SOCIAL IMPACT OF THE REDELEOPMENT OF THE TEXTILE MILL ON THE CITY OF MUMBAI

SHARDA UNIVERSITY GREATER NOIDA, UTTAR PRADESH

SOCIAL IMPACT OF THE REDELEOPMENT OF THE TEXTILE MILL ON THE CITY OF MUMBAI

A Dissertation submitted in the partial fulfilment of the requirements of the degree of

Bachelors of Architecture

BY

DEVANSHU BUTTAN

23 DECEMBER 2019

ABSTRACT During the 19th century Bombay was transformed completely and also started to be known as “The City of Textile Mills” and the boated the economy of the city to the next level. “Land of Mill” or “Girangaon” was the name given up by the common people and was characterised by the Industrial Architecture. Girangaon comprises of the 600 acres of land in the south Bombay that totally belongs to the textile Industry with more than 60 mills. But, soon after few years the mill was declared “sick or unutilised” by the mill owners and they wanted to change the use of land to earn more money. The skyline of the South Bombay have changed completely, high rise skyscrapers are now competing the chimneys of the textile mills.

During the middle of the 18th century, it was observed that the textile mills were on its peak and migrants were coming to Bombay not only Maharashtra but also from different states of India to get employment and became the second largest sector to give employment to people after agriculture. But during the 19th century when the globalisation influenced the entire world the mill industry started to decline as the result the workers were thrown out of their job, some were forced to take retirements. Some of them who don’t agree to these conditions were asked to work for free as the owners had stopped their salaries and then ultimately they have to leave their jobs.

The economy of Mumbai was sinking all the mill workers were left unemployed. While facing all these situations the workers and their families were forces to involve in the criminal activities to earn their bread and butter. The criminal rate in Mumbai increases and all the youngsters joined the Underworld and Mafia’s.

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INTRODUCTION Human population has been increasing over the period of time and so is the human needs and among all other needs one of our basic need is land. Land for agriculture, construction, etc. But how much our demands may increase, the net amount of surface area available on ground may remain constant. At this decade, everyone need newer buildings for which many of the time our older buildings that may have a cultural and heritage value to our society are taken down.

Is it really important for us to construct the newer building while demolishing the older structure that may have an environmental, social, and benefit to our community.

The number of buildings that are becoming abandoned due to their incapability to adapt a specific program is increasing drastically. 1 The types of building that are most likely to become subjects of adaptive reuse include industrial buildings due to their large footprints. Adaptive reuse from past few years have become an effective way of reducing the urban sprawl and environment impact.2 While considering the high carbon footprint and embodied energy, demolishing the industrial building or complex may have an adverse effect on our environment.

Through adaptive reuse old, unoccupied buildings can become more suitable sites for many different type of uses. When the original use of the building is been changed or no longer required, we have an opportunity to change the function of that structure and use that structure for some other purpose, while retaining some of the existing architectural details that makes that structure unique.

“The greenest building is the one that is already built.”

-Carl Elefante3 The sustainable development and conservation of buildings in the city provided a social, economic and environmental benefit to that community and also provide a social and cultural identity, which helps to define the character, spirit and also gives a sense of a place.

This is also done to understand why certain buildings fall into disuse and to reutilize that structure before it falls into abandonment. Construction cost could also be saved when a building is adapted rather than built from the foundation.

Urban industrial land have a great significance and is an essential division in the land use of a city. Mumbai have been the essential Industrial powerhouse of India since the British time period and have witnessed a dominance of various cotton textile mill across the island city.

Mumbai is considered as the India’s first and the world’s sixth biggest metropolitan area; Capital of Maharashtra state, home to over 21 million people, and have a density of 25,000 people per square kilometres. It is considered to be India’s most populated and world’s second most populated city in the world. 4 1

(RENGA, 2015) (RENGA, 2015) 3 (RENGA, 2015) 4 (MANDLIK, 2011) 2

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Located on the western coast of Maharashtra have a total area of about 603 sq.km with a total costal length of about 18 km. and the entire city is well connected by the Mumbai’s mass transit system through trains and busses.

Mumbai also known as Bombay in its initial years was originally formed by the formation of group of seven island that were – Colaba, Malabar Hill, Worli, Mazgaon, Parel, Mahim and Sion. All of these island were occupied by the farmers and fisherman and the rest of the land was covered with the forest.

In the late 15 century, the island was invaded and ruled by the Portuguese. In 1661, the islands were then handed over to England as the dowry gift. In 1838, all the islands were bonded together to form a single district under the British rule. By 1850, Bombay have become the essential Industrial powerhouse of India and have witnessed a dominance of various cotton textile mill across as a result it became the foundation of its economy. It was also known as Manchester of the East.5 With the rise in the economy from the textile mill and the revenue generated was then used for the construction of the monuments and the public buildings. With the subsequent increase in new developments and employment Bombay had attracted millions of people from various states of India and from across the world and it soon became the fastest going metro political city.

Figure 1 - Evolution of the City: Mumbai

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(MANDLIK, 2011)

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TIMELINE OF MUMBAI From Bombay to Mumbai: 1661’s Island were given to England as Dowry

1838’s 7 islands were amalgamated into one mass: Bombay

1856’s First cotton textile was established

1853’s Railway was introduced (Mumbai to thane)

1889’s Construction of Vihar and Powai Lake

1889’s Plan of New Mumbai was proposed by Charles Correa

1872’s City’s Municipal Corporation was formed

1873’s Bombay Fort Truss was formed (BPT)

1900’s Major land reclamation at Eastern Port 1982’s Mill workers strike Decline of industry

1970’s Reclamation of black bay also known an Marine Drive

1869’s Suez Canal made Bombay closest to Europe

2000’s Mill land redevelopment

1970’s The name of Bombay was changed to Mumbai 4

Eventually in around 1850, the first textile mill was constructed in Mumbai. The mill was established by Sir Cowasji Nanabhai Davar that was considered as the beginning of the textile revolution in Bombay. In the coming next 8 year, four more mills came up in Bombay. By 1905, it has been observed that 50 more mills have come up in Bombay which have given employment to the largest ever single industry workforce of 250,000 people the time across the entire world. Mumbai has thus became a textile hub of India with the title of “The Manchester of the East”. Soon after in 1990, it was seen that about 130 mills have been setup in Bombay, which was giving employment to a huge class of people. “Girangaon” was the name that was given by the local people residing there.

LOCATION “Girangaon” is characterised by the industrial architecture as there was more than 50 mill at that time. Over 600 acres of land of that particular region was dedicated to the textile mill industry in 1990. It was home to thousands of worker that was working in the mill at that time. The area that was covered as girangoan was form Lalbaug to Parel and from Worli to Sewri that spreads over an area of about 25 sq.km. The entire mill district was well connected to the mass transit system through bussed and train for the betterment of the worker working there.

Figure 2- Girangaon location map

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ORIGIN The origin of the first textile mill in Bombay goes way back to 19 century when the first textile mill established by Cowasji Nanabhai Davar in the 22 February 1956 also known as “The Bombay Spinning Mills”. The company was designed by Sir William Fairbiam. By 1862, four more mills were constructed and the number just keep on increasing to 21 by 1885. At the end of there were in total of 70 mills, and growing to the total of 83 by the year in 1915. 6 So by the starting of 20 century there were more than 50 mills in the Bombay that have led to a transformation of Bombay form a trading town to a manufacturing town. As the number of mill keep on increasing there was an increase in the employment opportunity and as a result thousands of migrant from different states and villages came to Bombay in search of employment. By 1931, it was observed that about half of the city’s population was dependable on the textile industry.

DEVELOPMENT To promote the industrial production and to encourage the development of the textile industry, the Bombay government had planned to give acres of land to the mill owner at the minimal concessional rates. The overall development of the Mumbai as an Economical hub was immensely enhanced by these mills. Area were mills were been constructed became the heart of the city. Ultimately, the central Mumbai witnessed a distinctive skyline of tall chimney and the gigantic mill structure. 7 Along with all these development residential, institutional and infrastructure development have already been initiated in the southern part of the city and then shifted toward the northern part.

The mills were constructed very close to each other (ie. Somewhat about 50 mills were been constructed within 3 km. of radius) as a result that have converted the particular area into intensively crowded and a dynamic hub. All the worker working in the textile mills lived near to that particular area for ease in transportation. Such an aggregation of worker within a smaller region of the city increased the social and cultural involvement of the worker in the community. 8 As a result the community became stronger which have a rich network of physical and social infrastructure. There was about 52 mills that was established in the Girangaon region and that collaboratively makes a unique character of that region.

6

(maps of india, n.d.)

(VIVEK, 2014) 8 (MANDLIK, 2011) 7

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Figure 3- Location map of mill in Girangaon

1. Khatav Mill 2. Mafatlal Mill 3. Bradbury Mill 4. Hindustan Mill 5. Modern Mill 6. Simplex Mill 7. New India United Mill #5 8. New Hind Textile Mill 9. New City of Bombay Mill 10. India United Mill #2&3 11. India United Mill #4 12. Western India Mill 13. Digvijay Textile Mill 14. Apollo Textile Mill 15. Sitaram Mill 16. Podar mill 17. Mafatlal Mill 18. Jam Mill

19. Finley Mill 20. Swan Mill 21. Standard Mill 22. M.G. Mill 23. India United Mill #1 24. Raghuvanshi mill 25. Phoenix Mill 26. Piramal mill 27. Bharat Textile Mill 28. Shree Ram Mill 29. M.G. Mill #2 30. Don Mill 31. Matulya Mill 32. Empire Dyeing Mill 33. Prakash Cotton Mill 34. Shree Nivas Cotton Mill 35. Kamla Mill 36. Bombay Textile Mill

37. Madhusudan Mill 38. Victoria Mill 39. Bombay Dyeing Mill 40. Century Mill 41. Crwon Mill 42. Standard Mill 43. Crwon Precess Mill 44. Jupiter Mill 45. Elephinstone Mill 46. Tata Mill 47. Gold Mohar Mill 48. Spring Mill 49. Kohimoor Mill 50. India United Mill #6 51. Kohinoor Mill #3 52. Ruby Mill

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SOCIAL STRUCTURE During the period from 1891 to 1921, the population of Parel and Byculla was gradually doubled whereas it was observed that the population of worli and Sewri increased by five times.

Bombay was now began to receive the migrant from not only from the east and coastal Maharashtra but also from other states of India such as Uttar Pradesh and Gujarat and all the migrant were employed in the textile industry. The worker does not belong to a specific caste or religion, there were worker from all over the world. All the workers collectively live together in a “Chawls” and established their distinctive worship places like temples, mosques and also started side business in vegetable market and other odd jobs.

Initially the men come alone in order to find the employment and after that when they were settled down they brought in their families along. During 1857 when it was observed that the textile industry was on its peak the housewife’s of the worker also get employment and started working in the mill for some additional income. The housewife’s of the worker also started canteen service for all the workers working there and served lunch and dinner to them. By the end of the year 1970 it was seen that around 500 canteen was setup near the mills.

HOUSING As the demand increase in the textile industry and during 1857 it was observed that the industry was on peak so more and more migrant were coming to Bombay in search of employment.

Therefore as a result the housing demand was also raised by the mill workers, so the Bombay Development District (BDD) and Bombay Improvement Trust (BIT) worked collectively and built low cost houses for the workers in Girangaon. The rows of houses were 1-2 story high, with common narrow corridors, and shared toilets at the end of every corridors. These types of housing was also known as “Chawls”.

Figure 4 - Glimpse of Chawl in Mumbai

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Typical arrangement of Chawl be like: a group of 3-4 chawl were built around an open Central courtyard so that the central courtyard could be used as a meeting and greeting space and could be used for weeding, sports, celebrating festivals, etc. This type of lifestyle gives birth to a chawl culture. Since the size of the dwelling unit is very small as compared to the person living there so people spend their most of the time common corridors, staircase, central courtyard, street corners also known as “Chowk or Naka” becomes the social gathering space of the people. Mill land are also designed in such a way that they have sufficient amount of open space so that worker could hang around easily as the mill was the second home for the workers and the mill land also include worship pace along with canteen facility, clinic.

DECLINE OF MILL INDUSTRY Textile industry was once known as the backbone of the Mumbai’s economy was gradually declining due to the presence of the other sectors. The decline of the mill industry also affects the economic, social, and political background of the Mumbai city. Even after the industry was declines it still remained the second largest employment filed after agriculture. These mill have a great contribution towards the creation of the country’s finest cloth.

In the middle of the 19 century, it was witnessed that globalization is approaching in its modern form and attracting the modern world towards several technological changes. The typical or conventional handloom technology have witnessed a severe competition towards the modern power loom or machinery technology. Another reason that could be held responsible for the decline is that the mill owners did not update the machinery to maintain the changing trends and it was also supported by the low skilled worker who find easy to work with old technology.

During the same time period the cost of raw material and fuel were also raised.

Due to high taxation and other policies raised by the government the mill owners were also discouraged to invest more in the industry. During 1980’s it has become almost impossible and uneconomical to maintain such large scale industry and to cope up with conditions. Another reason for the shutdown of the mill industry was the strike by the mill workers union that last for 18 long months in the year of 1982. Around 250,000 workers took part in the strike and more than 50 mills shutdown due to the impact of strike. The main motive to do the strike was to increase the wages. The strike did not do well to the workers as the mill owner outsource the work.9 As a result, the mill industry have to bear huge amount of losses and it became difficult for the mill owner to run the mill. Several mills were declared sick and few even shut down their operations. 10

9

(SURVE, 2011) (SURVE, 2011)

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Out of all the mills only few managed to survive, there were 58 mill in the Mumbai, out of them 26 were marked as disused or sick and taken up by the government and the remaining 32 mill continued in the private sector.

Figure 5- Declining status of manufacturing in Mumbai (1990-1998)

Figure 6- Declining status of manufacturing compared with other employment sector in Mumbai

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The strike had made a long lasting impression on the textile industry and mill owner have seen a drastic drop in profit making from comparison to last year. Thus, the owners to sell off their land and wanted to invest in other profit making sectors to earn more money and generate revenue. In 1991, due to rise in globalization the trade of textile is stopped and there is no other way left to generate revenue so the mill owner are forced to sell off their land. The owners have made up their mind to sell their land so they stop investing in the mill like by not upgrading their equipment’s and also refusing to pay salary to the workers and even force them to take a voluntary retirement. Many mills in Girangaon were shut down which resulted that more than 200,000 were left unemployed and also affects the workers community economically, mentally, and affects the health of workers as well their family members. All the youngsters were under depression and required money to fulfil their basic daily needs so they were forced to do criminal activities for their earning. During this period a number of mill workers and their families were involved with the Mumbai’s Underworld and were responsible for murders and smuggling activities. 11 All these activates just destroyed the atmosphere of Girangaon and people started killing each other for money, who at some point of time were happy for each other and celebrate their festivals with each other.

Figure 7 - Poster form the Bollywood Movie "City of Gold"

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(MANDLIK, 2011)

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This movie is totally based on the life of Mumbai’s Mill workers in the year of 80’s. How the strike and decline of the mill industry affects the life of the workers and their families. The story follows up the topic is deep down under the present day high rise skyscraper, multiplexes, in Girangaon where the mills once stood long back.

Figure 8 - Youngsters were indulge in criminal activities

The strike led by the very popular leader Dr. Datta Samant in 1982 was not the main reason for the decline of the textile industry. Some of the other causes are:    

Mill owners wanted to invest their profit generated through the mills in other sectors so as to make more money, other than investing it for the betterment of the mills.

In order to save more money the owners started to outsource the production to other smaller towns where they could easily get the workers for lower wages.

Wanted to invest their profit in other sectors to make more money and began to declare their mills sick or unprofitable in order to sell their lands.

The government also never develop any comprehensive textile policy.

REDEVELOPMENT OF MILL LAND Redevelopment of the textile mill land in Girangaon was the only option left for the sustainable revival of the entire city as these mills have a social, economic, and cultural impact on the entire community of Mumbai. When the mills were fully functional, they were excluded from all the reservation for public amenities. According to the government “there was no reason to believe that these mill would ever shut down” and as a result the land was a part of industrial zone alone. But, after few years with the coming of globalisation and due to some economical restrictions many mill were at the stage of being shut down and were declared sick. It was really a tough task for the mill owners to maintain the mill and pay thousands of workers. The owners started demanding the government to sell of some part of their land so as to generate the funds and to clear all the dues of the workers. For the very first time the mill lands were taken under preview by the Maharashtra Government under the Development Control Regulation of Greater Mumbai (DCR) in the year of 1991.

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The mail land has been initially leased out by the government for 99 years to start up the textile mill industry. It was leased on the condition that the land could never be sold out or development some other purposes except of textile industry. But in the DCR regulation of 1991 under the section 58 the mill owner can sell and develop the mill land only for the rehabilitation of the dead or closed mills. Not even a single mill could be revived under this regulation.

Benefits given to the mill owners under the section 58 of DCR:  

Allowed the owners to change the use land, now the mill land could also be used for residential as well as commercial purpose (mixed used land).

Allowed to increase the Floor Scape Ratio (FSR) ie. The ratio of the area of the plot to the area allowed for the construction on the plot.12

After the coming of this rule in 1991, the land now has to be shared between:   

Mill owner Municipal Corporation of the Greater Mumbai (MCGM) Maharashtra Housing Area Development Authority (MHARA)

Figure 9 - Equal distribution of land acc. to section 58 of DCR

For all those mill owners who just don’t want to follow this rule was just exempted by finding a loop hole in the section 58 of DCR. According to the rule the owner were exempted from sharing any land from the Municipal Corporation of the Greater Mumbai (MCGM) or Maharashtra Housing Area Development Authority (MHADA) if they were just selling about 15% of the land for the revival of the mill. So most of the redevelopment plan shown by the mill owners were under 15% so that they could restrict the land to be shared. They, just wanted to get the higher Floor Space Ratio (FSR) and to change the use of land.

During 1991, the development of five to six mill was started on the basis of DCR but none of them follow the set of rules given by the DCR. There was a drastic change that was observed at that point of time the skyline of Girangaon began to change steadily with the arrival of high

12

(ADARKAR, 2000)

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rise towers, multiplex, etc. Now the issue of the mill land was not only related to the mill workers but also affects the urban development on the city level.

But the point to be taken care of was that the objective of the government by launching DCR was not to support the real-estate development but prior objective was to protect the jobs of the mill workers. If the main objective of the government is to develop the mill land then they might have taken up all the land and design it accordingly.

Figure 10 - High Street Phoenix Mall, Mumbai

Phoenix mill was the first which went under the redevelopment process. The mill was established in 1905 to manufacture the cotton in Bombay in Lower Parel and now known as High Street Phoenix (Phoenix Mall) is one of the largest shopping mall of India with an area of 3.3 million square feet. In addition to the mall the mill land also have a five star hotel, bowling alley, multiplex, commercial complex which host over 500 of brands, high rise residential towers. Phoenix mall have taken up huge advantage of DCR 58 and increase the Floor Space Ratio to the next level and created such high rise skyscrapers.

URBAN DESIGN RESEARCH INSTITUTE STUDY REPORT Through the section 58 of DCR every mill owner started to sell of their land and high rise towers are been built on the existing mill land. So these individual development by the mill owners destroyed the entire of Girangaon and it was very difficult to retain the character of Girangaon. In February 1996 some community groups create pressure on the government of Mumbai to set up a study group so as to prepare an integrated development plan for the textile mill land. The group appointed for the search study comprises of Charles Correa (trustee of

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UDRI), D.M Sukthankar, Deepak Parekh (former trustee, UDRI), A.N Kale. G.S Pantbalekundri and V.W Deshpande.13

According to the Urban Design research Institute “Girangaon needs a comprehensive urban renewal plan that will take care of mill sites as well as the surrounding communities.” Since these lands are in close vicinity to each other, each could be developed differently in accordance with its location, size and neighbouring uses and yet is a part of an integrated master plan for the entire mill district.14 The team appointed by the former Architect and urban planner Charles Correa were asked to visit each mill personally and prepare the documentation of the same. But the team was denied to enter 32 mills that was owned by the private sectors, 3 of them were very keen to sell of their land so the rest remaining 25 were only accessible for the study team that was owned by National Textile Corporation Limited. NTC have also specified out that out of these 25 mills some mills were declared to be disposed so the development plan prepared by the study team was only for the disposed mill land. The report identifies a triangular area between Matulya, Paragon and Mumbai mills and develops an integrated master plan for the same. 15 The division of land followed by the team was according to the section 58 of DCR that the division between the owner, Municipal Corporation of the Greater Mumbai (MCGM), and Maharashtra Housing Area Development Authority (MHARA) will be fixed to one-third each without any situation of size, shape of land. So according to the further division of land 7 mills land were allotted to the MHARA for construction of public house, 4 mill sites were allotted to the MCGM for making open public space and for public amenities, and lastly the remaining 3 mill land belongs to NTC for their own development.

The factors on which the redevelopment plan was based on are:      

Transport Open Spaces Urban Form Housing To promote employment Private Mill development 16

13

(JOSHI, 2016) (SURVE, 2011) 15 (SURVE, 2011) 16 (SURVE, 2011) 14

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CONCLUSION Mumbai which was also known by Bombay in its initial years once hosted India’s biggest textile industry. Eventually in around 1850, the first textile mill was constructed in Mumbai.

The mill was established by Sir Cowasji Nanabhai Davar that was considered as the beginning of the textile revolution in Bombay but this was just the beginning by the starting of the 19 th century it was seen that over 50 + mills were been set up in Bombay which gives employment to 250,000 people living there. “Girangon” was the name given to the land of mills by the common people. During 1857, it was observed that the textile industry was on its peak and all the migrants were migrating to Bombay in search of employment. The people migrating to Bombay was not only from Maharashtra but also from different states of India also. The textile industry was considered the second largest sector that gave employment to the people after agriculture and the economy of Bombay was on its peak.

Girangaon was the home to thousands of mill workers that were working in the industry at that time. The workers built their houses near the mills and the unique type of house built by them are also known as ‘Chawl”. The workers who were responsible for the growing economical rate of the city are now a burden on the city. Some of the reasons for the decline of the textile mill industry are:     

Mill owners wanted to invest their profit generated through the mills in other sectors so as to make more money, other than investing it for the betterment of the mills.

In order to save more money the owners started to outsource the production to other smaller towns where they could easily get the workers for lower wages.

Wanted to invest their profit in other sectors to make more money and began to declare their mills sick or unprofitable in order to sell their lands.

The government also never develop any comprehensive textile policy.

Mill workers declare a strike in 1982, and the strike last for 18 long months. The effect of the strike could be easy noticed as around 250,000 workers went on a strike and 50+ mills were shut down during the strike.

For the sustainable revival of the entire city redevelopment of the textile mill land in Girangaon was the only option left as these mills have a social, economic, and cultural impact on the entire community of Mumbai. The mail land has been initially leased out by the government for 99 years to start up the textile mill industry. It was leased on the condition that the land could never be sold out or development some other purposes except of textile industry. But for the revival of the mills the Development Control Regulation of Greater Mumbai (DCR) in the year of 1991 passed a rule. According to the section 58 of DCR the mill owner can sell and develop the mill land only for the rehabilitation of the dead or closed mills and the land would be equally distributed between the Mill owners, Municipal Corporation of the Greater Mumbai (MCGM), and Maharashtra Housing Area Development Authority (MHARA) irrespective of the shape and size of the land.

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During 1991, the development of five to six mill was started on the basis of DCR but none of them follow the set of rules given by the DCR. There was a drastic change that was observed at that point of time the skyline of Girangaon began to change steadily with the arrival of high rise towers, multiplex, etc. Now the issue of the mill land was not only related to the mill workers but also affects the urban development on the city level.

The mill workers and their families were the most affected by the industry decline as they were working for their bread. The most of the population of the city was the mill workers and due to the unemployment they were forced to indulge in the criminal activities. The youngsters were the most that was affected by this decline and this gives birth to the Mumbai’s Mafia.

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LIST OF FIGURES

Figure 1 - Evolution of the City: Mumbai .............................................................................. 3 Figure 2- Girangaon location map ......................................................................................... 5 Figure 3- Location map of mill in Girangaon ......................................................................... 7 Figure 4 - Glimpse of Chawl in Mumbai ............................................................................... 8 Figure 5- Declining status of manufacturing in Mumbai (1990-1998) .................................. 10 Figure 6- Declining status of manufacturing compared with other employment sector in Mumbai .............................................................................................................................. 10 Figure 7 - Poster form the Bollywood Movie "City of Gold" ............................................... 11 Figure 8 - Youngsters were indulge in criminal activities .................................................... 12 Figure 9 - Equal distribution of land acc. to section 58 of DCR ........................................... 13 Figure 10 - High Street Phoenix Mall, Mumbai ................................................................... 14

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