Mizan Residence
Dhaka, Bangladesh
Architect: Shatotto: Architecture for Green Living
Client: Mizanur Rahman
Built Area: 511 m²
Cost: US$ 109’765
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 profit’ - an alternative model
for Dhaka’s 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 infill). A significant
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.
[Link]
2007 Award Cycle
2007 On Site Review Report
[Link]
by Jimmy C.S. Lim
Mizan Residence
Dhaka, Bangladesh
Architect
Shatotto: Architecture for Green Living
Client
Mizanur Rahman
Design
2001 - 2002
Completed
2004
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 world’s 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 Dhaka’s
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 820
Cost 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.
4
F. Design features
The building’s 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 in Architecture Asia Magazine 2, June 2002
Jimmy C.S. Lim
May 2007
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The Mizan Residence is an apartment on the penthouse level
of a six-storey block of flats
Entrance view from top floor.
South side entrance.
Glass and concrete stairs connect the different levels of the
duplex.
Drawing room and courtyard. The internal walls are either exposed concrete and terracotta bricks.
Drawing room.
Living room with lighting.
Kitchen.
View of dining room from balcony.
Master bedroom.
Rooftop sitting area. The purpose was to create a pavilion
which can be connected with the nature.
Bench at rooftop.
Sitting room at the roof top.
Concrete texture.
Stairs guardrails.
Louvred windows.
Mizan Residence
Gulshan
Dhaka, Bangladesh
Architects Shatotto: Architecture for
Green Living
Dhaka, Bangladesh
Clients Mizanur Rahman
Dhaka, Bangladesh
Commission 2001
Design 2001 - 2002
Construction 2002 - 2004
Occupancy 2004
Site 524 m2
Ground Floor 380 m2
Total Floor 511 m2
Costs US$ 109’765
Programme 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 profit’ - an alternative
model for Dhaka’s 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 infill).
A significant 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.
Building Type 5
2007 Award Cycle [Link]
4th level green, untamed After noon sun with green from the child bed Court connecting levels Glass stair, connecting the cosmos
Jaloushi_ the jali Living room in summer Mystery of nature Orchard at roof with context
Outside in at twilight Roof garden Staggered greens Stair with contrast
The sunshades Touch of last light Tradition & inspiration Untamed green
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