REVITALIZING OFFICE DISTRICTS BEYOND BUSINESS HOURS

A Central Business District (CBD) is the commercial, business, and financial heart of a city. These areas contain some of the most valuable office spaces due to their strategic location and high accessibility. However, despite their high rental and operational costs, most office buildings remain active only during standard working hours, typically from 9:00 AM to 5:00 PM. As a result, these expensive urban spaces remain underutilized for a large portion of the day. In cities like Dhaka, where land is scarce and highly valuable, this pattern creates several urban challenges. During office hours, CBDs experience severe traffic congestion and overcrowding because of the large concentration of workers and visitors. After business hours, these areas become largely inactive, creating deserted streets that often contribute to safety concerns, including theft, harassment, drug abuse, and other social problems. The increasing adoption of remote and hybrid work has further reduced the dependence on physical office spaces, making the underutilization of CBDs an even greater concern.

This thesis investigates architectural strategies to activate office districts beyond business hours and create a more vibrant, safe, and sustainable urban environment. The study focuses on Motijheel, the oldest Central Business District in Dhaka, which clearly demonstrates the "9-to-5" paradox. Over time, Motijheel has experienced declining importance due to aging infrastructure and the relocation of many businesses to newer commercial areas in northern Dhaka. However, the introduction of MRT Line 6 has created a significant opportunity to revitalize the district through Transit-Oriented Development (TOD).

A mixed-method research approach, combining qualitative and quantitative methods, was adopted to inform the design process. The proposal is based on a detailed physical survey involving 540 respondents from 13 office buildings, supported by field observations and the review of relevant planning policies, building codes, and national and international standards. Literature on CBD revitalization, Transit-Oriented Development, and inclusive and active urban design was reviewed, alongside local and international case studies. The design framework is guided by the principles of the 5D Theory (Density, Diversity, Design, Distance, and Destination Accessibility) to encourage activity throughout the day and night.

The project proposes a mixed-use development and a design guideline for TOD zones in densely populated developing cities. To promote efficient land use, the proposal adopts a compact building footprint with vertical growth inspired by the theory of vertical urbanism, fulfilling the Density principle of the 5D framework. The research identifies mono-functional land use as one of the primary causes of time-based inactivity in the CBD. To address this issue, the design introduces a controlled mixed-use program that supports different activities throughout the day, satisfying the Diversity principle. Drawing inspiration from the 15-minute city concept, the design ensures that essential amenities are accessible within a short walking distance. The lower floors accommodate retail, public amenities, and entertainment spaces that activate the streets and public plaza. The middle floors retain office functions to preserve the district's commercial identity, while the upper floors provide affordable micro-housing for bachelor professionals. Bachelor housing is specifically proposed to reduce daily commuting demand without introducing additional family-oriented facilities such as schools and colleges. The residential component includes shared kitchens, reading rooms, laundry facilities, and multipurpose community spaces, creating an affordable and socially engaging living environment. Inspired by the traditional social culture of Old Dhaka, residential corridors are designed as interactive spaces that encourage informal social interaction and community building, addressing the Design principle of the 5D framework.

The proposal further strengthens pedestrian connectivity through direct links to the MRT station, skywalks, and an active public plaza. An open ground floor, multi-level circulation system, dedicated pedestrian, bicycle, and vehicular routes, separate loading and unloading zones, and clearly defined access for different user groups improve movement efficiency while minimizing conflicts. These interventions fulfill the Distance and Destination Accessibility principles of the 5D framework. Fire safety, security, universal accessibility, and energy-efficient design strategies are integrated throughout the project to ensure a safe, inclusive, and sustainable environment. Every component has been carefully designed to ensure that the diverse functions operate efficiently while creating a cohesive, safe, and user-friendly mixed-use environment.

Overall, this project demonstrates how underutilized office buildings can be transformed into vibrant mixed-use developments that remain active beyond office hours. By integrating workplaces, housing, public amenities, and recreational spaces within a single development, the proposal aims to revitalize Motijheel into a safer, more inclusive, economically resilient, and sustainable urban district that responds to the changing nature of work and contemporary urban life.