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Mizan Residence

Dhaka, Bangladesh

3298.BAN

2007 Award Cycle

Client: Mizanur Rahman

Built Area: 511 m

Cost: US$ 109765

The client here is a property developer accustomed to maximising returns on his

investment. Despite making a shoestring box as a rule, he agreed to build an apartment

that is livable and also sustainable in terms of climate and prot - an alternative model

for Dhakas congested apartment culture. Besides the Mizan residence, the six-storey

building contains eight apartments and ground-level parking. Throughout, the internal

walls are either exposed concrete (the structure) or terracotta brick (the inll). A signicant

achievement of the project, according to the architects, was to dispense with the usual

high boundary wall and revive the traditional mer - an open threshold.

Architect: Shatotto: Architecture for Green Living


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2007 On Site Review Report3298.BAN

ArchitectShatotto: Architecture for Green Living

ClientMizanur Rahman

Design

2001 - 2002

Completed2004

by Jimmy C.S. Lim

Mizan ResidenceDhaka, Bangladesh


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Mizan Residence

Dhaka, Bangladesh

I. Introduction

The Mizan Residence is an apartment on the penthouse level of a six-storey block of flats in

East Dhaka. It overlooks a man-made lake in Gulshan, a sought-after area that is seen as a

new epicentre of elite high-class residential living. In this part of the city, property owners are

approaching various developers to develop their land in return for four units out of ten, and

many single-family homes are being torn down and replaced by six-storey walk-ups. This is

one such project. The owner/developer is an entrepreneurial professional attached to a Dutch

multinational corporation. The design of the apartment explores ways to introduce light,

vegetation and elements of the open boundary (mer) into a new vocabulary.

II. Contextual Information

A. Historical background

A land of rich cultural heritage of myths and legends, Bangladesh became a sovereign state in

1971 after its liberation from Pakistan. The country spreads over a total area of 119,724

square kilometres; its population density is 898 per square kilometre, according to the census

of 2001.

The capital, Dhaka, covers 1,464 square kilometres and its history stretches back about 400

years. Dhaka is currently the twelfth largest city in the world, with 11.6 million inhabitants

(2003 est.), and is predicted to become the seventh largest by 2015, as its population grows to

17.9 million. Dhaka is located in one of the worlds leading rice and jute growing regions. Its

industries include textile and food processing, especially rice milling. A variety of other

consumer goods are also manufactured.

B. Local architectural character

Fertile and active in trade by virtue of its climate and location and graced with a rich history,

Dhaka boasts a varied architectural heritage, now mainly confined to the old city. Muslim

influence is reflected in the more than 700 mosques and historic buildings found throughout

the city. The earliest monuments are the dargahs, khanqahs, tombs and mosques built by Arab

missionaries who furthered the spread of Islam in the region.

C. Climatic conditions

Dhaka is about 22 degrees north of the equator and has sub-tropical climate. The city is hot

and humid almost year-round, because of its location at the delta of Bengal. Prevailing winds

are from the southeast, with occasional northerly winds from the Himalayas.

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D. Site and surroundings

The building stands at a corner of a cul-de-sac and a T-junction. The back of the site faces

east, overlooking the lake. The surroundings are consistently monotonous, being formed of

similar six-storey apartment blocks all built to the permissible setback. Greenery is the only

mitigating factor in the environment where the shade trees that traditionally lined the streets

are still standing.

E. Topography

It is a flat site and the soil seems relatively good as the foundations do not appear to be very

heavy. Although the lake is nearby, no one was able to provide any solid information about

the water-table and its possible effect on the stability of the site and foundations. However,

possibly to mitigate the water issue, the footings of the development use pre-cast concrete

piles, driven to a depth of about 20 feet.

III. Programme

A. History of the inception of the project

The owner decided to build on the entire plot of land without leaving any surrounding space.

A total of 10 units were built: the owner converted the two on levels 5 and 6 into a duplex

apartment (the Mizan Residence), leaving a total of 9 units.

B. How were the architects and specialists chosen?

By reputation.

C. General programme objectives

The client is a property developer accustomed to maximising returns on his investment.

Despite making shoestring boxes as a rule, he agreed here to build an apartment that was

liveable and also sustainable in terms of climate and profit an alternative model for Dhakas

congested apartment culture.

D. Functional requirements

Apart from the Mizan Residence, the apartment building contains a further eight simplex

apartments from the second up to the sixth level. The ground level is reserved for resident

parking.

IV. Description

A. Building data

Total site area: 523.51 square metres

Ground floor area: 379.18 square metres (for the nine apartments in total)Total combined floor area: 511.15 square metres

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B. Evolution of design concepts

Dhaka is classified as an earthquake zone 2 area, so piles were used underneath the footing

with connected tie-beams to improve earthquake resistance. The pre-cast concrete piles have a

12-inch diameter. The rest of the building is a concrete frame structure with brick infill. It

seems to have complied with all the requirements set out by the developer.

As with the traditional mer, there are no boundary walls demarcating the outside footpath and

the site. The interplay of solids and voids on the facade is interesting, using exposed concrete

with red bricks articulated with horizontal overhangs. However, this is not expressed

internally.

Landscaping is not extensive but intermittent, restricted to the balcony area.

C. Structure, materials, technology

Structure: reinforced concrete frame with brick infill

Construction technology: standard reinforced concrete construction

Building services, site utilities: standard

D. Origin of technology, materials, labour force, professionals

All the people involved labour force and professionals are local. All materials are local or

locally sourced.

V. Construction Schedule and Costs

A. History of project

Project commissioned: April 2001

Design started: September 2001

Design accepted by client: June 2002

Construction started: July 2002

Completion date: September 2004

B. Total costs and main sources of financing

Total cost of land was c. USD 64,196, and total construction costs were USD 109,765,

broken down as follows:

Infrastructure USD 9,836

Labour USD 12,061

Materials USD 85,246

Landscaping USD 4,098

Professional Fees USD 3,443

Others USD 820Cost per square metre USD 214

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C. Comparative costs

Not available.

D. Maintenance costs

The timber that is used here against the brickwork and concrete does not seem to be durable:

the varnished timber shutters are weathering faster, so will require higher maintenance.

E. Ongoing costs

Electrical bill TK 2000-2500 per month. With air-conditioning the cost of electricity would

double to TK 4000-5000 per month.

VI. Technical Assessment

A. Functional assessment

The penthouse works well. All the major rooms have views of the garden (though it is not

well maintained). A major concern is the lack of a fire escape. There is just one main staircase

that connects the ground floor to all other floors; it is open and unprotected and leads directly

to the open lift lobby.

B. Climatic performance

Generally fans and split-unit air-conditioners are used. No other systems are developed or

utilised.

C. Response to treatment of water and rainfall

The shower veranda is an interesting/novel concept, a place for the inhabitants to sit and get

drenched when it rains.

D. Response to, and planning for, emergency situations

The lack of a fire escape is major concern, as noted above. In addition, there seems to be no

clear quantification of the threat posed by the proximity of the lake and the potential for the

water-table to rise and undermine the foundations.

E. Ageing and maintenance problems

Generally with respect to ageing and maintenance problems, please refer to the previous

section, item D. Apart from that, the garden does not appear to be well maintained and is not

as large as one might expect.

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F. Design features

The buildings massing and its use of concrete and brick make it different from the rest of the

street. There is a play of solid and void, and the horizontal coursing of the brickwork breaks

the verticality. It is apparent that many people visit the building to view the space utilisation,

which by Dhaka standards is ground-breaking.

G. Durability and long-term viability of the project

The building is not expected to last an extraordinary length of time. That said, all the

plumbing and electrical materials are of good quality and have an average life-expectancy of

25 years. The concrete and brickwork should last well under ordinary circumstances.

H. Interior design and furnishing

Most of the furnishings were selected by the client, just as the garden was all his work.

VII. Users

A. Description of those who use or benefit from the project

The client and his family.

B. Response to project by clients, users, community, etc.

I was unable to secure a wide coverage of professional opinion. The few people I spoke to

were reserved in their judgement. Popular reaction to the project was similarly reserved.

VIII. Persons involved

Client: Mr Mizanur Rahman

Architect: Mohammad Rafiq Azam

Structural Engineer: M A Sadeque

Asst Project Architect: Md. Akter Hossen

Mechanical Designer: Md. Sayedul Islam

Electrical Engineer: Abdul Mannan Khan

Contractor: Md. Belayer Hossan Khan

Landscape designer: Md. Rafiq Azam & Mr Mizanur Rahman

Sculpture: Hamiduzzaman Khan

IX. Bibliography

Cited inArchitecture Asia Magazine 2, June 2002

Jimmy C.S. LimMay 2007

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The Mizan Residence is an apartment on the penthouse levelof a six-storey block of ats

Entrance view from top oor.


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South side entrance.

Glass and concrete stairs connect the different levels of theduplex.


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Drawing room and courtyard. The internal walls are either exposed concrete and terracotta bricks.

Drawing room.


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Living room with lighting.

Kitchen.


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View of dining room from balcony.

Master bedroom.


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Rooftop sitting area. The purpose was to create a pavilionwhich can be connected with the nature.

Bench at rooftop.


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Sitting room at the roof top.

Concrete texture.


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Louvred windows.

Stairs guardrails.


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chitects

ients

mmission

sign

nstruction

cupancy

eound Floor

tal Floor

sts

ogramme

izan Residence

ulshan

haka, Bangladesh

Shatotto: Architecture for

Green Living

Dhaka, Bangladesh

Mizanur Rahman

Dhaka, Bangladesh

2001

2001 - 2002

2002 - 2004

2004

524 m2

380 m2

511 m2

US$ 109765

The client here is a property

developer accustomed to

maximising returns on his

investment. Despite making

a shoestring box as a rule, he

agreed to build an apartment

that is livable and also

sustainable in terms of climateand prot - an alternative

model for Dhakas congested

apartment culture. Besides

the Mizan residence, the

six-storey building contains

eight apartments and ground-

level parking. Throughout,

the internal walls are either

exposed concrete (the structure)

or terracotta brick (the inll).A signicant achievement of

the project, according to the

architects, was to dispense with

the usual high boundary wall

and revive the traditional mer

- an open threshold.

lding Type

07 Award Cycle 3298.BAN

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4th level green, untamed After noon sun with green from the child bed Court connecting levels

Jaloushi_ the jali Living room in summer Mystery of nature

Outside in at twilight Roof garden Staggered greens

The sunshades Touch of last light Tradition & inspiration


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Documents

Shat Tot Too