborhood plans with regard to achieving
the ratios established for nuclear-family dwellings, extended-family housing
and luxurious housing.
2. Monitor the program with collaboration with welfare body and householders.

Affordable housing:
1. Rental rates for apartments and townhouses
2. Rental vacancy rates
3. Allowable annual rent increases
4. Ownership criteria
5. Number of manufactured homes
6. Number of strata title apartments, nuclear-family houses, extended-family
houses, and luxurious apartment.
7. Number of renter households in core need
8. Ratio of owners to renters
Urban infrastructure and asset management:
Link the geographic distribution of change with existing asset inventory data by recording
and reporting annually on increases/decreases in assets requiring ongoing repair and
maintenance
(1) Roads and pedestrian
(2) Water system and Sanitary system (km of main and number of services)
(3) Storm drainage system
(4) Utility facilities
(5) Street lights and signals
(6) Parks, trails etc.
Housing strategies should support the following directions:
1. Development in areas that are will be serviced with existing infrastructure
2. Continue to approve development in locations serviced with existing
infrastructure, with a view to increasing population.
3. Encourage renovation of existing housing to extend the life of the housing
stock.
4. Encourage and consider establishing benchmarks for housing diversity,
including a range of housing forms.

Project meetings and interviews also identified number of target peoples for
new housing. They include:
1. Mobile workers in University
2. Permanent residents from larger cities, many of whom will be highly
professionals and their families looking for new homes and modern design
3. Teachers, officers and stuffs who wish to live close to medical, health, or
retail services or who may social activities, personal services, and
transportation
4. Teachers, officers and stuffs who wish to live close to campus, services,
and public transit of Dinajpur town.

With regard to neighborhood development, housing strategies should support

the following directions:
1. Identify neighborhoods suitable for a transition to higher density and
mixed housing, as part of its growth management plan.
 2. Locate new development close to shopping, services, transit, parks, and
schools to take full advantage of existing services and facilities rather than
depending on future development of new services and facilities.
3. Establish zoning, incentives, and expectations for neighbourhood
development.
With regard to continuing work on the development, implementation and
monitoring of a housing strategies are:
1. Appoint a housing coordinator to act as convener to bring together diverse
groups including welfare body of housing, and social services to provide
input to the development, implementation, and monitoring of new
housing strategies and approaches. The coordinator would also develop
and maintain ongoing relationships with key staff of University welfare
body, householders and build relationships among themselves to gain the
goal of housing for HSTU employees.
2. Establish a ‘Housing table’ or ‘advisory body’ that includes a broad cross-
section of housing interests. The ‘table’ should report directly to welfare
body in an advisory role,
3. Convene housing rent to ownership and to create joint solutions and
development.
4. Convene an annual round table on housing to evaluate progress on the
housing strategy.

Policy framework
1. Economic strategy and policy
2. Fiscal management strategy and policy
3. Land use planning strategy and policy
4. Taxation and fee strategy and policy
5. Social strategy and policy.
6. Environmental strategy and policy.
1. Economic strategy and policy
a. Infrastructure which must be developed and maintained for the foreseeable
future.
b. Municipal services, such as garbage collection, public transit, and custom
transit that must be provided for the foreseeable future.
c. Adaptable housing which would ensure that new housing is suitable for use
throughout the residents’ life course
d. Development within the existing infrastructure envelope, which would reduce
long- term infrastructure maintenance and replacement costs and the urban
environmental footprint
e. Property or neighborhood redevelopment which would result in higher
densities or mixed uses, where appropriate  Partnership development, which
would encourage innovation among builders, developers, non-profits, and
government agencies
f. Social sustainability which would reduce poverty, crime, and social insecurity
through housing security and affordability

2. Fiscal management strategy and policy

a) Strengthen neighborhoods and neighborhood Centre’s;
b) Support walking, child moving, and transit;
c) Minimize ongoing costs of infrastructure;
d) Facilitate infill and redevelopment; and
e) Maintain different accessories.

3. Land use planning strategy and policy

1. Collecting information needed to make decisions and measure progress in
achieving housing development goals.
2. Managing existing and future housing stock.
3. Managing existing and future neighborhoods.
4. Establishing a platform and partnerships for implementing the housing
strategy.
5. Future Housing Strategies-
i. Limit development in areas that are not serviced with existing
infrastructure
ii. Continue to approve development in locations serviced with existing
infrastructure, with a view to increasing population and dwelling
densities
 iii. Encourage renovation of existing housing to extend the life of the
housing stock.
iv. Encourage and consider establishing benchmarks for housing
diversity.

4. Taxation and rent strategy and policy

a) Annual consideration for existing and new families.
b) Engagement of Welfare body to maintain the rent collaboration with
householders
5. Social strategy and policy.
a) Development of new community
b) Stop provision of outside landlord.
c) Establishing a Platform for Ongoing Dialogue and Partnership Development.
d) Welfare body will create an advisory committee include-
i) Development industry
ii) Real estate industry
iii) Non-profit housing providers
iv) Provincial and federal government housing-related agencies
v) Residential property management firm
vi) A financial institution that handles residential and development
financing- Bank maneger.
vii) Members of the public at large appointed by Dinajpur municipality.

6. Environmental strategy and policy.

Policies
1. Development:
1.1. All housing related work will be done by welfare body of HSTU which have some
active member concerning housing.
1.2. Welfare body collaboration with university authority will customize an advisory
body concerning housing related activity.
1.3. Advisory body must have some of employees who are going to shift to the
proposed housing. And theymust be active concerning housing for HSTU
employees.
1.4. For every step and activity advisory committee and university authority must need
to be notified.
1.5. Site selection: Site must have to follow the site selection criteria and survey
requirements.
1.6. Finance: Corporate bank will provide loan to the University welfare body with the
trust of legal authority and the body will repay the loan within valid time.
1.7. Notify neighbors within at least 500 feet of the site using a written notice, letter or
flyer. Include basic information about the sponsor organization and proposed
project.
1.8. Welfare body will list out total members who want to stay at the proposed housing
and initial step will be taken.
1.9. Advisory will renew by annual case.
1.10. Welfare body meeting with advisory committee will evaluate policies and
totalframework.
1.11. Neighborhood organizations must have also been notified about the project
1.12. Standardizations of Building Components
1.13. Contextual Design: Local style will be followed for contextual design.

2. Construction:
2.1 Estimated schedule for construction and completion
2.2 Local contractors will work on it.
2.3 Welfare body and advisory committee will be notified by every steps.
3. Consumption:
3.1 Apartment will distribute according to the assigning paper and down payment
criteria.
3.2 All the rent as well as loan must be paid in a time.
3.3 Redevelopment, renovation and other development will be done by welfare
body
3.4 Welfare body will renew by year and new body will do the same activities.
3.5 Welfare body will ensuresstrategy for future development.
 3.6 After fully payment through month by month rent payment the belonged
householder will remark as an owner of that apartment; welfare body will sign
for it for legal document.
3.7 Further development will be ensured by welfare body having meeting with
advisory body and university authority.

Policy detail:
1.1.1. Welfare body includes some active HSTU administrative members which work
for public work development. The body has a sub-body which is deals with
housing and its criteria. Existing housing of HSTU belongs to university
authority but the welfare body takes care of those housing.
1.1.2. Form of advisory committee: Welfare body and university authority will create
an advisory committee include-
a) Development industry
b) Real estate industry
c) Non-profit housing providers
d) Provincial and federal government housing-related agencies
e) Residential property management firm

f) A financial institution that handles residential and development financing-

Bank manager.
g) Members of the public at large appointed by Dinajpur municipality
1.1.3. Advisory committee will ensure some employees to be engaged with it. These
people must have the right to speak for the householders but in case of
decision making they must need to collaboration with advisory body and
welfare body.

1.1.5 Site selection:

Site:The Mango-grove adjacent to HSTU guest house.

Property belongs to C.K. Sweaters LTD.
Why not in campus?
i) Housing type: Rent to ownership. (not authorized!)
ii) Government Regulations.
iii) Continuous infrastructural development of each year.

Site Selection criteria and Justification

Establishing Site Selection Criteria:
1. Housing type and construction: Rent to Ownership, modern method and services.
2. Location: Adjacent to Campus/ In campus (community need)
3. Acquisition or lease costs: Total cost include lease cost,
4. Zoning considerations: In a whole. (community need)
5. Community acceptance: Community desire is to stay close to workstation as there is
enough safety and opportunities.
Location
I) Public transportation: Available vehicles from campus to town
II) Employment opportunities: Very close to workstation
III) Neighborhood amenities: University, Basher hat and day by day development of
surroundings like education board office.
IV) Community based services: Authorized
V) Day care :Design consideration
VI) Public schools and related programs : Primary education and transportation
availability
VII) Security: Adjacent to University and a total security.

Community acceptance:
I) Outsider Organization: Neighborhood leadership
II) Fair Share/Saturation: They may feel saturated
III) Contextual Design: Historic quality, neighborhood, style of immediate area.
IV) Available Neighborhood Services: Authorized/ design consideration
V) Private Open Space: Design consideration.
VI) Zoning: Design consideration

Site selection methodology and remarks

Criteria topic Criteria Remarks
Transport
Availability of Buses Both local and gate lock buses Fills the desire
Strategic highway network Highway road sided Fills the desire
Proximity to service
Key services Basher hat provides daily need Day by day development will
And also good transport help to enhance to fill the desire
fill extra need from town.
Town center University buses move through Fills the desire
the town
Efficient use of land
Soil quality, land type Developing building area Technical issues
Relationship to existing Very nearby Fills the desire
Environmental
Impact on conservation
area
Impact on plant nursery Site within 200 m of a plant Little bad impact
nursery
Flood risk Record shows positive Fills the desire
Physical problems and
limitation
Infrastructure No other access to new Infrastructure not required
Infrastructure; blocked by two
sides. University and govt. off.
Drainage/electricity Already exist in surrounding. No new implementation
Ownership Information
Evidence and willing to Ownership has developing mind Owner must be benefited
develop
Biodiversity
Suitability of development No biological impact Need to justify
Green space
Green space On a Green space where its loss Surrounding may help.
would result in deficiency
Landscape capacity
Landscape
Landscape sensitivity High Landscape capacity Need justification
Market
Market attraction Site is financially viable and Investors will be attracted for
generates positive residual that.
value about the market rate.
Overall Justification: Site proposed as it is considered sequentially due to location, green
spaces and service availability.
SWOT analysis
Strength Weakness
workplace at walk able space no social entertainment spaces
nearby grocery shops for elders as well as children
social security lack of house building
no traffic jam authorization
proper water facility existing build form at either of
no social cast barrier the side
area is not possible to extend.
Opportunity Threat
all peoples are employees decreasing social interaction
good transportation system space
available housing materials close to highway road
social interaction can be more future provision of industries not far
stable from the site.
existence of ponds
site lies besides the university

Conducting a Site Search Independently

i) Conducting a “windshield survey” by driving or walking around the target neighborhood(s)
noting any sites that meet the requirements, including possible buildings for lease

ii) Researching property ownership and sales history at the municipal offices that hold
property ownership data and record deeds

iii) Contacting owners and determining their intentions for the property (i.e., are they willing to
sell, and if so, at what terms
1.1.6. Financing policies:
a) Welfare body will list out total members who want to stay in the proposed housing
b) Welfare body collaboration with advisory committee will create policies for step by
step
c) Every householders need to pay down payment for upcoming housing.
d) Corporate bank will provide loan to the welfare body with the legal trust of
University.
e) Welfare body will repay the loan within the valid time.
f) Welfare body will create policies for loan implementation phase.
g) All members will sign for security to become a householder of that housing.
h) A total fund for planned accessories will be seduced from the total loan.
i) Welfare body then divide the rest amount into 10 categories.
j) Rent will be fixed by welfare body considering construction cost and given facilities.
k) Advisory committee and welfare body together will fix the rent.
l) All activities must have notification to University authority.
m) Rent will be deposited to welfare body that has the responsibilities to repay the loan.
n) Welfare body will deposit some amount for annual renovation and development.
o) With the notification of advisory committee an amount will be added to the account of
those who are in the welfare body for that housing for their livable activities.
p) Welfare body will have the right to increase or decrease rent but must need to have
conference with advisory committee and other responsible person and organization. n

1.1.6(e). Repay system:

i) Rent will be taken by welfare body with 2% extra fees so that some amount will be
added to the account of those active person who uptake the loan from the
householders. The rest amount from extra fees will be deposit as housing fund which
will be used for renovation and further development work.
ii) Loan will be repaid to the bank within valid time.
iii)The payment system for whom will direct buy, will divided into 2 types based

a) Without Down Payment: When the conversation is about affordability so there will
be some flat which will have no down payment issue. So this may be helpful for
lower class people.
b) With Down Payment: The price would be costly when it is about to a luxurious
apartment. So it can’t be done only by the EMI but also may have to pay a large
amount of down payment.
 1.1.6(e). Loan implementation phase:
i) The target customer of the total system is all the staff from teachers to lower class will have the
suitable option according to their affordability. There should be option on the lower class for buying
high class to low class according to their choice. But the community may not be hampered.
 Welfare trust related: The people who must buy the flat and they will signature for
loan on bank to the welfare trust. The trust will get the money direct from the bank
by showing the agreement. As these customers will get the most benefit & lowest
price.

ii) A total amount will be seduced from the loan for housing accessories. The amount will
be count for every family rather any divide.
iii) The rest amount will be used for apartment buildings. And welfare body will maintain
the cost and calculation.
vi) Householders will be assigned for the specific apartment according to their down
payment and profession.

1.1.9. Renew of welfare body

Welfare body will renew for annually. The new body will be notified everything about
previous task and it will do the same as retired body.

1.1.10. Policies by advisory committee

a) Every member who is going to shift to the proposed housing must need to pay
a selected amount as down payment to the welfare body within valid time.
b) They need to sign to a paper for security so that welfare body may conduct
their activities with security.
c) Welfare body then ensures the responsibilities to deal with housing and
related activities.
d) The body will evaluate policies and will maintain those policies strongly.
e) The body will evaluate policies for the employees who are going to stay there:
i. Every member must need to pay a down payment.
ii. Rent will be fixed consulting with members; advisory committee and
welfare body and every member must need to pay the rent within
given time.
iii. Some additional rate will be seduced as for further renovation and
development activities.
 iv. When a member becomes the owner he/she could only sell it to the
welfare body consulting with advisory body considering market price.
v. Welfare body will again rent it to the new employer and do the same
as to before but market and other factors must be considered.
vi. Housing is for present and future employees of HSTU campus only and
welfare body ensures it.

f) Annually funding, costing and other initiatives will be considered

1.1.10. Standardizations of Building Components

a)The principal building components and allied specifications such as doors, windows, fittings
and fixtures, roof system, etc. shall be standardized to facilitatetheir maximum production
making it cost effective and affordable for the people.
b) Use of locally produced low cost building materials and components
usingagricultural,industrial and other wastes etc. shall be encouraged.
c) Cost Effective Materials
Use of cost effective materials considering ongoing market.
d) Current Constructions Techniques
Systematic efforts shall be made to modernize and update the currenttechniques of housing
constructions though training, research and developmentand skill up gradation programs.
e) Integrated Construction Approach
Integrated construction approach shall be encouraged and promoted through acombination of
design orientation, use of traditional and indigenous buildingmaterials and adoptions of new
construction techniques, making housingconstruction cost effective and ensuring up gradation
of quality.
f) It shall be a mandatory requirement to follow the motional building code toensure that all
building design and construction work is in line with the currentbuilding practices and level of
standardization and better quality control isachieved.
g) Technology Based Housing :Technology based housing which guarantees cost effective
construction ascompared to conventional techniques shall be encouraged and promoted
throughfiscal and other incentives.
3.5. Future Housing Strategies
Future Housing Strategies should support the following directions:
1. Limit development in areas that are not serviced with existing
infrastructure.
2. Continue to approve development in locations serviced with existing
infrastructure, with a view to increasing population and dwelling
densities.
3. Necessary steps will be taken by welfare body with the pace of time.
4. Encourage renovation to extend the life of the housing stock and that
will be done by welfare body.
5. Encourage and consider establishing benchmarks for housing diversity,
including a range of housing forms.

3.6. Ownership policy

The renter will pay rent to advisory body. After fully payment of the apartment the
householder become an owner of that apartment. According to the agreement paper
welfare body must have to sign for that ownership. The owner of that apartment need not
to pay rent but for maintenance cost the owner must have to pay a fixed amount.
The owner of the apartment must have the concern about to sell the apartment. He must
have to sell it back to welfare body with proper way. Advisory body and neighborhood
organization must be notified that.

Who will be responsible for construction?

Welfare body after consulting with advisory body will publish tender for the
construction. Local contractors may get the tender. Contractors will follow the schedule
and time consumption concerning housing construction. Welfare body will ensure
payment and other cost calculation.
Area percentage:
Residence: 19.5% (1,58,400 sq ft)
Green/open: 25% (203288 sq ft)
Water body=15% ( 121972 sq ft commercial use)
Circulation- 18.5%(150433 sq ft)
Amenities=22% (178893 sq ft)

Land value Calculation

Total land needed: 813152 sq ft= 1867 decimal
Highway road sided: 150 decimal X 3,50,000=52,50,00,00 taka
Horizontal land: 750 decimal X 2,50,000 = 18,75,00,00 taka
Watered land: 967 decimal X 1,80,000 = 17,40,60,000 taka
Total Land Cost: 24,53,10,000 taka only.
Build area: 702920 sq ft
Soil test= 59,500 taka
Building cost= 702920 sq ft floor area X 1200 taka= 84,35,04,000 Taka only

*source: Bangladesh Building Construction Cost Index

Pathway: 18.5% of site= 813152 X 18.5%=150433 sq ft

80% bituminous road= 150433 X 80% = 120346 sq ft
Pathway cost=120346 X 175= 2,10,60,550 taka
Amenities(Building)= 62612 X 1200= 7,51,34,400
Amenities water, sewer and others= 16619 X 269= 44,70,511 Taka
*Considering 269 taka per sq m, University of Oregon study, converted to taka

Total approximate cost= 1,189,538,960 Taka only

Considering other relevant cost, Net cost= 1,400,000,000 taka only
“Sense of community sense of belongingness”
How it differ from others?
We can justify our housing considering the follows criteria-
1. Image:
2. Identity:
3. Environment:
4. Continuality:
5. Regional difference:
6. Justification:
7. Physical needs:security, love and acceptance, task as a part of group, neat and clean,
help to gain self-esteem, self-actualization.
8. Cost: operating costs, maintenance costs.
9. Values: family, friendship, religion, independence, community activities.
10. Space: avoid feeling crowded, personal possessions, group activity.
11. Lifestyle: pattern of life, hobbies, entertaining, retirement.
12. Roles: patterns of behavior not affecting others.
13. Life cycles: series of stages through a family passes during its lifetime.
14. Others need: Beauty, self-expression, creativity.

Neighbourhood Development Concept (NDC), *RAJUK

NDC includes a variety of housing types, a mix of land uses, an active center, a walkable
design, and often a transit option within a compact neighborhood scale area either as infill
in an existing developed area or as a neighborhood scale project
However, zoning utilizing NDC concept mixes land uses in a compact area can achieve a
high quality neighborhood. NDC can guide new development patterns that are civic-
oriented, pedestrianfriendly, economically vibrant, environmentally sustainable, diverse
housing types, and evoke a unique sense of place.
NDC is based on the principle that neighbourhoods should be walkable, affordable,
accessible, distinctive, and true to the significant historic context of each community. NDC
must be distinguished from Transit Oriented Development (TOD), NDC need not focus as
close on transportation areas and parking as components of urban design.
Development on Greenfield sites located in rural settlement areas can be guided by NDC
principles in order to minimize environmental impacts associated with new development.
A more appropriate use of NDC may be re-established or expand existing village centers or
growth center of community life.
The NDC principles and objectives of particular importance are:
• Sustainability
• Compact Development
 • Mix of Uses
• Accessibility and Transportation
• Cultural and Environmental Context
Generally, NDC is neighborhood in scale, 10 to 15 acres in area based on the geometry of a
1/4–mile maximum walking distance. Open space is typically 10% to 20% of the area, and
about 70%-80% of the area is devoted to residential blocks, with the remainder
(approximately 10%) as mixed use with a focus on viable commercial space and civic
functions. NDC requires dense (e.g. quarter-acre and smaller lots) residential blocks in
order to create an internally-oriented neighborhood with enough people to help support
the commercial and civic functions. NDC neighborhoods are carefully designed to function
in ways that provide a high quality of life.

References:
1. Introduction: http://www.newlondonarchitecture.org/docs/nla_housing_essay.pdf
2. Housing for hstu employees: NAEBB,
http://www.newlondonarchitecture.org/docs/nla_housing_essay.pdf
3.