Integrating Cultural Resources in Planning Case study : … study 2: Redevelopment of Bhendi Bazaar...
Transcript of Integrating Cultural Resources in Planning Case study : … study 2: Redevelopment of Bhendi Bazaar...
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Integrating Cultural Resources in Planning
Case study : Mumbai
Vikas Dilawari
Conservation Architect
HOD – Conservation Dept KRVIA Mysore 19,2011
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Case study 1 : conservation efforts by owners /users/ Corporate
social responsibility. Restoration of the Army & Navy Building.
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Before and After
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Annual Art festival with restored buildings has gentrified the entire area
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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
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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 !
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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
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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
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Lal Chimney Compound, Agripada, Mumbai
PRACTICAL SOLUTION : REPAIR THAN RECONSTRUCT
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Reconstruction of structurally poor areas
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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
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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
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BHENDI BAZAAR AS OF TODAY is Mumbai’s one of the densest area
Slide : acknowledgement – III rd Sem Conservation Department KRVIA 2010
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Future and Reality !!
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Redevelopment as proposed by the trust
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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
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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
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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 .
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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.
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Thank you