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Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad
Commercial Area, Chittagong
Article · June 2016
DOI: 10.15415/jotitt.2016.41003
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Journal of Today’s Ideas –
Tomorrow’s Technologies,
Vol. 4, No. 1,
June 2015
pp. 1–15
DOI: 10.15415/jotitt.2016.41003
Urban Renewal Strategy for a Commercial Area:
CaseStudy-AgrabadCommercialArea,Chittagong
ARCHISMAN DAS1*
AND URMEE CHAWDHURY2
1
Graduate, Department of Architecture, Chittagong University of Engineering and
Technology
2
Assistant Professor, Department of Architecture, Ahsanullah University of Science
and Technology
Email: arch.archi008@gmail.com
Received: March 15, 2016 | Revised: April 20, 2016 | Accepted: May 23, 2016
Published Online: June 07, 2016
The Author(s) 2016. This article is published with open access at www.chitkara.edu.
in/publications
Abstract Rapid urbanization is a currently a challenging problem for any
developing country. To keep pace with the current population growth and
ongoing economic development the cities are need to be expanded. But for
a developing country, the territorial expansion of any city would be difficult
for reducing the load, because of its economic and structural limitations. So
for utilizing its limited resources fully, urban renewable strategy is preferable
for every developing country. Renewable strategies increase the efficiency of
the whole area & bolster economic force. Agrabad Commercial Area, CBD is
the main business area in CHITTAGONG. In this study Commercial Business
District (CBD) of Chittagong is taken as a case study and paper focuses on
finding some suitable strategic proposals for it.
Keywords: Urban renewal, Development, Strategy, CBD
1. INTRODUCTION
Chittagong is a port city of Bangladesh. The city of Chittagong is expanding
without following urbanization policy because of population growth and lack
of proper inspection and planning strategy. Commercial Business District
(CBD) in Agrabad area is the main economic hub of the whole city. If the
CBD does not function properly then it will affect the overall system of the
city. CBD is facing some problems in present day because of its increasing
working population and overloaded traffic congestion. The work efficiency
might not be properly utilized because of these reasons. Security is always
Das, A
Chawdhury, U
2
considered to be an important element for any commercial area. Agrabad
CBD is identified as one of the crime prone zone in Chittagong which became
vulnerable for mugging and other street crimes. At least 40 spots in Chittagong
are identified as vulnerable for mugging and other crimes and CBD is one
such zone (Swapan, 2012). But for its limited resources it is difficult to spread
its working area and other facilities. By renewal policy its efficiency can be
regained and working environment can be improved.
1.2 Background of the Study Area
Chittagong, the gateway to Bangladesh has a long tradition of being the most
important centre of trade and commerce. Chittagong city is bounded on the
north by Tripura State of India, on the east by Khagrachhari, Rangamati and
Bandarban zilas, on the south by Cox’s Bazar zila and on the west by the Bay
of Bengal and Feni and Noakhali zilas. The total area of the Chittagong city is
5282.92 sq. km. (2039.00 sq. miles) of which 1700 sq. km. (456.37 sq. miles)
including coastal area is under forest (B.B.S.,2012).
Figure1: Study area (Base Plan), Source- CDA.
Urban Renewal
Strategy for a
Commercial
Area: Case
Study- Agrabad
Commercial Area,
Chittagong
3
The main seaport of Bangladesh is located at the estuary of the Karnafuli
River. Chittagong is also called the commercial capital of Bangladesh (B.B.S.,
2012).
Agrabad area is act as the downtown for the port city. Chittagong city is
developing towards south west part after 1947. After the end of the colonial
rule, the village Halisohor, Agrabad, Askarabd became integrated, and then the
modern financial district developed during the year 1950 (Chowdhury, 2009).
Agrabad area was developed as a commercial business area by Chittagong
Development Authority (CDA). Agrabad Commercial Area is within the
boundary of Double Mooring Thana, inside DPZ-3, DPZ-2. Total Area is
almost 638.82 acres. (DAP, 2008).
The grid iron pattern of road network, socio economic environment, work
place image make Agrabad area different from the other areas and the first
choice for business and corporate office.
Figure 2: Grid iron road pattern of Agrabad CBD (Base Plan), Source- CDA.
Das, A
Chawdhury, U
4
1.3 Methodology
The study is done by exploring the case studies to help to understand the
criteria for Urban renewal policy that could be used for a commercial area.
SWOT (Strength, Weakness, Opportunities, Threat) analysis was done to find
out the key criteria in renewal process. An extensive field survey was done for
collecting data to portray the present situation.
2. URBAN RENEWAL STRATEGY
Urban renewal is a phase of design process, where main focus gives on the
existing physical forms. (D.B.H.K. 2011). In renewal process main target
is to increase the efficiency of the existing social and economic conditions
through alternation of the physical forms. According to ROSE, F.C. (1993),
only the local condition can indicate the social, economic or other issues to
be considered in the urban renewal agenda. But the main principals for all
renewal process is to improve make the degraded condition better.
For an urban renewal, it is very much important to analysis the site
condition into several criteria. Otherwise the process might lose its track in
the midway. In this paper, the site was analyzed and surveyed based some
values. They are character of the area, community, enclosure, public realm,
accessibility, legibility, adaptability (Carnona, 2001).
2.2 Why Good Urban Space Required For Commercial Area
Good quality urban spaces are very much essential for any kind of sustainable
development. It has direct effect on economy. It helps to develop mixed use
options, providing cost effective high dense areas, reduce maintenance and
energy use cost, create scopes for more investments due to good connectivity
and security. It also helps to develop social & cultural parameter which
indirectly benefits the economy. A quality urban space can create interesting
images of the whole area which increase the public interest about it. If public
accessibility can improve throughout the site, then private business firms
will feel the interest to invest more. Occupies profit from better performance,
satisfaction of their employees and from the increased prestige while a well-
designed development satisfies visitors and clients.
2.3 Study of Different Urban Spaces
2.3.1 Alexanderplatz, Berlin, Germany
Alexanderplatz is a large public Square and transport hub in the central Mitte
district of berlin, near the Fernsehturm. It is a cattle market in the middle ages,
Urban Renewal
Strategy for a
Commercial
Area: Case
Study- Agrabad
Commercial Area,
Chittagong
5
a military parade square and an exercise ground for nearby barracks until the
mid 19ty century. The square named after the Alexander I, Tsar of Russia, on
his visit to Berlin in 1805. Layer upon layer of Berlin’s urban history is located
in Alexanderplatz. In 1930, it was developed as a traffic circle and transit hub.
After 40 years it again redeveloped as pedestrian plaza. After the reunion of
Germany the area again go through a renewal project (Fahey, 2014).
Alaxanderplatz shows good functional solution in terms of connectivity.
It has multiple points to access. It is framed by 5 tall buildings. The plaza
was constructed of Granite, for expressing its cold impersonal feel. This plaza
has few trees which does not attract the visitors much in a hot sunny day.
This is a place of social interaction, so different cultural and social programs
are held in the plaza. The plaza is not design for considering any dominant
users group. This plaza has both the formal and informal use. The plaza is
basically used for crossing through different places. So when persons pass
through the plaza they can interact with others. Sometimes venders sell their
hand goods in here, so people can buy products from the venders. Respondents
said that it is a major hub for public transportation which makes it a convenient
location for eating and shopping. For the lake of galleries and dominant plaza
it has lose its appeal as a public civic space. This plaza is basically used in
Figure 3: Location Map: Alexanderplatz, Berlin, Germany, Source: www.
stadrentwicklung.berlin.de (April, 2015).
Das, A
Chawdhury, U
6
Figure 5: Alexanderplatz in 1912.
Figure 4: Alexanderplatz in 1796.
Figure 6: Aerial View-Alexanderplatz (Present).
Source: www.guenterschneider.de.
Figure 7: Public Use, Alexanderplatz, Berlin, Germany.
Urban Renewal
Strategy for a
Commercial
Area: Case
Study- Agrabad
Commercial Area,
Chittagong
7
the weekends, but on a regular basis (Fahey, 2014). From the analysis it is
clear that discomfort environment does not attract peoples much to spend their
time more. Social integrity is also hampered by physical discomfort and that
affect the surrounding business. In a word, Alexanderplatz is become a missed
opportunities due to the design policy.
Swot Analysis of Alexanderplatz
Strength Weakness Opportunities Threats
-Place for social activity
-Variety of user groups
-Good social interaction
-
Has different function
like market place
-
Major hub of
transportation for the city
-lack of
vegetation and
seating
-uncomfortable
environment
specially in
the sunny day
-
By creating more
comfortable area,
it can attract
peoples
-
which helps to
increase business
opportunities
-
if peoples spend
more time here,
it benefits the
sidewalk cafes,
interactive arts,
amenities.
-Main threat
is the
complacency
and
stagnation
3. PRIMARY CONSIDERATION OF AGRABAD CBD
Agrabad CBD is the main commercial area for Chittagong city. From the case
study it is found that a commercial area can be improved by developing the
social aspect. For developing an attractive, affective and lively area, it is very
important to consider the socio economic aspect for design. Public interaction,
public realm space, easy accessibility all are very important consideration for
design. Proper safety is also an important point, which directly related to the
effectiveness of any commercial area. During the peak hour the area facing
huge load and at that period availability of proper accessibility option like
both pedestrian and traffic is very important. After the peak times, the area
become a dead place which is a negative point for Agrabad area. Mixed use
development can be used as a way to make the area more useful. Community
development is also necessary for the effective, safe and secure working area.
3.2 Street Use
Street use is very important for any commercial area. In Agrabad there was
found multiple street uses. Hawkers are found very commonly in the area.
Das, A
Chawdhury, U
8
Different types of products are sold by those hawkers in different points of the
area. Various types of street food shops, “Tongs” (Small tea stalls) are very
common in this area. They basically used the footpath and road sides, which
creates traffic problems in the peak period.
3.3 Traffic Flow Analysis
An extensive amount of field survey was done in the important node points
of the business area in Badamtoli  Barek Building Mor. Here roads can
be classified in two major categories, Primary road  secondary road. In
Chittagong both motorized and non-motorized vehicles travel in the same
roads. Roads are classified according to the flow of the public service and
private service. In Chittagong bus (40-45 seats), mini-bus (30 seats), rider
(14 seats), tempo (10 seats) are basically used. Rickshaw (2 seats) is a non-
motorized public service. Car  taxi (3-4 seats) considered as a private service.
Here data shows the both inflow and outflow late from the both direction.
Figure 8: Agrabad Area Land Use Map, Source- CDA.
Urban Renewal
Strategy for a
Commercial
Area: Case
Study- Agrabad
Commercial Area,
Chittagong
9
Figure 9: Street hawkers, Source- Author.
Chart 1- Badamtoli Node (no/hour)
Vehicle
Type
8.00am-
11.00am
11.00am-
2.00pm
2.00pm-
5.00pm
5.00pm-
8.00pm
Bus 30 20 12 40
Car 100 60 20-25 50
Taxi 60 50 30 40
Tempo 70 50 25 30
Rickshaw 90 60 40 80
Pedestrian 1500-1800 1000 600 1500
Das, A
Chawdhury, U
10
Chart 2- Barek Building Node (no/hr)
Vehicle Type 8.00am-
11.00am
11.00am-
2.00pm
2.00pm-
5.00pm
5.00pm-
8.00pm
Bus 30 20 12 40
Car 80 40 30 60
Taxi 70 60 30 60
Tempo 70 50 25 30
Rickshaw 100 80 50 120
Pedestrian 1000 700 500 900
According to field survey of the two important node’s of the primary roads,
the point is clear that traffic flow is high at the morning time and gradually
decreasing up to evening time, but after 5.00pm the flow rate is increasing
and after 8.00pm the flow rate is gradually came to zero with the time
spending.
In the secondary roads, no bus, mini bus, tempo, rider service is available.
Here the main traffic is private car, rickshaw, and taxi.
Chart 3- at Secondary road (no/hr)
Vehicle Type 8.00am-
11.00am
11.00am-
2.00pm
2.00pm-
5.00pm
5.00pm-
8.00pm
Car 75 100 110 90
Rickshaw 30 50 40 50
Taxi 40 60 75 50
Pedestrian 400 800 600 700
From the field survey of the secondary roads (Fig10), it was found that the
traffic flow rate is low in the morning and increases gradually and highest in
the evening. But after 8.00 pm traffic flow rate reduces much higher rate and
become very low.
So, common scenario is in both cases the night picture is less vehicle
and pedestrian flow, which makes the area dead at night, which is not a
good sign for a commercial area to leave the space used for a long period
of time.
Urban Renewal
Strategy for a
Commercial
Area: Case
Study- Agrabad
Commercial Area,
Chittagong
11
3.4 Parking Condition
Parking is a problem for the area. There is no fixed parking space in the
area. Though office worker can park their own vehicles in the fixed place,
Figure 11: Illegal rickshaw parking, Source Author.
Das, A
Chawdhury, U
12
visitors or other persons who come for different types of services have no
fixed place to park. So they park their public vehicles besides the roads.
Illegal rickshaw and taxi parking in various points are also very common
image in this area. Those illegal parking creates huge problems in the peak
periods.
3.5 Land Use Pattern
From the land use map of the area it was found that it is a high dense commercial
area, almost every building is multi storied. World Trade Center, which is
21 storied, is the highest building of the area. Chittagong’s only ethnological
museum is situated in the area. 2 mosques, 2 temples, 1 Government College,
1 shopping mall are also placed near the area.
3.5 Agrabad Deba
Agrabad Deba is a manmade lake situated at the south side of the commercial
zone. Area of the lake is 27 acres. World trade center, which become the
landmark of the area situated at the northern side of the lake. On the eastern 
southern part of the lake there is a railway colony. Though it is a government
colony, most of the residents of the area are low income group. It has no direct
visual and physical connection with the road side. In the west part of the lake
one mosque is situated. All other structures are mainly shops. It has a good
opportunity to develop as a public realm space.
Figure 12: Agrabad Area Land use Pattern, Source Author.
Urban Renewal
Strategy for a
Commercial
Area: Case
Study- Agrabad
Commercial Area,
Chittagong
13
3.6 Comfortable Environment
For a commercial area it is very important to develop comfortable
environment. In Agrabad all the roads and other spaces are basically concrete
mare. Percentage of green space is very low. So the area absorbs heat in the
day time and radiates it at the later part of the day. It is also very important
to have enough space between high-rise buildings, so proper wind flow and
day light can be available in the inside part of the building. But for high
density and land price it is not seen here so artificial mechanical system is
used in most of the buildings to maintain comfortable environment. Only
open space of the area is the water body, DEBA. But the 21 storied world
trade center WTC situated with a narrow spacing of the area, which hampers
the affectivity of DEBA.
3.7 SWOT ANALYSIS OF ABGRABAD CBD
STRENGTH WEAKNESS OPPORTUNITY THREAT
-
Grid iron road
pattern
-
internal roads do
not create a dead
end
-
Types of business
activity
-
Different class of
people depend on
CBD
-High land value
-Both Government
and non-
governmental
organizations
situated
-Ethnological
museum
-
Sufficient
religious
structures
-
Water body like
DEBA
-Water logging
-
Traffic haphazard
in office period
-Population drop
fall rate after peak
hour
-
Lacking of proper
parking
-
lacking of public
interaction space
-Poor waste
management
-
Congested high rise
buildings without
proper open space
-Poor pedestrian
condition
-
No organized space
for hawkers
-
Ethnological
museum may
become a
good place of
recreation
-Hawkers can
bring life in the
deserted CBD at
night
-Development of
the internal road
network
-Better positing
floating
 Hawkers can play
a part in the local
business
-Improvement
of pedestrian
condition might
help to reduce
traffic load
-
Develop a civic
space around
DEBA
-High density
as considered
as an asset, it
a threat also
-Increasing
number of
traffic flow
-Low
population
flow decrease
the security
condition at
night
-Congested
high rise
buildings
are a threat
for disaster
period
Das, A
Chawdhury, U
14
3.8 Proposed Policies
From the analysis it is clear that though Agrabad CBD has lot of problems it
has some good strength and opportunities to develop the condition of the area
far better and comfortable.
First proposal is to develop the traffic system and node points of the area.
Traffic flow can be made one way to decrease the pressure on main Badamtoli
Node Point.
More emphasize should be given on the pedestrian network. By reducing
vehicular traffic and increasing pedestrian flow traffic haphazard can be
avoided easily.
Some fixed parking spots need to be identified, with a comfortable distance
from the work places. Deba has a great possibility to become a public realm
space, so it should be utilized fully. An attractive walkways and seating space
around the DEBA can make it attractive. But first of all it is very important
to ensure proper visual and physical connectivity with the main road stream.
Another 2 important issues are the hawkers and night time low use. Both
the problems can be solved by 1 way. Night market is the best possible solution
to utilize the night time fully  make the area livelier (Hollands, Chatterton,
2003). Hawkers can be allowed to sell the products after the office period and
their selling time are fixed. So peoples working here and from near areas can
come and buy their necessary products at that period. These will make the
roads and pedestrian walkways free in the peak time  also ensure the security
and liveliness at night. These will also help to develop to improve the local
business  also the economic condition of the low income groups.
Figure 13: Proposed traffic flow. Source-Author.
Urban Renewal
Strategy for a
Commercial
Area: Case
Study- Agrabad
Commercial Area,
Chittagong
15
4. CONCLUSION
In a high dense commercial area, by developing only multistoried buildings,
proper comfortable and pleasing working environment cannot be created.
Open comfortable public interaction and realm space is very important for
development, which is not waste of space. Community participation is also
mandatory for any development policy. That helps to full utilization of the area
and also the safety. By the Renewal Strategic Policy the road for the creation
of an active, lively space is created, which lead an area to the goal. By only this
process without demolishing everything a new era can start.
ACKNOWLEDGEMENT
I would like to thank my mentors Ar. Kanu Kumar Das, Ar. Debsree mandal
for helping and guiding me in the studio project about Agrabad and also for
their precious suggessions. I also thank all the friends for their supports. And
last not the least I thank my parents  the almighty God for everything.
REFERENCES
[1] B.B.S (2012). Community Report: Chittagong Zila, Bangladesh Population And Housing
Census 2011, Bangladesh Bureau of Statistics, Statistics and Informatics Division, Ministry of
Planning
[2] Carnona, M. (2001). The Value of Urban Design; A research commissioned by CABE  DETR
to examine the value added by good urban design; Thomas Telford Ltd. London, UK. pp- 9-11
[3] Chowdhury, A. H. (2009). Chapter 3. In Port City Chittagong (pp. 151-152). Gotidhara, Dhaka.
[4] DAP (2008). Chap- 4, DPZ 2, DPZ 3. Detail Area Plan (DAP). Chittagong Development
Authority (CDA); 2nd Edition, pp- 4-17
[5] D.B.H.K. (2011). People First: a District Based  Participatory approach to Urban Renewal;
Urban Renewal Staregy. Development Bureau Hong Kong. pp 2-4
[6] Fahey, J. E. (2014). Alexanderplatz: Transforming Place in a Unified Germany. EDGE- A
graduate Journal for German  Scandinavian Studies. V 4, I 1. Article 6
[7] Hollands, R., Chatterton, P. (2003). Producing Nightlife in the New Urban Entertainment
Economy; Corporatization, Branding and market segmentation. volume 27.2, pp- 361-85
http://dx.doi.org/10.1111/1468-2427.00453
[8] Rose, F. C. (1993), Urban design in urban renewal, towards an agenda for Hong Kong’s old
urban residential areas, unpublished postgraduate thesis. university of Hong Kong, Hong Kong
[9] Swapan, A. Y., Mowla, Q. A. (2012). Lost Place to Third Place: An Urban Regeneration
Strategy. Jahangirnagar University Planning Review. Department of Urban and Regional
Planning, Jahangirnagar University. 10, pp-13-26.
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  • 1. See discussions, stats, and author profiles for this publication at: https://www.researchgate.net/publication/316840778 Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong Article · June 2016 DOI: 10.15415/jotitt.2016.41003 CITATIONS 0 READS 5,055 2 authors: Some of the authors of this publication are also working on these related projects: An exploration of adult visitors’ engagement in suburban neighbourhood parks in South-East Queensland View project Water Body View project Archisman Das Studio Shapnik, Chattogram, Bangladesh 3 PUBLICATIONS 2 CITATIONS SEE PROFILE Urmee Chowdhury Queensland University of Technology 7 PUBLICATIONS 7 CITATIONS SEE PROFILE All content following this page was uploaded by Urmee Chowdhury on 29 October 2018. The user has requested enhancement of the downloaded file.
  • 2. 1 Journal of Today’s Ideas – Tomorrow’s Technologies, Vol. 4, No. 1, June 2015 pp. 1–15 DOI: 10.15415/jotitt.2016.41003 Urban Renewal Strategy for a Commercial Area: CaseStudy-AgrabadCommercialArea,Chittagong ARCHISMAN DAS1* AND URMEE CHAWDHURY2 1 Graduate, Department of Architecture, Chittagong University of Engineering and Technology 2 Assistant Professor, Department of Architecture, Ahsanullah University of Science and Technology Email: arch.archi008@gmail.com Received: March 15, 2016 | Revised: April 20, 2016 | Accepted: May 23, 2016 Published Online: June 07, 2016 The Author(s) 2016. This article is published with open access at www.chitkara.edu. in/publications Abstract Rapid urbanization is a currently a challenging problem for any developing country. To keep pace with the current population growth and ongoing economic development the cities are need to be expanded. But for a developing country, the territorial expansion of any city would be difficult for reducing the load, because of its economic and structural limitations. So for utilizing its limited resources fully, urban renewable strategy is preferable for every developing country. Renewable strategies increase the efficiency of the whole area & bolster economic force. Agrabad Commercial Area, CBD is the main business area in CHITTAGONG. In this study Commercial Business District (CBD) of Chittagong is taken as a case study and paper focuses on finding some suitable strategic proposals for it. Keywords: Urban renewal, Development, Strategy, CBD 1. INTRODUCTION Chittagong is a port city of Bangladesh. The city of Chittagong is expanding without following urbanization policy because of population growth and lack of proper inspection and planning strategy. Commercial Business District (CBD) in Agrabad area is the main economic hub of the whole city. If the CBD does not function properly then it will affect the overall system of the city. CBD is facing some problems in present day because of its increasing working population and overloaded traffic congestion. The work efficiency might not be properly utilized because of these reasons. Security is always
  • 3. Das, A Chawdhury, U 2 considered to be an important element for any commercial area. Agrabad CBD is identified as one of the crime prone zone in Chittagong which became vulnerable for mugging and other street crimes. At least 40 spots in Chittagong are identified as vulnerable for mugging and other crimes and CBD is one such zone (Swapan, 2012). But for its limited resources it is difficult to spread its working area and other facilities. By renewal policy its efficiency can be regained and working environment can be improved. 1.2 Background of the Study Area Chittagong, the gateway to Bangladesh has a long tradition of being the most important centre of trade and commerce. Chittagong city is bounded on the north by Tripura State of India, on the east by Khagrachhari, Rangamati and Bandarban zilas, on the south by Cox’s Bazar zila and on the west by the Bay of Bengal and Feni and Noakhali zilas. The total area of the Chittagong city is 5282.92 sq. km. (2039.00 sq. miles) of which 1700 sq. km. (456.37 sq. miles) including coastal area is under forest (B.B.S.,2012). Figure1: Study area (Base Plan), Source- CDA.
  • 4. Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong 3 The main seaport of Bangladesh is located at the estuary of the Karnafuli River. Chittagong is also called the commercial capital of Bangladesh (B.B.S., 2012). Agrabad area is act as the downtown for the port city. Chittagong city is developing towards south west part after 1947. After the end of the colonial rule, the village Halisohor, Agrabad, Askarabd became integrated, and then the modern financial district developed during the year 1950 (Chowdhury, 2009). Agrabad area was developed as a commercial business area by Chittagong Development Authority (CDA). Agrabad Commercial Area is within the boundary of Double Mooring Thana, inside DPZ-3, DPZ-2. Total Area is almost 638.82 acres. (DAP, 2008). The grid iron pattern of road network, socio economic environment, work place image make Agrabad area different from the other areas and the first choice for business and corporate office. Figure 2: Grid iron road pattern of Agrabad CBD (Base Plan), Source- CDA.
  • 5. Das, A Chawdhury, U 4 1.3 Methodology The study is done by exploring the case studies to help to understand the criteria for Urban renewal policy that could be used for a commercial area. SWOT (Strength, Weakness, Opportunities, Threat) analysis was done to find out the key criteria in renewal process. An extensive field survey was done for collecting data to portray the present situation. 2. URBAN RENEWAL STRATEGY Urban renewal is a phase of design process, where main focus gives on the existing physical forms. (D.B.H.K. 2011). In renewal process main target is to increase the efficiency of the existing social and economic conditions through alternation of the physical forms. According to ROSE, F.C. (1993), only the local condition can indicate the social, economic or other issues to be considered in the urban renewal agenda. But the main principals for all renewal process is to improve make the degraded condition better. For an urban renewal, it is very much important to analysis the site condition into several criteria. Otherwise the process might lose its track in the midway. In this paper, the site was analyzed and surveyed based some values. They are character of the area, community, enclosure, public realm, accessibility, legibility, adaptability (Carnona, 2001). 2.2 Why Good Urban Space Required For Commercial Area Good quality urban spaces are very much essential for any kind of sustainable development. It has direct effect on economy. It helps to develop mixed use options, providing cost effective high dense areas, reduce maintenance and energy use cost, create scopes for more investments due to good connectivity and security. It also helps to develop social & cultural parameter which indirectly benefits the economy. A quality urban space can create interesting images of the whole area which increase the public interest about it. If public accessibility can improve throughout the site, then private business firms will feel the interest to invest more. Occupies profit from better performance, satisfaction of their employees and from the increased prestige while a well- designed development satisfies visitors and clients. 2.3 Study of Different Urban Spaces 2.3.1 Alexanderplatz, Berlin, Germany Alexanderplatz is a large public Square and transport hub in the central Mitte district of berlin, near the Fernsehturm. It is a cattle market in the middle ages,
  • 6. Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong 5 a military parade square and an exercise ground for nearby barracks until the mid 19ty century. The square named after the Alexander I, Tsar of Russia, on his visit to Berlin in 1805. Layer upon layer of Berlin’s urban history is located in Alexanderplatz. In 1930, it was developed as a traffic circle and transit hub. After 40 years it again redeveloped as pedestrian plaza. After the reunion of Germany the area again go through a renewal project (Fahey, 2014). Alaxanderplatz shows good functional solution in terms of connectivity. It has multiple points to access. It is framed by 5 tall buildings. The plaza was constructed of Granite, for expressing its cold impersonal feel. This plaza has few trees which does not attract the visitors much in a hot sunny day. This is a place of social interaction, so different cultural and social programs are held in the plaza. The plaza is not design for considering any dominant users group. This plaza has both the formal and informal use. The plaza is basically used for crossing through different places. So when persons pass through the plaza they can interact with others. Sometimes venders sell their hand goods in here, so people can buy products from the venders. Respondents said that it is a major hub for public transportation which makes it a convenient location for eating and shopping. For the lake of galleries and dominant plaza it has lose its appeal as a public civic space. This plaza is basically used in Figure 3: Location Map: Alexanderplatz, Berlin, Germany, Source: www. stadrentwicklung.berlin.de (April, 2015).
  • 7. Das, A Chawdhury, U 6 Figure 5: Alexanderplatz in 1912. Figure 4: Alexanderplatz in 1796. Figure 6: Aerial View-Alexanderplatz (Present). Source: www.guenterschneider.de. Figure 7: Public Use, Alexanderplatz, Berlin, Germany.
  • 8. Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong 7 the weekends, but on a regular basis (Fahey, 2014). From the analysis it is clear that discomfort environment does not attract peoples much to spend their time more. Social integrity is also hampered by physical discomfort and that affect the surrounding business. In a word, Alexanderplatz is become a missed opportunities due to the design policy. Swot Analysis of Alexanderplatz Strength Weakness Opportunities Threats -Place for social activity -Variety of user groups -Good social interaction - Has different function like market place - Major hub of transportation for the city -lack of vegetation and seating -uncomfortable environment specially in the sunny day - By creating more comfortable area, it can attract peoples - which helps to increase business opportunities - if peoples spend more time here, it benefits the sidewalk cafes, interactive arts, amenities. -Main threat is the complacency and stagnation 3. PRIMARY CONSIDERATION OF AGRABAD CBD Agrabad CBD is the main commercial area for Chittagong city. From the case study it is found that a commercial area can be improved by developing the social aspect. For developing an attractive, affective and lively area, it is very important to consider the socio economic aspect for design. Public interaction, public realm space, easy accessibility all are very important consideration for design. Proper safety is also an important point, which directly related to the effectiveness of any commercial area. During the peak hour the area facing huge load and at that period availability of proper accessibility option like both pedestrian and traffic is very important. After the peak times, the area become a dead place which is a negative point for Agrabad area. Mixed use development can be used as a way to make the area more useful. Community development is also necessary for the effective, safe and secure working area. 3.2 Street Use Street use is very important for any commercial area. In Agrabad there was found multiple street uses. Hawkers are found very commonly in the area.
  • 9. Das, A Chawdhury, U 8 Different types of products are sold by those hawkers in different points of the area. Various types of street food shops, “Tongs” (Small tea stalls) are very common in this area. They basically used the footpath and road sides, which creates traffic problems in the peak period. 3.3 Traffic Flow Analysis An extensive amount of field survey was done in the important node points of the business area in Badamtoli Barek Building Mor. Here roads can be classified in two major categories, Primary road secondary road. In Chittagong both motorized and non-motorized vehicles travel in the same roads. Roads are classified according to the flow of the public service and private service. In Chittagong bus (40-45 seats), mini-bus (30 seats), rider (14 seats), tempo (10 seats) are basically used. Rickshaw (2 seats) is a non- motorized public service. Car taxi (3-4 seats) considered as a private service. Here data shows the both inflow and outflow late from the both direction. Figure 8: Agrabad Area Land Use Map, Source- CDA.
  • 10. Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong 9 Figure 9: Street hawkers, Source- Author. Chart 1- Badamtoli Node (no/hour) Vehicle Type 8.00am- 11.00am 11.00am- 2.00pm 2.00pm- 5.00pm 5.00pm- 8.00pm Bus 30 20 12 40 Car 100 60 20-25 50 Taxi 60 50 30 40 Tempo 70 50 25 30 Rickshaw 90 60 40 80 Pedestrian 1500-1800 1000 600 1500
  • 11. Das, A Chawdhury, U 10 Chart 2- Barek Building Node (no/hr) Vehicle Type 8.00am- 11.00am 11.00am- 2.00pm 2.00pm- 5.00pm 5.00pm- 8.00pm Bus 30 20 12 40 Car 80 40 30 60 Taxi 70 60 30 60 Tempo 70 50 25 30 Rickshaw 100 80 50 120 Pedestrian 1000 700 500 900 According to field survey of the two important node’s of the primary roads, the point is clear that traffic flow is high at the morning time and gradually decreasing up to evening time, but after 5.00pm the flow rate is increasing and after 8.00pm the flow rate is gradually came to zero with the time spending. In the secondary roads, no bus, mini bus, tempo, rider service is available. Here the main traffic is private car, rickshaw, and taxi. Chart 3- at Secondary road (no/hr) Vehicle Type 8.00am- 11.00am 11.00am- 2.00pm 2.00pm- 5.00pm 5.00pm- 8.00pm Car 75 100 110 90 Rickshaw 30 50 40 50 Taxi 40 60 75 50 Pedestrian 400 800 600 700 From the field survey of the secondary roads (Fig10), it was found that the traffic flow rate is low in the morning and increases gradually and highest in the evening. But after 8.00 pm traffic flow rate reduces much higher rate and become very low. So, common scenario is in both cases the night picture is less vehicle and pedestrian flow, which makes the area dead at night, which is not a good sign for a commercial area to leave the space used for a long period of time.
  • 12. Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong 11 3.4 Parking Condition Parking is a problem for the area. There is no fixed parking space in the area. Though office worker can park their own vehicles in the fixed place, Figure 11: Illegal rickshaw parking, Source Author.
  • 13. Das, A Chawdhury, U 12 visitors or other persons who come for different types of services have no fixed place to park. So they park their public vehicles besides the roads. Illegal rickshaw and taxi parking in various points are also very common image in this area. Those illegal parking creates huge problems in the peak periods. 3.5 Land Use Pattern From the land use map of the area it was found that it is a high dense commercial area, almost every building is multi storied. World Trade Center, which is 21 storied, is the highest building of the area. Chittagong’s only ethnological museum is situated in the area. 2 mosques, 2 temples, 1 Government College, 1 shopping mall are also placed near the area. 3.5 Agrabad Deba Agrabad Deba is a manmade lake situated at the south side of the commercial zone. Area of the lake is 27 acres. World trade center, which become the landmark of the area situated at the northern side of the lake. On the eastern southern part of the lake there is a railway colony. Though it is a government colony, most of the residents of the area are low income group. It has no direct visual and physical connection with the road side. In the west part of the lake one mosque is situated. All other structures are mainly shops. It has a good opportunity to develop as a public realm space. Figure 12: Agrabad Area Land use Pattern, Source Author.
  • 14. Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong 13 3.6 Comfortable Environment For a commercial area it is very important to develop comfortable environment. In Agrabad all the roads and other spaces are basically concrete mare. Percentage of green space is very low. So the area absorbs heat in the day time and radiates it at the later part of the day. It is also very important to have enough space between high-rise buildings, so proper wind flow and day light can be available in the inside part of the building. But for high density and land price it is not seen here so artificial mechanical system is used in most of the buildings to maintain comfortable environment. Only open space of the area is the water body, DEBA. But the 21 storied world trade center WTC situated with a narrow spacing of the area, which hampers the affectivity of DEBA. 3.7 SWOT ANALYSIS OF ABGRABAD CBD STRENGTH WEAKNESS OPPORTUNITY THREAT - Grid iron road pattern - internal roads do not create a dead end - Types of business activity - Different class of people depend on CBD -High land value -Both Government and non- governmental organizations situated -Ethnological museum - Sufficient religious structures - Water body like DEBA -Water logging - Traffic haphazard in office period -Population drop fall rate after peak hour - Lacking of proper parking - lacking of public interaction space -Poor waste management - Congested high rise buildings without proper open space -Poor pedestrian condition - No organized space for hawkers - Ethnological museum may become a good place of recreation -Hawkers can bring life in the deserted CBD at night -Development of the internal road network -Better positing floating Hawkers can play a part in the local business -Improvement of pedestrian condition might help to reduce traffic load - Develop a civic space around DEBA -High density as considered as an asset, it a threat also -Increasing number of traffic flow -Low population flow decrease the security condition at night -Congested high rise buildings are a threat for disaster period
  • 15. Das, A Chawdhury, U 14 3.8 Proposed Policies From the analysis it is clear that though Agrabad CBD has lot of problems it has some good strength and opportunities to develop the condition of the area far better and comfortable. First proposal is to develop the traffic system and node points of the area. Traffic flow can be made one way to decrease the pressure on main Badamtoli Node Point. More emphasize should be given on the pedestrian network. By reducing vehicular traffic and increasing pedestrian flow traffic haphazard can be avoided easily. Some fixed parking spots need to be identified, with a comfortable distance from the work places. Deba has a great possibility to become a public realm space, so it should be utilized fully. An attractive walkways and seating space around the DEBA can make it attractive. But first of all it is very important to ensure proper visual and physical connectivity with the main road stream. Another 2 important issues are the hawkers and night time low use. Both the problems can be solved by 1 way. Night market is the best possible solution to utilize the night time fully make the area livelier (Hollands, Chatterton, 2003). Hawkers can be allowed to sell the products after the office period and their selling time are fixed. So peoples working here and from near areas can come and buy their necessary products at that period. These will make the roads and pedestrian walkways free in the peak time also ensure the security and liveliness at night. These will also help to develop to improve the local business also the economic condition of the low income groups. Figure 13: Proposed traffic flow. Source-Author.
  • 16. Urban Renewal Strategy for a Commercial Area: Case Study- Agrabad Commercial Area, Chittagong 15 4. CONCLUSION In a high dense commercial area, by developing only multistoried buildings, proper comfortable and pleasing working environment cannot be created. Open comfortable public interaction and realm space is very important for development, which is not waste of space. Community participation is also mandatory for any development policy. That helps to full utilization of the area and also the safety. By the Renewal Strategic Policy the road for the creation of an active, lively space is created, which lead an area to the goal. By only this process without demolishing everything a new era can start. ACKNOWLEDGEMENT I would like to thank my mentors Ar. Kanu Kumar Das, Ar. Debsree mandal for helping and guiding me in the studio project about Agrabad and also for their precious suggessions. I also thank all the friends for their supports. And last not the least I thank my parents the almighty God for everything. REFERENCES [1] B.B.S (2012). Community Report: Chittagong Zila, Bangladesh Population And Housing Census 2011, Bangladesh Bureau of Statistics, Statistics and Informatics Division, Ministry of Planning [2] Carnona, M. (2001). The Value of Urban Design; A research commissioned by CABE DETR to examine the value added by good urban design; Thomas Telford Ltd. London, UK. pp- 9-11 [3] Chowdhury, A. H. (2009). Chapter 3. In Port City Chittagong (pp. 151-152). Gotidhara, Dhaka. [4] DAP (2008). Chap- 4, DPZ 2, DPZ 3. Detail Area Plan (DAP). Chittagong Development Authority (CDA); 2nd Edition, pp- 4-17 [5] D.B.H.K. (2011). People First: a District Based Participatory approach to Urban Renewal; Urban Renewal Staregy. Development Bureau Hong Kong. pp 2-4 [6] Fahey, J. E. (2014). Alexanderplatz: Transforming Place in a Unified Germany. EDGE- A graduate Journal for German Scandinavian Studies. V 4, I 1. Article 6 [7] Hollands, R., Chatterton, P. (2003). Producing Nightlife in the New Urban Entertainment Economy; Corporatization, Branding and market segmentation. volume 27.2, pp- 361-85 http://dx.doi.org/10.1111/1468-2427.00453 [8] Rose, F. C. (1993), Urban design in urban renewal, towards an agenda for Hong Kong’s old urban residential areas, unpublished postgraduate thesis. university of Hong Kong, Hong Kong [9] Swapan, A. Y., Mowla, Q. A. (2012). Lost Place to Third Place: An Urban Regeneration Strategy. Jahangirnagar University Planning Review. Department of Urban and Regional Planning, Jahangirnagar University. 10, pp-13-26. View publication stats