Regeneration and Improvement of Urban Core Areas of Mumbai and Pune through Cluster Development

Cluster development is the grouping of a particular development’s residential structures on portion of the available land, reserving a significant amount of the site as protected open space. This type of development is an alternative to the conventional zoning and subdivision development process that preserves open space and provides other environmental, societal and economic benefits. It is a tool for better land use as more land is required to meet a growing community’s residential housing needs.

The following are the primary objectives of Cluster development:

1. To promote planned urban regeneration of decaying urban areas, improve roads and public transport, provide adequate RG/PG and social amenities and restore degraded environment
2. To  focus on urban design to facilitate well spaced buildings with adequate light and ventilation, fire safety and aesthetic values
3. To arrest abuse of redevelopment incentives by private builders-   by setting out priorities for redevelopment of areas with most dilapidated buildings.

The urban core areas in any city are areas the oldest areas, where a mixed land use and occupations and specific characteristics are found. These areas are high in heritage value in terms of architecture, has a predominant historic and cultural religious influence and very vibrant communities of different backgrounds. The buildings which are of heritage value tend to become dilapidated. Most of the buildings are under the Rent Control Act, which renders it to be underutilized and under maintained, degenerating the face of the core areas.The existing infrastructure owing to the old, dilapidated structures, narrow street patterns and the dense population, is deficient to meet the needs of the population.

Mumbai has announced a redevelopment of the very old Bhindi Bazaar, Byculla. This project is the community’s initiative under Development Control Regulation No. 33(9), inviting local participation in the creation of a new and more relevant city. It is stated to be one of the largest urban renewal projects in the country. The redevelopment will cover 6.5 Ha (1.7 lakh sq.m.) comprising 3200 homes in 250 existing buildings; 1250 businesses and will impact lives of 20,000 people.This project is an exception to the provision in the DCR, which states that the minimum area for cluster development should be 1,000 sq.m.

Owing to the large number privately and publicly owned sites and amalgamation of plots is more convenient and beneficial to produce a holistic design meet the needs of the required infrastructure for the rehabilitated community and provision of large open spaces is possible.

The much talked about core city area in Mumbai for redevelopment (Ward B, C, D) have an extremely rich heritage and a vibrant culture and a mish-mash or religions living in harmony. This social aspect of redevelopment is the quintessential factor while proposing the new building to house these people, who may have a completely different lifestyle. The question still lies- will an urban planning exercise to redevelop without considering the social aspects of the society be an answer to the inhabitants?

Cluster development is the answer to the required micro planning of areas, catering to the minute requirements of a pedestrian crossing the streets, to providing amenity spaces for the residents and establishing a network of infrastructure facilitating the residents in terms of feasible transportation, good environment and basic daily necessities. It helps in catering the demands of the pedestrian, the commercial users, the floating population, the informal settlements and the residents in that particular region.

The strategies to design cluster housing should be devised to benefit the redevelopment. The current provision in the draft D.P. of Pune allows for areas with minimum 1000 sq.m. and an FSI of 3. This provision will have redevelopments schemes springing up at every corner of the road, reducing the possible and the much required amenity space in the city. Also, the designs are compromised owing to the lack of space and to utilise to the fullest the available FSI. Block-like buildings with the same height leave no space for natural air to pass between buildings. Podium development for the first two floors and then, staggering the upper floors a little behind, will help, the study says. This will also allow natural light inside the buildings. Staggering of parking strips will make more space for parking. Amalgamation of plots and re-planning the road network and working out the FSI for individual plots can work in the benefit of the land owners and the city’s urban fabric too.

Pune also has an urban core area rich in heritage and architecture, with a characteristic dense fabric in the Peth areas. The recently released Draft Development Plan of Pune also has provisions for Cluster Development .However, it is important to understand the social and the housing demands of the existing and the future population. In view of various infrastructure proposals in Pune, amenities and public spaces are the key factors to be given priority to device cluster regeneration. Owing to the large number privately and publicly owned sites and amalgamation of plots is more convenient and beneficial to produce a holistic design meet the needs of the required infrastructure for the rehabilitated community. Urban design of an area should be used as a tool to design individual houses and not vice-versa, for regeneration and a facelift for the core area.

The following are suggestions for proposing cluster development:

1. Characterize clusters (TOD, Heritage, institutional, commercial, residential, gaothan, bazzars, mixed, green, Government)
2. Assign land use zoning norms and building regulations for clusters based on set parameters
   1. Sub divide, if necessary into sub clusters for planning buildings and construction
   2. Assign density, FSI, RG, PG, PGA norms for clusters
   3. Assign height, light, ventilation, open spaces, parking norms
   4. Devise urban design guidelines and urban design index system

In this regard, the role of integrated regional and urban planning, strategy to facilitate housing and infrastructure development could be of critical importance. Thus, the planning and development of urban infrastructure and services could play a significant role in shaping the urban landscape and managing cities effectively.

This article was originally published on ‘The Development Central”. Link: http://developmentcentral.wordpress.com/2013/05/30/regeneration-and-improvement-of-urban-core-areas-of-mumbai-and-pune-through-cluster-development/

Sources:

1. Research on Cluster Development-Concept and Advantages, Mumbai Tansformation Support Unit (MTSU).
2. The Saifee Burhani Upliftment Project (SBU Trust), Mumbai.
3. The Hindu- Business line
4. Study of Laxmi Road,BNCA published in Sakal times (30th April 2013)
5. Pune properties real estate blogspot
6. Center for Good Goverenance- Managing Urban Growth using the Town Planning Schemes in Andhra Pradesh
7. IMG Source: http://dawoodi-bohras.com/forum/viewtopic.php?f=1&t=4666&start=240

Preserving an Icon to Bombay’s Cosmopolitanism

This article won the Second Position in ‘Architectural Journalism Competition’ held by BuildToday , 2008 and was published in The Build Today Journal.

 

George Gilbert Scott never came to India.Yet his masterpieces keep the city of Bombay proud even today. His reputation as one of the greatest Gothic revivalists in Britain saved him a trip to India. This Victorian beauty has seen it all- from facing the Back Bay alone to sharing the land with concrete giants. With the growing urbanisation also grew the respect towards such masterpieces. After living 132 years of its glory, the hall was conserved in 2006.

The University building which defined the esplanade and the skyline now takes a backseat, its role now being played by Art Deco and Modern buildings. Despite of this fact, its importance in the development of the city and its rational outlook cannot be undermined.

Ever wondered what a design brief would be without the mention of the site? After the completed drawings of the Bombay University buildings were approved over a few correspondences, a loose quadrangle on the esplanade was then emptied. The street plan of Bombay was modified to suit the design of the Senate Hall and the Library buildings and Sir Bartle Frere’s vision of Bombay as “Urbs Prima in Indis” or India’s first city accelerated.

The first public building- the Secretariat built in the Neo Gothic Style and the Back Bay were the only ones to provide a context to the University buildings .Together, the secretariat and the University buildings gave an impetus to create a skyline for Bombay. Yes, we are talking about the same place where the university stands today.

The conception of the university is unique, as it marks the collaboration between the natives and imperial masters working in harmony, an event not seen anywhere else in colonial India. Sir Cowasjee Jehangir ‘Readymoney’, a Parsi merchant with a genuine interest towards civic welfare was the first one to contribute, followed by Premchand Roychand, a powerful stockbroker. This marks the start of a cosmopolitan Bombay.

Scott’s design of the Convocation hall had to be modified.

G.T. Molecey and Walter Paris, assistant architects to the Government of Bombay then, were given a task of modifying the design ’with minimum alterations’ to respond to Bombay’s peculiar climate. They helped the design to adapt the climate by bringing in the use of local materials.

Indian craftsmen were given a share of sculpting and carving out the building leading to an introduction of local motifs and ornamentation in the form of corbelled heads depicting castes, supporting the iron brackets designed by Molecey. The apsidal end of the hall had been lined with lancet windows through which coloured light entered the hall. The very gothic rose-window on the northern facade representing the twelve zodiacs was the highlight of Scott’s design. An unornamented groin vault spanning the entire length of the rectangle enhanced the 63 feet tall structure.

As time elapsed, surroundings underwent many changes due to urbanisation and thus global warming. This lead to excessive rainfall, fluctuating climatic conditions and increasing pollution which had a drastic effect on the structure. Ultimately all this turned the building into shackles, making it unusable. The inability of people to foresee and tackle this sorry state of the building brought in the need to conserve it under an able conservationist like Architect Abha Narain Lambah. Conserving this couldn’t be an easy task as it brought with it the challenge of preserving it ‘with no alterations’ in design.

What if one accidentally discovers a secret trap door under his feet? Something similar happened with Lambah when her team tried to unravel the raw beauty of Kurla stone lying beneath the thick layers of paint on the walls. A chamber appeared which was then assessed to be a gas lighting chamber ,commonly used in that period throughout Bombay .She efficiently managed to use it for electric wiring.

Adapting the hall’s function to its present day needs, the conservationist decided to replace hazardous asbestos fibre used acoustically on the vault with relatively inert cellulose based fibre. Her sensitivity towards restoring the building is evident by her decision of removing the ceiling fans which now provide an unobstructed view of the handsome stone vaulting adding to the soaring height of the hall. The heavy mass of the tracery vaulting is lightened by the use of artificial lighting. In the gallery constructed out of Burma teak, iron brackets were adorned by 24-carat gold leaves. After restoring the gold leaf, the original ambience that Scott might have imagined while designing the building has returned.

The building won UNESCO’s award of distinction for its restoration. After G.G.Scott and Molecey, Abha Lambah has made her presence felt in the history of the Senate hall. The restoration will stand the test of time and generations to come will experience its grandeur in the future, as in the present.

ILLUSTRATIONS:

1. The 1880’s view of the Convocation Hall, Library and clock tower with Back Bay in the background

2. Montage of images:

Top left corner (clockwise):

Exterior view of the apse with stain glass paintings, louvered doors in vaulted passage, Stain glass window, double roof with Mangalore tiles, spiral staircase of Gray granite from Ratnagiri leading to the gallery, ‘Caste’ sculpture on the convocation hall, Interior hall with rib vaulting, gargoyles adorning the convocation hall

3. View of the Convocation Hall from the Rajabai clock tower, Mumbai.

Sources:

• London Christopher.W.-  Bombay Gothic)
• Abha Narain Lamba & Associates, Mumbai
• Archival images by Raja Deen Dayal (www.phillipsimages.in)