INCEPTION REPORT OF DAKSHIN KASHIPUR, KHALISHPUR

URBAN REDEVELOPMENT
PREPARED BY: PREPARED FOR:

230405, 230418, 230424, 230444

10 February 2026

Study area MAP

Table of Content

CHAPTER 1: INTRODUCTION
This Inception Report serves as the foundational guideline for conducting research and redevelopment
planning for Dakshin Kashipur. The study initiates by acknowledging the specific characteristics of the
study area within the broader urban framework of Khulna City Corporation, aligning with national and
local planning policies such as the Delta Plan 2100 and the Khulna Structure Plan.
1 PURPOSE OF INCEPTION REPORT
The purpose of this report is to outline the process and procedures for the Development of Community
Master Plan for Dakshin Kashipur. It identifies immediate socio-demographic and physical issues that
require attention from local authorities, such as the Khulna Development Authority (KDA). The report
focuses on creating a comprehensive redevelopment strategy to improve the economic, social, and
environmental outcomes for the residents of the Dakshin Kashipur community.
1.1 GOAL & OBJECTIVES
To conduct a comprehensive redevelopment study of Dakshin Kashipur through sectoral segmentation
to transform it into a modern, liveable, and sustainable urban community.
● To identify the current urban issues and potentials within the Dakshin Kashipur area.

● To analyze the socio-demographic profile and household characteristics using the 2022 census.

● To recommend a best-practice proposal plan that enhances the quality of life and infrastructure
in Khalishpur.
2 METHODOLOGIES
The inception report follows a systematic approach to ensure reliable results:
● Data Collection: Gathering primary data through site observations (maps and street views) and
secondary data from the 2022 BBS and KDA reports.
● Problem Identification: Describing current issues related to housing, sanitation, and population
density.
● Analysis: Performing statistical analysis on household sizes, marital status, and utility access.

● Recommendation: Formulating concept plans and redevelopment strategies based on the

findings.

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CHAPTER 2: PROFILE OF STUDY AREA
1 STUDY AREA PROFILE
Dakshin Kashipur is a residential neighborhood located within Ward no. 10, Khalishpur industrial and
housing zone of Khulna, Bangladesh. It is characterized by its strategic location near the Rupsha and
Bhairab rivers, serving a diverse population of industrial workers and service holders. It is adjacent to the
N7 Highway (however, only accessible through BL College Road and BIDC Road). A few prominent
features include Liberty Cineplex, Chitrali Cinema Hall, and the Chitrali Supermarket and Shopping
Complex adjacent to the study area. The presence of multiple mosques and madrasas indicates Muslim-
dominant characteristics. A rail track connecting Khulna Division with other districts passes about 100
feet west of the neighborhood boundary.
(Map has been provided in cover page)
This map shows the key plan of the study area and the districts surrounding the area. It is located in the
northwestern part of Khalishpur Housing Unit. The majority of the land use in the study region is
Housing (-- – sq. km) and Commercial (-- – sq. km). The total area of the interest community is - - -
square kilometers.
(A map showing Clinic, transport Terminal, Masjid, schools, …. )
2.1 HISTORICAL Background
Kashipur has historical roots in Khalishpur Housing Estate and beyond. Originally, it was a rural
landscape near the Bhairab River, its modern identity was shaped by the Khulna Development
Authority’s 1961 Master Plan. As the Khalishpur Housing Estate was established to serve the burgeoning
industrial workforce, Kashipur developed as a key residential zone supporting major nearby enterprises
like the Khulna Newsprint Mills and various state-run jute mills.
Over the decades, Kashipur transitioned from a specialized worker neighborhood into a vital
metropolitan hub. It witnessed significant construction booms, particularly in 1977, to accommodate the
growing population of the first planned residential area in Khulna.
2.1 DEMOGRAPHY
Demography is the study of human population statistics, which provides essential insights into the
culture and needs of the region.
2.1.1 Population and Household
According to the 2022 data, Dakshin Kashipur has 1,870 households, with 1,832 being general
households. The community has a total population of 7,439 people- 3,772 males and 3,667 females,
resulting in a sex ratio of 102.86. Average household size 3.89.
2.1.2 Marital Status (Population Aged 10+ Years)
59.73% males are currently married, while 38% have never been married, compared to 65.63% currently
married females, with a significantly higher percentage of widows (10.86%) compared to widowers
(1.37%).
2.2 SOCIO-ECONOMY AND UTILITIES
The socio-economic status of Dakshin Kashipur is reflected in its access to basic services and
infrastructure. The area has high electricity connectivity, with 99.95% coverage. The primary source of
cooking fuel is LP Gas (64.63%), followed by wood/chopped wood (28.49%). Approximately 80.19% of
households use safe disposal systems for toilets with flushing/pouring water, while 19.05% utilize unsafe
flushing methods. In 2022, there was 7320 Muslim and 116 Hindu population. Total literacy rate is around
83% with minimal educational gender gap.
Current students (aged 5-29 years)

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Employed Population Aged 5 Years and above by Sector

General Household by Structure of Main Dwelling Unit and Ownership Status

2.3 ISSUES RELATED TO THE SITE

Based on the preliminary data and the redevelopment context, the following issues are identified:
1. Housing: High demand for Basic residential units to accommodate 191 households living in sub-
standard housing. Older and semi-pucca buildings need renovation.
2. Sanitation: Need to upgrade the 19.05% of households currently using unsafe disposal methods
to prevent environmental contamination.
3. Land Use: Pressure on existing residential plots due to the average household size
(predominantly nuclear) and high density (50 people per 100 square meter) in the Khalishpur
area.
4. Infrastructure: Available recreation and shared facilities, open field, pond, and walkways are
poorly maintained. Lack of footpath, and encroachment is another issue. Open drainage system,
and lack of integrated waste management.

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CHAPTER 3: PROJECT DIRECTION
3.1 DEVELOPMENT POLICIES AND STRATEGIES
The redevelopment of Dakshin Kashipur is guided by national and regional planning frameworks to
ensure alignment with broader urban goals:
● Khulna Structure Plan: Focusing on planned urban expansion and the formalization of
residential clusters in industrial zones like Khalishpur.
● Delta Plan 2100: Integrating climate-resilient infrastructure, particularly important for Khulna’s
low-lying geography.
● National Housing Policy: Aiming to provide "Housing for All" through the systematic upgrade of
older housing estates and employee colonies.
3.2 THEME, GOAL AND OBJECTIVES
"Revitalizing Kashipur: A Green and Connected Urban Community." This theme focuses on
transforming the existing industrial-residential fabric into a resilient green neighborhood that balances
economic history with sustainable living.
Goal is to formulate a strategic redevelopment framework for Dakshin Kashipur that upgrades housing
quality, improves utility efficiency, and enhances the socio-economic wellbeing of the local population.
1. Infrastructure Improvement: To identify and redevelop dilapidated housing structures and
integrated storm-water management-drainage-walkway-road network facility.
2. Socio-Demographic Alignment: To ensure if urban services (health, sanitation, education, and
recreation) are proportionate to the population density and household sizes identified in the
2022 survey.
3. Environmental & Recreational Restoration: To restore and preserve the existing greenery,
playground, and pond.
Scope of Masterplan

CHAPTER 4: URBAN REDEVELOPMENT

Urban redevelopment in the context of Dakshin Kashipur refers to the process of land clearance and
rebuilding of the existing built environment to create a more efficient and livable urban space. It involves
the transition from unplanned growth or aging industrial housing to modern, integrated urban forms.
THE PURPOSE OF URBAN REDEVELOPMENT
The primary purpose is to address the "urban decay" found in older housing areas of Khalishpur. It aims
to:
- Optimize underutilized land for higher-density, high-quality housing.
- Improve public health by eliminating unsafe sanitation practices (affecting 20% of the area).
This plan will take in the following three types of urban redevelopment that suites the specific context.
1. Urban Renewal: Upgrading existing infrastructure without total demolition.
2. Urban Reconstruction: Demolishing old, unsafe industrial quarters to build modern multi-story
apartments.
3. Urban Conservation: Preserving essential historical community markers while improving the
surrounding environment.

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Commercial Zone Redevelopment
Commercial land use involves activities intended for profit, including retail, wholesale, and services. A
vibrant commercial sector provides employment for the local population, generates revenue for
maintenance, and serves the daily need of the community.
ISSUES AND PROBLEMS
- Informal Markets as they build up naturally without following any rules and regulations.
(Informal vendors, hawkers etc.)
- Limited diversity in commercial offerings beyond basic groceries.

IMPACT OF URBAN REDEVELOPMENT

● Social: Improved living standards for the households and better facilities for the high percentage
of married residents/nuclear families.
● Economic: Increased land value and new commercial opportunities.

● Environmental: Reduced pollution through.

CHAPTER 5: LAND USE AND ACCESSIBILITY

Land use refers to the management and modification of natural environments into built environments
such as settlements and industrial zones. Accessibility is a measure of the ease with which people can
reach destinations, services, and opportunities via the transport network. Effective land use planning is
critical for dense population and the high demand for housing space. Accessibility is the most important
outcome of a transportation system; poor connectivity can severely limit the economic potential.
ISSUES OF LAND USE AND ACCESSIBILITY
Based on the demographic data and regional context of Dakshin Kashipur, the following issues are
identified.
● High Density creates significant pressure on existing land for facilities and housing.

● Development Constraints: Potential issues untraceable/shared titles which may delay

redevelopment efforts.
● Industrial Encroachment: The proximity to industrial zones in Khalishpur requires clear zoning
to prevent environmental hazards from affecting the households.
AIM AND OBSECTIVES OF ZONING
To examine the land accessibility and development potential in Dakshin Kashipur to create an efficient
land-use model.
1. To identify the existing distribution of residential, commercial, and utility land use categories.
2. To identify and document data regarding land ownership and development constraints.
3. To recommend improvements for road circulation and public transport access within the
Khalishpur housing estate.
4. To reorganization of housing areas within the land use sector, identifying both the potentials
(available open spaces) and constraints (prone to flooding).

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CHAPTER 6: HOUSING
Housing refers to the permanent shelter provided for a population, including the infrastructure and
community services that support residential life. In our context, it involves transforming aging or
unplanned housing. As it is a primary human need ensuring quality housing in Dakshin Kashipur is
essential for the health and productivity of its 7,439 residents.
ISSUES AND PROBLEMS
- Safety and Sanitation: ~20% rely on unsafe flushing disposal systems and pit latrines
- Privacy and visibility/lack of visibility
- Fuel Transition: 28.49% of households still use wood or chopped wood for cooking, which (smoke)
may create disturbance to surrounding neighbors
- Dilapidated Structures: lacks modern ventilation and structural integrity
6.3 AIM AND OBJECTIVE
To provide adequate, safe, and affordable housing that meets the modern needs of the Dakshin
Kashipur community while ensuring 100% access to safe sanitation.
1. Housing Upgrade: To redevelop dilapidated or unplanned units into high-quality residential
apartments.
2. Sanitation Integration: To ensure every household is connected to a safe, water-sealed
sanitation system.
3. Clean Energy Adoption: To facilitate the transition of the 28.49% wood-fuel-using households
to LP Gas or electric cooking.

CHAPTER 8: RECREATION AND LANDSCAPE

Recreation refers to activities and experiences chosen by individuals during their leisure time to enhance
physical, mental, and social well-being. Landscape refers to the visible features of an area of land,
including physical elements (landforms), living elements (flora and fauna), and human elements (built
structures and lighting) etc. And urban design is the art of creating and shaping these elements of a city
and towns.
CURRENT ISSUES AND CHALLENGES
● Lack of Functional Green Space: As a dense housing area, Dakshin Kashipur faces a shortage of
organized parks. The high population density puts immense pressure on existing open patches,
which are often unmaintained.
● Infrastructure-Heavy Landscape: With almost 100% electricity coverage, the landscape is
dominated by overhead power lines and poles, which is visually unpleasant and creates safety
hazards in narrow residential alleys.
● Pedestrian Safety: The neighborhood is predominantly car-free. Main mode of transport is
paratransit and pedestrian. However, there are no dedicated walkway, crossing, and street
lighting.
AIM AND OBJECTIVES
To transform the Dakshin Kashipur housing area into a visually appealing, green, and socially interactive
urban environment that promotes a healthy lifestyle for all age groups by introducing "Pocket Parks"
and vertical gardens to compensate for the high building density.
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 1. Aesthetics: To improve the "Streetscape" by organizing utility lines (leveraging the 99.95%
electricity grid).
2. Inclusivity: To design recreational spaces for child and females by ensuring safe, well-lit social
hubs.
3. Environment: To use soft-scaping (planting) to filter the air quality issues.
URBAN DESIGN ELEMENTS TO CONSIDER
- Permeable paving and Pathways
- Durable Street Furniture (benches and waste bins)
- Street Lighting
POTENTIAL FOR REDEVELOPMENT
- The "Park City" Concept utilizing the edges of existing roads or drainage canals
- Introduce “Arcaded walkways” which will serve as footpath during day, and resident at night.
- Softscape Strategy: Planting native trees (like Mango, Neem, or Krishna Chura) to provide shade
and reduce the urban heat island effect caused by dense concrete housing.

CHAPTER 10: SOCIAL AND COMMUNITY

Social and community planning involves the creation of a supportive environment that fosters
interaction, safety, and inclusivity. It focuses on the people living within the physical structures—
ensuring that the urban redevelopment serves the demographic reality of the residents.
Social facilities (schools, mosques, community centers, and clinics) are essential for "social capital." For a
community like Dakshin Kashipur, which is transitioning from an industrial worker-base to a permanent
urban residential block, these facilities provide the necessary "social glue" for a liveable environment.
10.2 ISSUES AND CHALLENGES
● Vulnerable Demographics: The data reveals a significant social group that requires specialized
community support: 10.86% of the female population are widows (compared to only 1.37% of
males who are widowers). This indicates a need for social safety nets and community-based
support programs.
● High Youth/Single Population: With 38% of males and 21.49% of females having "Never
Married," there is a high demand for vocational training centers, recreational clubs, and social
spaces for young adults.
● Health and Hygiene: The 19.05% reliance on unsafe sanitation is not just an infrastructure
issue, but a social health risk that disproportionately affects children and the elderly within the
1,832 general households.
● Indoor Air Quality: The fact that 32.31% of households use wood or charcoal for cooking
indicates a hidden social-health crisis related to respiratory issues for women and children
spending time indoors.
10.3 AIM
To foster a resilient, inclusive, and healthy community in Dakshin Kashipur by providing social
infrastructure that addresses the specific needs of its diverse demographic profile.

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10.4 OBJECTIVES
1. Supportive Facilities: To establish a "Women’s Community Hub" focusing on support for the
widowed and single-mother population identified in the survey.
2. Youth Engagement: To propose a multi-purpose youth center to cater to the large "never
married" demographic.
3. Health Awareness: To implement community-led programs for 100% safe sanitation and
transition away from wood-fuel cooking.
4. Institutional Integration: To ensure that the institutional households (currently only 1
identified) are better integrated into the broader community service network.
10.5 STUDY APPROACH
The study will use the 2022 marital and household data to determine the exact "user-needs" of the area,
followed by a Social Impact Assessment (SIA) to ensure that the redevelopment does not displace
existing social networks.

4.5 RESPONSIBILITIES OF LOCAL AUTHORITIES

The Khulna City Corporation (KCC) and Khulna Development Authority (KDA) are responsible for:
- Ensuring land use zoning compliance.
- Providing public amenities like parks and street lighting.
- Facilitating the overall plan and construction through policy incentives.

The study will utilize Visual Quality Assessment (VQA) to identify "eyesores" in the community and
User Preference Surveys to determine what kind of recreational facilities (e.g., playgrounds vs. elder-
sitting areas) are most needed by the 7,439 residents.

CHAPTER 11: CONCLUSION

This Inception Report has outlined a comprehensive framework for the urban redevelopment of Dakshin
Kashipur, Khalishpur. By analyzing the study area across five key sectors—Land Use, Housing,
Commercial, Recreation/Urban Design, and Infrastructure—this report sets the stage for a
transformation that is both modern and liveable.
The analysis of the 2022 socio-demographic data has highlighted critical areas for intervention:
● Infrastructural Modernization: Moving the area toward 100% safe sanitation and clean cooking
energy.
● Economic Vitality: Utilizing the near-universal electricity coverage (99.95%) to fuel a vibrant
commercial and night economy.
● Social Equity: Designing for a population of 7,439 people, with specific attention to the high
percentage of married households and vulnerable female demographics.
The vision for Dakshin Kashipur is to move beyond its identity as a mere "industrial housing colony" and
become a Model Sustainable Neighborhood within Khulna City. The subsequent stages of this study
will focus on detailed site planning, financial feasibility, and resident participation to ensure that the
proposed redevelopment reflects the aspirations of the people of Dakshin Kashipur.
By aligning local needs with national urban policies, this project will contribute to the broader goal of
making Khulna a more resilient and inclusive city for the future.
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Workflow (Page 14)
Task / Milestone Duration Start Date End Deliverable
Date
Milestone: Inception Report -- 15 Feb 15 Feb 5-page Inception Report
Submission
Field Survey & Data Collection 2 Days 20 Feb 21 Feb Field Notes 1 & 2
Baseline/Interim Report Preparation 3 Days 22 Feb 24 Feb
Milestone: Baseline Report -- 25 Feb 25 Feb Interim Report
Submission
Theoretical Standpoint & Drafting 6 Days 26 Feb 03 Mar Vision & Objectives Note
Milestone: Draft Plan Submission -- 04 Mar 04 Mar Draft Detailed Area Plan
Plan Refinement & Finalization 4 Weeks 05 Mar 02 Apr
Teaser & Presentation Design 1 Week 03 Apr 10 Apr Visual Teaser &
Pamphlet
Milestone: Final Draft Submission -- ~Mid- -- Final Professional Report
April
Final Presentation & Viva-Voce 1 Week Late April -- Oral Examination

REFERENCES
● Bangladesh Bureau of Statistics (BBS). (2022). Population and Housing Census 2022

● Site Observation (2023-25). Preliminary site analysis and physical survey of Dakshin Kashipur,
using Google Maps and Street View.
● Government of Bangladesh. (2018). Bangladesh Delta Plan 2100: Baseline Study on
Urbanization and Water Management. General Economics Division, Bangladesh Planning
Commission.
● Khulna Development Authority (KDA). (2023). Khulna Structure Plan. Khulna, Bangladesh.

● Department of Town and Regional Planning. (2022). Inception Report of Lenggong Town Urban
Redevelopment. Universiti Teknologi MARA (UiTM), Perak Branch.
● Housing and Building Research Institute (HBRI). (2016). Bangladesh National Building Code
(BNBC): Housing Standards and Sanitation Guidelines.

Appendix
Observation 1: Substandard housing, open drainage, no walkway, poor condition of road.

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Observation 2: Construction materials blocking the way.

Observation 3:

(Source: Google Street View)

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