Integrating Cultural Resources in Planning

Case study : Mumbai

Vikas Dilawari

Conservation Architect

HOD – Conservation Dept KRVIA Mysore 19,2011

Case study 1 : conservation efforts by owners /users/ Corporate

social responsibility. Restoration of the Army & Navy Building.

Before and After

Annual Art festival with restored buildings has gentrified the entire area

AREAS AROUND BHENDI

BAZAAR

Pydhonie

Dongri

Umerkhadi

J.J. Hospital Kamathipura

Girgaum

Bhuleshwar

Null Bazaar

Kalbadevi

Chor Bazaar

Kazipura

Case study 2: Redevelopment of Bhendi Bazaar and repairs of Lal chimeny

compound , Mumbai

Slide : acknowledgement – III rd Sem Conservation Department KRVIA 2010

Frozen

rents

No money to

maintain the

building

Negligence

towards

maintenance

No periodical

maintenance

Increase in pace

of deterioration

of the buildings

Increase in no. of

buildings which

are dangerous to

live in/cessed

buildings

OPPORTUNITIES

TO REDEVELOP

RENT CONTROL ACT

And its impact !

Mumbai’s Housing fabric stock has approx16142 cessed properties out of

which more than 5000 are more than 100 years old.

Slide : acknowledgement – III rd Sem Conservation Department KRVIA 2009

Free housing

for tenants

No participation

by tenants in

terms of money

Builder/developer

puts all the money

for redevelopment

Require higher

incentives (FSI) to

recover money

and to make profit

Recovery of the

project cost

depends only on

sale component

Increase in

property rates

within and

surrounding areas

NO GROWTH IN STOCK

OF AFFORDABLE

HOUSING

EFFECT OF

REDEVELOPMENT

Lal Chimney Compound, Agripada, Mumbai

PRACTICAL SOLUTION : REPAIR THAN RECONSTRUCT

Reconstruction of structurally poor areas

Indirect benefits of conservation

• Job employment as it is skill oriented

• Part of Green architecture helps in conserving the

environment.

• Does not add on to the load of the already fragile

infrastructure

• Retains the old life style , scale and quality of life which

gives it an unique identity.

• It is cheaper / economical

• Cost of repair ranges from Rs500 to Rs 750/sqft

depending upon its structural condition on average

say Rs600/sqft

Mirza Ghalib municipal market

Saifee Mosque

Raudat Tahera

Imambada

Kutbi Mosque

Maulana Shaukat Ali Road

Sardar Vallabhbhai Patel Road

Slide : acknowledgement – III rd Sem Conservation Department KRVIA 2010

BHENDI BAZAAR REDEVELOPMENT

BHENDI BAZAAR AS OF TODAY is Mumbai’s one of the densest area

Slide : acknowledgement – III rd Sem Conservation Department KRVIA 2010

Future and Reality !!

Redevelopment as proposed by the trust

Project Details

Area of Site = 6.6 hectares,

Affordable housing = 3,383 units Luxury Residential = 568 units ,

Small retail = 49,230 SM Luxury retail = 15,800 SM Parking = 2,400 cars

ARCHITECTURALLY

SIGNIFICANT BUILDINGS

Total Number Of Buildings On Site - 283

Architecturally Significant Buildings -66

Buildings Important In Landscape -38

Monumental Importance - 7

Social Importance- 7

ACADEMIC STUDY AND FINDING OF THE SAME AREA

Incentives for conservation • Modify the development control rules for redevelopment in precincts and in

listed heritage properties which are standardized otherwise for the whole

city. Mass, scale and footprint to respect the heritage character of precinct.

Discourage parking.

• Modification to rent control act

• Allow marginal FSI say 0.10% to be developed or used as TDR to generate

funds for major repairs till rent control act is modified.

• introduce development cess say 1% of total redevelopment that would be

used for repairs of heritage precincts and its infrastructure

• Do not raise the lease rent if the properties are being conserved

• Increase lease rent to market rates for redevelopment cases

• Give quick permissions for repairs, additions, alterations. No listed building

to be demolished . Demolitions permissible only if the structure is unsafe

structurally` or else if the demolition helps the city at large .

Case 3 : Natural Heritage of Mumbai – The Gilbert Hill

Gilbert Hill is a 60 m (197 ft) monolith

column of black basalt rock in Andheri, in

Mumbai. The rock has a sheer vertical face

and was formed when molten lava was

squeezed out of the Earth's clefts during

the Mesozoic Era about 65 million years

ago.

Thank you