Transit oriented development (TOD) in Dhaka : evaluating transfigure ability under the spatial-cultural and policy settings of a developing city

Abstract

The purpose of this research is to provide an evidence-based evaluation to prioritize and assess the potential for transit-oriented development (TOD) in a developing city, Dhaka. This dissertation is essentially a mix-method study based on data from field trip observations, spatial databases from planning authorities, structured and semi-structured interviews, and an evaluation of available planning and policy documents published by the government. Employing the TOD concepts and applying them to the context of Dhaka, transit and spatial development synergy was examined under three domains: spatial development potential for TOD around stations of Mass Rapid Transit (MRT) Line 6 (under construction), non-spatial challenges concerning the existing socio-cultural context and market acceptance of TOD, and policy supports for and barriers to TOD emergence. A mixed-method approach was adopted for the study, including spatial analysis, narrative simulation, and qualitative policy evaluation. Adding to the 5Ds of Cervero (year of publication) is the ‘D’ variable of developability.

The study reveals that despite the weak unplanned growth, Dhaka has the spatial potential for TOD in terms of density, land-use diversity and developability. Socio-cultural and travel behavior analyses indicate a significant number of public transport users, which is a good sign for future mass transit ridership. However, being part of the travel culture and its availability at every street corner, rickshaws will remain a popular transport mode for social and short-distance trips. This may hinder TOD’s ridership development. Another significant finding is that despite higher house rents in TOD areas, people are willing to live around stations for better livability. As a significant portion of the population is still struggling to find affordable housing, TOD would be welcome as an additional source of supply. Nonetheless, the acquisition of privately owned land for TOD is a potential hurdle owing to an ineffective land transaction system and practices. Moreover, the insufficient redevelopment tools, the fragmented public administrative system, institutional incapacity to enforce policies, and the lack of infrastructural support for TOD are hurdles blocking potential new housing supply from TOD. Policy analyses revealed that most existing urban policy designs have somehow considered TOD attributes although there are no clear statements regarding TOD.

Planning experts opined that improving livability is the most important TOD objective for Dhaka, followed by environmental benefits, rich activity choices enabled by mixed land uses, and inclusionary and affordable housing. To achieve these objectives, this study recommends participatory redevelopment approaches, action plans for developing station areas with varying density and diversity guidelines, density bonuses for land developers, and the institution of an appropriate land value capture mechanism.