Engineering Architecture Planning

Author I Wahid Sadique Shuvo, Executive Engineer, Rajdhani Unnayan Katripakkha

Bangladesh is facing a severe housing crisis due to rapid urbanization and excessive population density. Factors such as population growth, migration from rural to urban areas, and income inequality have resulted in a shortage of adequate housing. As a result, a significant portion of the population is either homeless or living in unhealthy and uninhabitable conditions. On average, 2 million people migrate from rural areas to cities each year, the majority of whom move to the capital, Dhaka, while a small portion relocates to Chittagong city. By 2050, it is projected that over 112 million people will live in urban areas of Bangladesh, making the housing crisis even more severe if proper measures are not taken. The average annual housing growth rate in Bangladesh is between 3-5%. Housing companies build apartments or flats for the upper and middle classes, leaving a significant gap in providing housing for the lower-income population. According to national housing policies, there is a shortage of approximately 4.5 million homes. In urban areas, the crisis is so acute that 6.5 million people live in slums or slum-like conditions. Around 70% of urban residents do not have their own housing. The shortage is further exacerbated by high land prices, increasing construction costs, and a lack of necessary funding. In Bangladesh, nearly 3.4 million people are homeless, with around 600,000 of them living in Dhaka. These homeless individuals often live in temporary huts on public land near major roads, river embankments, or railway lines. Of particular concern is the fact that 1.5 million of the homeless population consists of street children, who are subjected to various forms of abuse. Natural disasters such as floods and cyclones cause around 700,000 people to become homeless each year, most of whom end up in urban slums.

According to Article 15 of the Constitution of Bangladesh, it is the state’s responsibility to ensure citizens’ right to adequate housing. Additionally, Article 25.1 of the Universal Declaration of Human Rights, adopted by the United Nations, recognizes adequate housing as a fundamental human right. Other human rights treaties also identify the right to safe and healthy living conditions as a basic right. Therefore, it is clear that the people of Bangladesh are facing a fundamental human rights crisis. However, the government has not taken significant effective steps to address this issue. Although there are some government initiatives such as the Ashrayan project, allocation of khas land for refugees, and slum development projects, these efforts are insufficient to solve the core problem. NGOs are also involved in limited programs, providing low-cost housing or housing with low-interest loans, but these efforts are not enough to tackle the problem comprehensively.

A potential solution to this crisis is the implementation of social housing, modeled after Europe’s social housing system or North America’s public housing system.

What is Social Housing?

Social housing is a process designed to address the housing problems of the poor and lower-income groups. In this process, the government subsidizes housing for marginalized communities. Unlike the traditional approach where construction costs are recovered through rent or sales, in social housing, the government builds homes at its own cost. For the poor, rent is set at around 25-30% of their average income. In some cases, where individuals are unable to pay even a minimal rent, NGOs provide subsidies. The main goal of social housing is to solve housing problems for the people, aiming for the welfare of the public.

History of Social Housing

Before the industrial revolution in Europe, housing for the poor was provided informally by wealthy individuals, feudal lords, and churches. For instance, in the Bavarian region of Germany, a wealthy individual named Jakob Fugger built 67 houses for the poor in the city of Augsburg, named `Fuggerei’ and charged a rent of only 0.88 euros per year, with the condition that residents must pray three times a day. This system has been in place for over 500 years, and the housing complex also included a church, school, hospital, and restaurant.

Social Housing in Europe

The institutionalization of social housing began in Europe after the industrial revolution, driven by rapid urbanization and the growth of industries. In countries like England, France, Germany, and Austria, the idea of social housing was established to address the housing needs of factory workers. Initially, social housing was supported by industrialists and monarchs, but after World War I, the concept gained state support for providing homes to returning soldiers. In the 1930s, the concept of social housing was introduced in the United States as public housing during the Great Depression.

The post-World War II period saw the “golden age” of social housing, with large-scale government and private partnerships aimed at addressing the housing needs of the poor across Europe and North America. This period saw widespread implementation of rent-based social housing. However, in the 1970s, with growing emphasis on private property rights, the pace of social housing slowed down, and the concept of homeownership through rent-based schemes became more prominent.

In the early 21st century, rapid urbanization and rising property prices globally have exacerbated housing shortages. As a result, the concept of social housing has once again gained prominence, with countries like Singapore playing a pioneering role. Singapore’s Housing and Development Board (HDB) has provided quality but affordable housing for 80% of the population. In countries like Austria and the Netherlands, social housing has been extended not only to the poor but also to middle-income groups.

Benefits of Social Housing

Social housing not only meets the basic need for shelter but also contributes to social stability and economic growth. It allows low-income families to engage in income-generating activities, which improves the overall quality of life, including higher school attendance among children, better access to health services, and increased involvement in the workforce. The provision of permanent housing also enables vulnerable groups, such as those with physical disabilities, to integrate into society.

Successful Examples of Social Housing

• Singapore: The HDB has provided affordable housing for 80% of Singapore’s population since 1960. Flats are generally allocated to low-income families on 99-year leases, but people of varying income levels can live in the same complexes. These housing clusters include schools, parks, healthcare facilities, and public transport services, and are entirely managed by the government.

• Vienna, Austria: Vienna’s municipal housing program began in the early 20th century and currently provides social housing for 60% of the city’s population. The program allows people from all income levels to access affordable housing. Rent is tightly controlled to ensure affordability.

• The Netherlands: After World War II, the Netherlands began large-scale social housing programs. About 30% of housing in the country is social housing, with rent controls and government subsidies to ensure affordability for low- and middle-income groups.
• South Korea: South Korea initiated a permanent rental housing program in 1989 to address housing shortages in urban areas. This program offers low-interest rental housing to low-income, elderly, and single-parent families, with opportunities for ownership through subsidies.
• China: Since the 1990s, China has been working to alleviate housing problems through public housing projects, providing affordable housing to low-income families and subsidies for middle-income groups. Large-scale housing projects are financed through government investment.
• Finland: Finland’s Housing First program, which started in 2008, provides housing for the homeless without requiring any preconditions. This program also includes vocational training and mental health support.

Social Housing as a Solution for Bangladesh

Given the rapid urbanization, high population density, and income inequality, Bangladesh is facing a massive housing crisis. Social housing can provide a sustainable solution, particularly for low-income and vulnerable populations. It can ensure affordable and equitable housing for the poorest sections of society, promote social equality, and improve overall living standards.

1. Addressing Urban Housing Shortages: Social housing can provide a structured solution to the housing shortage in rapidly growing urban areas. By developing planned housing projects, it is possible to replace slums with sustainable, high-quality homes for the poor.
2. Protecting Agricultural Land: By developing housing on non-agricultural lands, social housing can prevent the encroachment of valuable farmland and forests and reduce the filling in of wetlands.
3. Reducing Population Pressure: Social housing can help alleviate population pressure in urban areas, especially in flood-affected regions, by providing homes for displaced populations.
4. Economic Benefits: With continued economic development, now is an opportune time to invest in social housing. Public-private partnerships can generate investment in the construction and real estate sectors, creating jobs and stimulating the economy.
5. A Government Responsibility: Providing housing is a fundamental duty of the government, and implementing social housing will fulfill this constitutional obligation.
6. Encouraging Private Investment: As the government increases investment in the housing sector, private investment will likely follow, leading to new financial services and innovation.
7. Promoting Sustainable Development: The use of energy-efficient and disaster-resistant technologies will spur innovation in architecture and engineering.

Challenges to Social Housing in Bangladesh Despite the vast potential for social housing in Bangladesh, there are several challenges to its implementation.

First, there is a scarcity of land and high land prices in Bangladesh. This challenge can be addressed by acquiring unused government land, khas land, and fallow land.

Second, due to the government’s financial constraints, securing sufficient investment in this sector may not be easy. Therefore, support from various development partners and private sector stakeholders will be essential.

Third, although a housing policy exists, its effectiveness is hindered by bureaucratic complexities, corruption, and lack of coordination. To overcome these issues, intensive supervision and accountability must be ensured during the implementation of housing programs.

Fourth, as Bangladesh is a disaster-prone country, careful planning and construction are necessary for such projects. Designs should be tailored to local climatic conditions and the nature of disasters, and the quality of construction must be ensured.

Fifth, improper site selection or focusing solely on major cities for such projects could lead to increased urban migration. Hence, implementing these projects in disaster-prone regions is crucial.

Way Forward of Social Housing in Bangladesh To implement social housing programs, the government must adopt specific strategies. Public-private partnerships can help reduce the financial burden on the government while fostering the development of innovative technologies. If necessary, private partners should be provided with various incentives. Priority-based programs should be designed for the homeless, low-income, and lower-middle-class populations. Optimal land use should be ensured, and high-rise buildings should be constructed to accommodate more people within limited spaces. Disaster-resilient housing designs and plans should be developed and implemented.

In addition to engaging international and national experts, input from local stakeholders, beneficiaries, and the informed public should be incorporated into the design process.

Finally, a transparent and actionable policy must be formulated for social housing, along with effective measures for its implementation.