Housing

HOUSING POLICY FOR INNER CITY REDEVELOPMENT
2 redevelopment model Individual buildings Clusters DCR 33(9) DCR 33(7)
PROCESS OF REDEVELOPMENT
Purchase / development rights of existing buildings Agreements with tenants Removal of existing buildings to transit accommodation Clearing of space Constructing Rehab buildings Shifting tenants back
Parallelly constructing free sale apartments along with all infrastructure and sustainable measures Selling extra incentive area
DCR 33 (7)
FSI of 2.5 or Rehab + Incentive, whichever is more 1 Property 2-5 Properties 6 or more Properties 50% incentive 60% incentive 70% incentive
INDIVIDUAL BUILDING REDEVELOPMENT

Further load on existing POOR INFRASTRUCTURE Decrease in per capita OPEN SPACE, PARKING & AMENITIES Shortage of WATER Average travel speed 6-8 kmph & bottle necks Damage to CULTURAL HERITAGE Only feasible buildings get redeveloped UNSUSTAINABLE model of development
HIGHRISE HOUSING MODULE improving the quality of life, Lower Parel, Mumbai 1
MAHARASHTRA STATE HOUSING POLICY 2007 ( SOME EXCERPTS OF REDEVELOPMENT)

Incentivizing redevelopment through cluster approach. Facilitate market oriented redevelopment strategy. Promote higher FSI to large cluster redevelopment. To transform the fractured development in to cohesive urban unit as laid down in Development Plan Promote better living environment & living standards To facilitate development and proper maintenance of infrastructure To generate surplus tenements for rehabilitation of the occupiers who are on the master list of MHADA MHADA will play the nodal role in the cluster approach MHADA shall be a signatory to all the agreements to provide greater acceptability and credibility amongst the tenants and landlords.
In order to accelerate the redevelopment of old and dilapidated buildings, it is proposed to encourage redevelopment projects through joint ventures in which MHADA along with the tenants, landlords and private developers will come together for undertaking redevelopment of cluster
DCR 33 (9) CLUSTER REDEVELOPMENT

FSI of 4 or Rehab + Incentive, whichever is more Area between 1 and 2 acres 2 and 3 acres 3 and 4 acres 4 and 5 acres above 5 acres 55% incentive 65% incentive 70% incentive 75% incentive 80% incentive
HIGHRISE HOUSING MODULE improving the quality of life, Lower Parel, Mumbai
PRINCIPLES OF CLUSTER REDEVELOPMENT

PPP basis Cluster approach Self- financing scheme Inclusive process with win-win solutions Sustainability measures In-situ rehabilitation Transparent and accountable process Global best practices with local involvement
ADVANTAGES
Upgradation & augmentation of INFRASTRUCTURE LIFE TIME MAINTENANCE of buildings - free of cost INCLUSIVE APPROACH Restoration of HERITAGE & RELIGIOUS buildings FINANCIAL INCENTIVES to the building landlords HOLISTIC PLANNING SUSTAINABLE DEVELOPMENT Fast process of city REMAKING SELF FINANCING model WIN WIN solution for all
MUMBAI FROM ITS BEGINNING
Mumbai, originally a group of seven marshy islands on the west coast of India and a fishing village until the16th century, was ceded by the Moguls to the Portuguese in the 1630s. Later the King of England leased it to the East India Company. It developed as an important port, used by the British for more than two centuries. The city started growing after the cotton growing areas of the hinterland were connected to Mumbai by rail, which facilitated the supply of cotton to factories in England. By 1864, the citys population had reached 817,000. With the growth of manufacturing units for cotton textiles, by 1888 Mumbai had emerged as the second largest commercial centre in India after Calcutta. The city gradually became more and more industrialised and attracted a massive supply of skilled and unskilled labour from all over the country. The growth of the city was steady as its manufacturing sector became more diversified with the expansion into the chemicals industry, basic metal and engineering products. The city of Mumbai was the first in the country to have a municipal corporation, created through special provincial legislation in 1888. After independence in 1947, the growth of the port, the discovery of offshore oil, the emergence of financial services, the development of national and international trade and the establishment of many public sector units and educational institutions gave further impetus to the growth of the city. Mumbai also became the capital of the State of Maharashtra, adding further to its administrative importance. Mumbai occupies a long, narrow peninsula in the Arabian Sea on the west coast of India. The region on the whole is low-lying but not flat. The climate is hot and humid and the monsoon brings heavy rain averaging about 2000 mm per annum. Mumbai
City is an island of 69 km2. The original seven small islands were combined, partly through silting and partly through land reclamation. Most of the employment centres and a few high-density residential areas are located on the island strip of 24 km2. As the island became more commercialized, the residential developments of the British and wealthy Indians moved from the southern parts of the city along the sea coast as extended suburbs, while the housing of the working classes grew northwards. The second component of the city includes the suburban area of Salsette Island north of Mahim Creek, which began to grow at a faster rate after independence due to congestion on the main Island City. These two together form the Greater Mumbai area of 437.71 km2, administered by the Municipal Corporation of Bombay. For purposes of revenue and general administration, Greater Mumbai is considered as one district. The Island City is connected to the region by north-south rail and road arteries. Suburban development requires north-south movements of millions of daily commuters to workplaces in the Island City on suburban trains that are highly overcrowded. The city has been divided into six zones and24 wards to facilitate the administration of the Municipal Corporation. After 1975, the influence of the city was extended into the Bombay Metropolitan Region (BMR). The BMR region, covering an area of 4,355 km2 was formally delineated after the enactment of Bombay Metropolitan Regional Development Authority (BMRDA now MMRDA) Act in 1974.The Bombay Metropolitan Region includes Greater Mumbai, Thane Municipal Corporation, Kalyan Municipal Corporation, Virar-Bhayandar, Bhiwandi(standard urban area VI), New Mumbai, (administered by the City Industrial Development Corporation, CIDCO) and the rest of the BMR (under smaller municipal councils, semi-urban areas and villages). In order to relieve the burden on the main city and to deflect city growth to the region, The government accepted the proposal to set up a self-contained twin city across the harbour which is more or less independent of Mumbai. The CIDCO was set up for this purpose in 1970 as a development authority on the model of British New Town Development Corporation to develop a number of nodes. This is now known as Navi Mumbai (New Mumbai). Mumbai of all cities in India is unique. It is comparatively new city, its growth being only 150 years. The British built it primarily as commercial centre and migrants who came to live in it gave the city its singular cosmopolitan character. Unlike other Indian cities, Mumbais history is one of growth through a series of planning initiatives. It developed as a city in true sense long before other cities in India, and ranked among other cities of the world. Several building typologies evolved to house the multitudes of immigrants who came to live in them. A variety of these are seen, ranging from original Koli villages through gaothans to chawls and middle class tenements built in the last century; and individual two storied bungalows through apartments in planned precincts to the high-rise apartment blocks of today. Even though buildings built by successive generations and planned interventions have been superimposed on the earlier typologies, the layer of earlier settlements are still clearly visible.
Chawls were rental tenements constructed in Mumbai by factory owners and landowners for low income workers between 1920 and 1956. Later, the Port Authorities and a few other public sector units began renting out similar tenements to their workers. One-room tenements with cooking places and shared common lavatories were provided, with the aim of housing mostly sinfamilies joined them. Consequently densities in these single room tenements increased phenomenally and structures began to deteriorate very fast. Due to rent freezes imposed by the Rent Control Act during the Second World War, the building of chawls became unprofitable for landlords and their supply came to a halt by 1950.Rent freeze also led to a lack of investment by owners in repair and maintenance of existing chawls. In many cases residential tenements were put to commercial and industrial uses resulting in excessive loading and damaging the structure. The saline and humid weather caused dampness and corroded the steel in the structure. Faced with serious problems of decay and dilapidation chawls were in precarious conditions, some collapsing during the monsoon every year. A 1957Mumbai Municipal Corporation Survey showed that of the 36,000 buildings within the city area, 49 percent had been built before 1905. In 1969, about 20,000chawls in dilapidated conditions housed two million people (Dua, 1990).
BAITHI CHAWLS: 1st chawl typology Ground Structure with pitched roof particular relationship to the ground spill over of everyday activities from the relatively small house to the outside space Long rows , (50-55)m, of dwelling units separated by a common wall. 3m is the span restricted for construction purpose Common corridor serving as entrance Multipurpose area ----- kitchen ------ mohri Smaller alley behind the kitchen which had gutter for waste water toilets and bathroom were not a part of the house. lacked natural light and ventilation
COURTYARD TYPE CHAWL: central open space improved light and ventilation also provided children's play area it housed a small temple and multipurpose hall for the community. also used as parking space in festivals it gets a complete new character the common corridor terminates into a wide staircase block the spacious landing becomes a common meeting place common toilets and bathrooms on every floor Kshatriya Niwas
Poonawala Chawl
BDD Chawl
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Working class chawls developed in old textile neighborhood of Girgaon and Lower Parel. Upper caste Maharastrian and middle class Gujrati family chawls grew in Kalbadevi and Dadar. Cons: Lack of adequate light and ventilation lack of cleanliness lack of privacy common toilets Lack in planning for female Pros: Common passage acts as a meeting place There is togetherness among people. People develop a feeling of respect and humanity towards one another Courtyards become a place for get together and festival celebration CHAWLS WERE SLOWLY REPLACED BY APARTMENTS WHERE THE RESIDENTS IMBIBE NOTIONS OF PRIVACY.
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BARODA HOUSE, DADAR 1933 The building is a composite structure with load bearing walls, internal RCC columns and floors and a timber and tile roof. The apartments are planned around a central staircase. Rooms within the apartment open on to a corridor. The exterior walls of the principal rooms are recessed with verandahs providing protection from the weather. The plans and elevation with their symmetry are classical, specially in the way the street faade is made distinct from the rest of the building by stepping back the corners. The use of surface decoration, pitched roof and elaborately detailed woodwork is visible.
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RAO HOUSE, MATUNGA 1936 The building is located at the corner of two streets. The dominant element in the plan is a square stair set at a diagonal to the axis of the central corridor. The stair is expressed as the tower on the exterior with a deeply projected roof over it. On the first two floors, the interior spaces are capable of different combination of rooms and apartments. The entrance to the apartments on the ground floor is from a walkway under the verandah on the first floor. The second floor is designed as a single apartment. The flat roof replaces the sloping roof. There is a conscious shift towards asymmetry. The presence of single dominant element is seen.
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GOLD FINCH, MATUNGA 1937 The building is one of the earlier examples of the bold use of RCC. The principal elements in this building are the verandahs on the first and the second floors, which are cantilevered quite dramatically and at a skew to the building. The handling of interior space is in a traditional Indian manner with rooms opening into one another suitable for general family use with no overt emphasis on individual privacy- the prevailing lifestyle of the average middle class family. The interconnected spaces provide effective cross ventilation and natural lighting. Surface decoration is completely absent and there is a rapid transition from classical to modern.
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SANGHI HOUSE, NEPEAN SEA ROAD 1940 The front corner was cut away and concaved to provide an entrance to the building from a forecourt. The wall is provided with two entrances a wide square head headed car entry and a narrower arched pedestrian opening. The building is designed for a single apartment on each floor. The entry to the apartment is through a vestibule in the middle with living and dining room facing the street and the principal bedrooms to the rear of the plot. The main bedroom is oriented seawards and is apsidal as is the verandah outside it. The entry, which is at a lower level , accommodates parking and servants rooms as also a two bedroom apartment. Balconies echoing the curve of the building enhance the corner. The ground floor of this multistoried building extends upto the road, thus providing a base to the structure.
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KRISHNABAD, WARDEN ROAD 1941 It is located at the junction of two roads, one of which is sloped while the other is at a level lower than the main floor of the building. The building sits on the base that accommodates a car park and shops and is built upto the edge of the plot. A circular driveway with separate entry and exit leads to the entrance of the main building. It is covered with a radially set pergola. The two apartments on each of the upper floors are symmetrically arranged along the entrance axis which culminates in a stair wrapped around a lift shaft. The stair is lighted from a courtyard by an ingeniously designed window which consist of fixed glass arranged to provide ventilation also. 00 The concept of podium and manipulation of the faade is expressed more elaborately.
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MARBLE ARCH, PEDDER ROAD 1942 Situated at the junction of a busy street and a private road, the building curves away from the street thereby providing the principal rooms with the view of the sea. The living room is apsidal and fitted with continuous windows and seat. The corner of the building is emphasized by the balconies and scooped out of the body of the building. The building is entered at one end through a corner portico which leads to a vestibule housing the stair and lift. The stair is in three flights around a well. The window on the landing consists of a fixed glass designed to provide light as well as ventilation.
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INDIAN HOUSES
Indian towns, overtime, were characterized by the clustering of buildings, each juxtaposed with the other , with balconies overlooking streets, and courtyards providing public space within the house, and with the scatter of terraces permitting yet another set of activities. Houses had both public and private spaces, yet in many ways this space was different from that in the changing town of the present day. The clustering of buildings created a close sense of community and one wonders whether this community, which is contemporary life is inevitably being fractured, can be reconstituted in some form. Perhaps the clan of the village- which was mutated into caste will now emerge as a class of the urban nexus. The removal of the sense of community brings about alienation. Courtyards became the major focus of public space the space used for family and community gathering and ceremonies. The question may legitimately be asked whether this is the ideal form of suburban living. Does the individuals home necessarily have to be a place apart or can it be clustered and integrated around specific features, such as courtyards?
CLUSTERS
The joining together of buildings which retain their identity yet form a cohesive cluster, is an enduring vernacular tradition within the Indian subcontinent. A diligent study of this might help to tackle the difficult problems of mass housing. The endless repetition of the single type of block or slab has proved a dreary solution. Perhaps there is greater promise in the linking of units with rational variation based on unified codes. In Afghanistans mountainous regions, cluster of simple, stone houses with small variations address the problems with frugality and great elegance. The mohallas of north Indian cities , the casbah of Algiers and the Andalusian villages of Spain exhibit similar characteristics : unity based on common themes, within which multiple variations are allowed. Contemporary solutions can be based on a kit of parts, comprising doors, windows, walls , balconies , etc. and the manner of their assembly can provide a rich variations. The street facades of Jaisalmer exhibit a similar methodology, where each house owner bought ready-made elements of carved stone balconies and doors , creating a rich and lively street composition. Traditional clusters surround a variety of open spaces with different functions around a unified pattern of movement.
COURTYARDS
Well-defined community space is an integral part of Eastern cities. The public courtyard accommodates a multitude of activities like marriage ceremonies to the celebration of secular festivals. They formed a basis of planning for temples, mosques, madaras, educational institutions and palace complexes. The interlocking courtyards at Fatehpur Sikri, Padmanabhapuram and Khiva, with their varying scales to accommodate different functions , embody principles of design which have important lessons for contemporary public buildings, where people congregate. Similarly, the palaces at Datia and Orchha, built around closely-knit courtyards and terraces on several levels, exhibit the principle of creating a micro climate, free from dust and heat. Courtyards are protected by external walls and verandas or are defined by rooms and act as light and
air-wells in which cool night air is trapped. The suns rays touch the courtyards in the afternoon, causing heated air to rise, setting up convection currents, the resultant air-flow ventilates the surrounding rooms, keeping them cool. In all traditional Indian urban areas courtyards are a very important climatic and socio-cultural space. These open to sky spaces provide the urban dwellers an informal place to interact with one another. The courtyard is the most central space of the house and it holds the surrounding space together. It encourages extension of covered and semi-covered spaces along with a spill over of various household activities. It works as a nucleus of family activities. As a matter of fact the living pattern revolves around this central space. They are the breathing spaces of the city; cool and shaded, they became the most important spaces of the home.
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Housing

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HOUSING POLICY FOR INNER CITY REDEVELOPMENT

2 redevelopment model Individual buildings Clusters DCR 33(9) DCR 33(7)

INDIVIDUAL BUILDING REDEVELOPMENT

MAHARASHTRA STATE HOUSING POLICY 2007 ( SOME EXCERPTS OF REDEVELOPMENT)

DCR 33 (9) CLUSTER REDEVELOPMENT

PRINCIPLES OF CLUSTER REDEVELOPMENT

MUMBAI FROM ITS BEGINNING

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