Dhaka, the bustling capital of Bangladesh with a population exceeding 24 million, plays a crucial role as the primary driver of the country’s economy, contributing approximately 40% of the GDP. However, the rapid and unplanned urban expansion of Dhaka has come at a significant cost to the environment, livability, and sustainability of the city. In 2025, Dhaka was ranked as the third least liveable city globally, trailing only cities in active conflict zones. This alarming ranking should have prompted policymakers to take decisive action to address the city’s challenges and improve the quality of life for its millions of residents.
Despite the urgent need for progressive and stringent planning policies to address the city’s issues, the interim government recently gave its initial approval to the revised Detailed Area Plan (DAP) 2022-2035 for Dhaka, despite facing resistance from urban planners. This decision has raised concerns among experts and citizens alike.
The original DAP, gazetted in August 2022, marked a positive shift in urban planning for Dhaka after years of uncoordinated development. The plan, developed by a team of experts in collaboration with the Rajdhani Unnayan Kartripakkha (Rajuk), adopted a localized and contextual approach by dividing the city into 350 density zones. These zones were designed to regulate building heights, area coverage, and unit numbers based on factors such as existing infrastructure, road conditions, amenities, and the unique characteristics of each area.
However, within a year of its gazetting, pressure from the real estate sector led to modifications in the plan, particularly an increase in the floor area ratio (FAR) in certain zones. The FAR is a contentious issue between developers and urban planners, as it determines the permissible volume and floor area of constructions on a plot. While developers see a higher FAR as an opportunity for greater profits, urban planners view it as a tool to manage population density, ensure adequate infrastructure, and safeguard the environment.
Subsequently, the interim government, influenced by lobbying from real estate associations and professional bodies, decided to revise the DAP once again, despite objections from environmentalists, activists, academics, and architects. The revised plan reduced the number of density zones significantly, leading to a notable increase in FAR across various areas of Dhaka.
Critics argue that the revisions favor short-term economic gains over the long-term sustainability and liveability of Dhaka. The push to increase FAR in areas with inadequate infrastructure raises concerns about the city’s capacity to support its growing population, provide essential services, and mitigate risks such as fire hazards and seismic activities.
The revised DAP’s emphasis on accommodating the demands of the real estate sector without addressing fundamental issues such as black money inflows and equitable urban development poses a threat to Dhaka’s future as a functional and liveable city. The lack of a clear strategy to manage the city’s increasing density and potential risks associated with taller buildings raises doubts about the government’s commitment to ensuring a sustainable future for Dhaka.
The recent revisions to the DAP underscore the need for comprehensive and inclusive urban planning that prioritizes the well-being of the city’s residents and the preservation of its environment. Failure to address these concerns could jeopardize Dhaka’s status as a vibrant and sustainable metropolis in the long run.