M.Arch_Thesis2013

The Phenomenon of Pencil Tower and it’s application in Mumbai M.Arch Thesis 2013 Isha M Rathod

ABSTRACT

Matita torre sono slanciata matita come condomini. Essi si trovano comunemente in alte città asiatiche densi come Hong Kong, Tokyo e Singapore. Il mio studio potrebbe concentrarsi di più sulle cause, implicazioni e la ragione della possibilità di questo fenomeno accada e che prendere Mumbai come contesto posso esplorato perché questa opera d’arte può funzionare meglio in una città come Mumbai.

SULLA TIPOLOGIA: Matita Tower è una tipologia specifica iper. In genere, le impronte di questi edifici sono eccezionalmente piccoli che ogni piano della torre varia da 25 mq a 40 mq composto da un solo appartamento, hall ascensore e un paio di scale a forbice. La sfida più grande sarà quella di negoziare con i codici di costruzione esistenti di Mumbai e le realtà di economia. Inoltre, per capire come questi appartamenti sottili costruire entro i lotti edificabili limitate in città diventa redditizio per il mercato pieno di sviluppatori. Le torri devono anche lavorare bene insieme a vari domini della considerazione storica, economica e legale.

ABSTRACT

Pencil Tower are slender pencil like apartment buildings. They are commonly found in high dense Asian cities such as Hong Kong, Tokyo and Singapore. My study focuses more on the causes, implications and reason of possibilities for this phenomenon to happen and what are the consequences if this typology transfers in an urban fabric of Mumbai as a context.

ABOUT THE TYPOLOGY: Pencil Tower is a hyper specific typology. Typically, the footprints of these building are exceptionally small that each floor of the tower ranges from 25 sq.m to 40 sq.m consisting of only one apartment, elevator lobby and a pair of scissor stairs. The biggest challenge will be to negotiate with the existing building codes of Mumbai and the economics realities. Also, to understand how these slender apartments build within any limited building plots in the city becomes profitable to the market full of developers. The towers also need to work well along with various domain of historical, economical and legal consideration.

INTRODUCTION

Today we face the crucial arguement where the conventional practices are questioned by abreast demands, probing for a new architectural language. This demand has lead to a point where reinvention and evolution in architecture has become of utmost necessity.

Like the primary idea of Aldo Rossi’s L’archittecttura della citta, one cannot think of architecture without considering the city. Eqaully, without considering architecture and buildings one cannot think about the city . In urban scenarios buildings acts as catalyst to its environment instead of mixed agglomeration of buidling it stand in between of . But today the norms are that the structures are placed in a poorly defined urban fabric.

A NEED OF URBAN ARCHITECTURE Enormous construction has increased conglomeration leading to the less un-built areas for development.

The individual act of building in a small part of collective idea of the city as mention above with the set of rules can forsake the relationship between the city and the building. We need to examine through the thicket of two cities, Hong Kong and Mumbai for the development of typologies that have taken place in past years to seek fundamental patterns. The idea behind this study is to explore the possibility of a building type that’s part of an urban system in Hong Kong that can also be successful in Mumbai.

The geographic transfer of building types is of course not new; it’s a fixed topos in the history of urban design and architecture. The typological transfer is a profoundly urban matter. This typological strategies need to survive the economic pressure of the context they are placed in a way that a specific form without compromising good architectural quality can be obtained to establish the urban density.

Understandably, architects have abandoned the flawed urban visions of the past century to focus on the new technologies of production and other more immediate issues. However, having now finally mastered the ‘how’ of production in the digital age, designers need to refocus on the ‘ what’, and to re-imagine the shape of the modern city to meet the urgent challenges of this century. (1)

Fig.01: Social city

Fig.02: Garden city

“Urban centers throughout the world are influencing the design of the super tall building as a “city within a city” and a “city in the sky.” Today’s megacities are overcrowded, environmentally stressed, their land prices are skyrocketing, and their infrastructures deteriorating. Towers and Skyscrapers shape the identity of cities and the urban landscape, extend the scale of the cities, and transform the panoramic view of the urban skyline. The super tall building is so designed that activities of the street and the city’s infrastructure are extended vertically into its structure. Architects and urban designers recognize that the diffusion of activities between the skyscraper and the urban fabric is a constant reality. A comprehensive design process for super tall buildings involving collaboration among architects, engineers, planners and other professionals involved in their planning, design and construction is needed to identify all essential principles that unify them into a coherent design based on the contextual strategies of urbanism and principles of sustainable design. With increasing population density land- starved megacities of the future that are economically prosperous will have no choice but to build multi- use mega structures that will act as vertical cities.”

- CTBUH Journal

l 2010 Isuue ll, The Vertical Garden City

References: 1. CTBUH Journal l 2010 Isuue ll, The Vertical Garden City- CTBUH Journal l 2010 Isuue ll, The Vertical Garden City, Abel.C

CONTENT I FOREWORD

History .............................Emergence of tower in the world Analysis ............................Working of Tower, Innovations in High- rise architecture, Data..................................Understanding Hong Kong Typology,What are Pencil Towers?, Emer gence of Pencil Tower in Hong Kong, Evolution..........................Evolution of Pencil Tower typology, Case studies of Pencil Tower in Hong Kong, Context.............................Comparative studies of Cities.

II TYPOLOGY TRANSFER

Analysis............................ Emergence of Pencil tower in Mumbai? , History..............................Different typologies in Mumbai, Conclusion........................Essential Elements

III TRENDS

Economic Analysis.............Marketing Strategy of Pencil Tower in China and India, Socio- Cultural Analysis.....Lifestyle of People in Mumbai, Target group and Demog raphy, Conclusion........................Priorities of constructing Pencil tower

IV STUDY OF SPACES

Analysis............................Understanding Exisiting spatial configurtion, Interpretation...................Re- concluding Pencil tower, Strategy............................Re- stating defination of quality high- living spaces .

V BUILDING RULES AND REGULATIONS

Building Code....................Hong Kong Building code for Residential Tower, Mumbai Building code for Residential Tower Legislation........................Limitation in Design

CONTENT

VI DESIGN SCHEMES

Evaluation.................................Reasonable High- Living Pencil Tower, Confrontation............................Architectural challenges, Design proposal for apartments

VII META-PROJECTS

Confrontation............................Design proposal for apartments < 100 m2 - Lego Apartments ,Studio Apartments, Hanging House > 100 m 2 - Loft Apartment

VIII URBAN IMPACT

Context Confrontation...............Comparing Cities in Consideration, Meta Project: Prototype 05, History Environmental Implication........Analysing Natural light and Ventilation

CONTENT I FOREWORD

History .............................Emergence of tower in the world Analysis ............................Working of Tower, Innovations in High- rise architecture, Data..................................Understanding Hong Kong Typology,What are Pencil Towers?, Emer gence of Pencil Tower in Hong Kong, Evolution..........................Evolution of Pencil Tower typology, Case studies of Pencil Tower in Hong Kong, Context.............................Comparative studies of Cities.

II TYPOLOGY TRANSFER

Analysis............................ Emergence of Pencil tower in Mumbai? , History..............................Different typologies in Mumbai, Conclusion........................Essential Elements

III TRENDS

Economic Analysis.............Marketing Strategy of Pencil Tower in China and India, Socio- Cultural Analysis.....Lifestyle of People in Mumbai, Target group and Demog raphy, Conclusion........................Priorities of constructing Pencil tower

IV STUDY OF SPACES

Analysis............................Understanding Exisiting spatial configurtion, Interpretation...................Re- concluding Pencil tower, Strategy............................Re- stating defination of quality high- living spaces .

V DESIGN SCHEMES

Evaluation.................................Reasonable High- Living Pencil Tower, Confrontation............................Architectural challenges, Design proposal for apartments

CONTENT VI META-PROJECTS

Confrontation............................Design proposal for apartments < 100 m2 - Lego Apartments ,Studio Apartments, Hanging House > 100 m 2 - Loft Apartment

VII URBAN IMPACT

Context Confrontation...............Comparing Cities in Consideration, Meta Project: Prototype 05, History Environmental Implication........Analysing Natural light and Ventilation

HISTORY-Emergence

of tower in the world,

ANALYSIS-

Working of

l Innovations in High- rise architecture, DATA- Understanding Hong Kong Typologyl What are Pencil Towers? l Emergence of Pencil Tower in Hong Kong, EVOLUTION- Evolution of Pencil Tower typology l Case studTower

ies of Pencil Tower in Hong Kong,

CONTEXT- Comparative studies of

Cities.

FOREWORD

HISTORY

Emergence of tower in the world

From early times, humans have used towers for different purpose. The oldest known to us are from 8000 BC, in the form of the circular stone tower walls of Neolithic Jericho. Sumerian architecture also proposed world with ziggurats tower in 4th millennium BC. The most famous of them being Ziggurat of Ur (Fig.01) from 3rd millennium BC. Like the Sumerian’s, Babylonian architecture also introduce Etemenanki(Fig.02) in 2nd millennium BC which was considered the ancient world’s tallest tower.

From Iron Age we can find the yet surviving conical tower houses of Broch structure in Scotland. Also the Phoenician and Roman times fortified guard role like the Watchtowers. In 3rd century AD Roman featured octagonal towers in Diocletian’s Palace(Fig.03). Also the Chinese Qin dynasty used towers as integrated elements in the Great Wall of China 210 BC. During 14th to 15th century the Tibetan built stone towers well know as Himalayan Towers.

Fig.04

In Italy one can find famous towers like Leaning Tower of Pisa(Fig.04 in Pisa, Italy built from 1173 to 1372 and the famous Two Towers in Bologna built from 1109 to 1119.(2)

Fig.05

References: 2. http://en.wikipedia.org/wiki/Tower

Fig.01

Fig.02

Fig.03

HISTORY

Innovation in High- Rise Architecture

Urban densification is generally best implemented with a wide range of building types and heights, from low to high-rise, depending on different context. Mixed-use tall buildings are also increasingly favored over office towers, especially if built close to mass transit hubs, maximizing activity at those junctions and creating vibrant urban centers. Other innovations in high-rise architecture around the world epitomize the problems and shortcomings in the way designers approach the city, as well as their achievements. Generous sky gardens and soaring atria have become a common feature of office towers since SOM, Norman Foster and Ken Yeang led the way. Raising the ground plane and opening up interiors with semi-public spaces, they transformed the spatial character of the tower type.

Contrary to the stereotypical pictures presented by their critics, both Foster and Seidler also succeeded in extending and enhancing the public realm in high- rise architecture as well as in their civic building, creating popular plazas and “urban rooms” around base of their office towers, as well in their upper levels. Introducing a whole vocabulary for greening skyscrapers, Yeang also argued for “vertical urban design”, taking the debate to yet another level.

Inventive as these designs are, which often feature linked sky gardens in a spiral or zig-zag formation, as in both Foster’s and Yeang’s work, they remain tightly constrained by the vertical dimension and by their limited plot sizes and regulatory envelopes. Echoing the science fiction fantasies of the early twentieth century and the mega structure projects by Archigram and other avant-garde designers in the 1960s, a new tower type emerged at the turn of the millennium in which two or more structures are linked together at their upper levels by bridges and other spatial elements.

The first and the most familiar of these- the twin Petronas Towers in Kaula Lumpur by Cesar Pelli- are linked by a simple bridge, providing communication and alternative escape routes between the two structures. The more daring desigs, like United Architect’s entry for the world Trade center competition, and Steven Holl’s linked Hybrid building in Beijing, join several tall buildings together with multifunctional public “skyways”. The CCTV building in Beijing by OMA and Arup also melds both horizontal and vertical elements into one spatial and structural continuum. Lastly, the Museum Plaza in Louisiana by REX features a raised slab of space housing a complete museum of art supported by several slim towers, arranged much like the seat and legs of a chair.

All these projects, none of which was conceivable without the new digital technologies of production, give new meaning to the horizontal dimension in high-rise architecture. However, for all their innovations, the vision they offer of new urban forms and spaces is at best a partial one. They appear primarily as giant sculptured

All these projects, none of which was conceivable without the new digital technologies of production, give new meaning to the horizontal dimension in high-rise architecture. However, for all their innovations, the vision they offer of new urban forms and spaces is at best a partial one. They appear primarily as giant sculptured objects in their urban surroundings, while the external spaces between the different elements of the composition have little or no definition or character of their own.

Similarly, attempts to revive the Corbusian idea of a vertical garden city, like Moriâ&#x20AC;&#x2122;s Project for Tokyo, repeat the same tired formula of separate towers set in open parks.

The idea of a genuine three- dimensional urban topology, that might create elevated spaces of equivalent character and variety to those found in any great city at street level, remains a compelling but elusive prospect.

Refrences: 1. CTBUH Journal l 2010 Isuue ll, The Vertical Garden City- CTBUH Journal l 2010 Isuue ll, The Vertical Garden City, Abel.C

ANALYSIS

Working of Towers

The skyscraper/towers uses less ground space as a ratio of total build-up area.

Towers are used for different purposes: I.Strategic advantages II. Potential energy III. Communication enhancement IV. Transportation support

I.Strategic advantages Throughout the history towers served as an defensive element and to get better view of itâ&#x20AC;&#x2122;s surrounding. But today, strategic-use of towers are mostly in prisons, military camps, and defensive perimeters.

II. Potential energy Towers are often used to store liquids since gravity works best in it.

III. Communication enhancement In olden days it served as bell towers, clock towers, lighthouses, minarets to communicate and direct people over a larger distances. But with arrival of new technologies, communication in more modern form of radio masts and cell phone towers were invented.

IV. Transportation support Towers serves as important architectural element to support Bridges, railroad bridges, mass-transit systems and harbors. Control towers are used to give visibility to help direct aviation traffic.

References: 2. http://en.wikipedia.org/wiki/Tower

DATA

Understanding Hong Kong Typologies

I. UNDERSTANDING HONG KONG TYPOLOGIES

Hong Kong has been growing every year, repeatedly expanding its urban area and forming densely populated districts. The growth of the city is largely due to the continuous influx of Chinese to the colony. Hong Kong has accommodated the increase in population by expanding its urban area through progressive reclamation of land beginning in the 1860’s and by constructing high-rise apartments in old urban districts.

Hong Kong has a unique urban density. This was influenced significantly by the public housing. The famous pencil Towers, the sleek, close-set towers are an expression of a consistent national population strategy Hong Kong dominated by horizontal lines of traffic and dense vertical structures. Traffic made of street markets and hawkers blurring the boundaries of inside outside, layers of ground merging the buildings with footbridge.

Urban Landscapes constitutes a main aspect contributed by plastic architectural objects. The architecture of the city can be determined by some handful of repeated housing typologies with some variation in them.

During colonial times, built along waterfront, European institutional building and mansions often with verandas overlooking sea. Another type leaning on the steep slopes, narrow and low shop tenement houses. The topography of Hong Kong consists of hills, thus building are placed on slopes, narrow sand beaches or on reclaimed land. This led to constraints of the rapid growth in the city almost restricted to less than 30% of actual urban expansion. After world war II ample of opportunities grew, thus increasing the populations. This population growth boosted the fast transformation of Hong Kong from a city with low houses and tiled roofs into a modern high-rise city.

Housing estates were constructed to accommodate the needs of immigrants after 1950. The public housing production begun with Shek Kip Mei resettlement estate, which was built after a fire in 1953 that had destroyed a densely populated squatter settlement.in 1954 for the production of low-cost flats “the Hong Kong housing authority” was set up which acted as a key actor shaping the urban and social landscape of the city. Housing and industrial estates were now often built next to each other using similar design and construction methods like a “stacked factories”. By 1971, 50% of the population was living in high- rise public housing estates.

Also in late 1960s, single office towers had been built but now began the construction of an impressive skyscraper skyline as different trading and bank houses competed for maximal visual exposure.

In 1980s, the Sino- British joint declaration announced the hand over of the British colony to China in 1997, leaving residents and investors uncertain about the future.

This led to new kind of architectural developments: the explosion of “Pencil Towers” rising from the city’s narrow lots. This type allowed investors fast returns without risking long and complicated negotiations with multiple owners for land resumption.

Hong Kong’s building types share certain characteristics resulting from design operations which aim for high efficiency in planning, land use and construction, such as: extrusion and stacking of similar floor plates, pairing or tripling of building volumes to share vertical access elements, and use of prefabricated modules to reduce construction time. The tendency to increase efficiency and flexibility existed already in Hong Kong’s earliest shop tenements houses, which made maximal use of the narrow and long building sites. These houses had a permanent interface allowed exchange with customers and extension of activities of the street. A minimal space for toilet and kitchen was located at the rear together with a small courtyard.

Critically important for Hong Kong’s architectural types architectural types were the local building regulations. In 1950’s, to cope with the strong population growth, the building ordinance to a strong intensification of the land use. Height regulations were eased allowing building height of 3-4 times of the street width and up to nine floors without lifts. Later the restrictions of site coverage (site’s area covered by the building) and plot ratio (gross floor area divided by site’s area) were introduced. The site classes, depending on the street’s width and the site’s situation, together with the proposed functions defined the plot ratio. The code limited the percentage of the site which could be developed and resulted in the “podium tower”- combinations which still are frequently used today: the podium sets the street frontage while thin and high towers are placed with a set back on top.

The order of the typologies is hierarchical and set according to morphological aspects.

We will consider the simplest possible volume, with punctual footprint called Pencil Tower for our study and as a prototype specimen for typology transfer from Hong Kong to Mumbai.

References: 3. Typology: Hong Kong, Rome, New York, Buenos Aires (Park Books - Christ & Gantenbein Review) Hardcover by Emanuel Christ (Editor) , Christoph Gantenbein (Editor), Park Books; Bilingual edition (September 15, 2012)

II. WHAT ARE PENCIL TOWER?

Pencil Towers are slender pencil-like apartment buildings. They are commonly found in high-dense Asian cities such as Hong Kong, Tokyo and Singapore. Focusing on Mumbai as the context of design and Hong Kong as the research model where they have been invented, the thesis intends to explore the causes, implications and possibilities of re-invention of this phenomenon if transferred or relocated.

Pencil Tower is a hyper-specific typology. Typically, the footprints of these buildings are exceptionally small that each floor of a Pencil Tower consists only of an apartment, an elevator lobby and a pair of scissor stairs. The usable floor area of such apartment ranges from 25sq.m to 40sq.m. By means of negotiating with various building codes and economic realities, the act of building such slender apartments within any limited building plots in the city becomes very profitable for developers. The typology of Pencil Tower works well along with various external pressures (historical, economical and legal considerations) of the city. This thesis, therefore, is trying to understand the possibilities of Pencil Tower typology, as a hyper-specific evolution of building type that if relocated can be feasible enough under context-specific external pressures of Mumbai instead of its origin.

The main design ambition of the thesis project is to promote an alternative understanding of “luxury living” in Pencil Tower in Mumbai. Nevertheless, in terms of a design exercise, the key challenge is to maintain feasibility within the harsh limits.

References: 4. Hong Kong Typology: An Architectural Research on Hong Kong Building Types Paperback – August 30, 2010 by Emanuel Christ (Author) , Christoph Gantenbein (Author)

EVOLUTION OF SMALL PLOTS 01 Year:1920 Plot of ownership distributed in small size

02 Year:1940’s Houses build by the individual owners of the plot

03 Year:1990’s Due to Dilapidation some houses were brought down naturally

04 Developers starts buying this plots from individual owners and developed it.

05 Some plots exist even today either due to owner’s refusal to sell it or the owner decide to develope the plot by themselves.

III. EMERGENCE OF PENCIL TOWER TYPOLOGY

“Pencil Tower” refers to slender pencil-like apartment buildings that are found commonly in Hong Kong. On each floor, these buildings consist of one apartment with usable floor area as little as 40 sq. m. The load- bearing structures of these towers are reinforced concrete. This type of building is found all over the city, especially in the older parts of city fabric. In most cases, the floor plan takes up the maximum tolerance allowed by building codes at each specific plot.

Emergence of Pencil Tower is a cultural phenomenon; more importantly, it is an architectural reaction. This phenomenon was an reaction towards the notion of “ existenzminimum” in Asia (minimum housing prototype for affordable human habitat) in the early 60s Under this notion, how to achieve pleasant living environment with the use of minimum amount of instruments and space became an essential consideration while designing apartment units.(5)

Cause of Emergence: As mentioned, the British Colonial government in the 1919s sets this plot size. It considered the common building types at the time of the early 1900s.

These building types are averagely 2-3 storeys high, approximately 4. X 10m in area.

They were, therefore, generous building plots at the time of 1900s.

At the early 1900s, it was unexpected that these rural areas like Mong Kok, would become today’s urban city centers. Since the 1950s, there was a huge influx of population from the Mainland China into Hong Kong. At the same time, Hong Kong’s light industry has been dramatically expanding. In order to meet the rising demand of space in these urban centers, building taller buildings were necessary in order to meet the market’s demand of space.

References: 5. Pencil tower phenomenon in Hong Kong, China, Yam, Hiu Lan,2010

EVOLUTION

Advancement in Basic typology of Pencil tower

Evolution of Typology- I 1900-1920 3 storeys- 12 m

Tong Lau between1900-1920 Number of people on each floor:12 max Spatial Development: Rear side staircase

1920-1940 3 storeys- 25 m

Evolution of Tong Lau in 1930â&#x20AC;&#x2122;s Spatial Development: Centralized staircase and introduction of Individual balcony on each floor

1) FROM TRADITIONAL TONG LAU TO MODERN SKYSCRAPER: TONG LAU: A 2 - 4 storey balcony-type tenement used for both residential as well as commercial purpose wherein the commercial use is limited to ground floor and residential on the upper floor.

These first generation Tong Laus which occupied half of the footprint of the each plot were later converted and replaced with towers of more spatial capacity due to expanding population and rapid developement that took place in the city.

In late 1990â&#x20AC;&#x2122;s, these 2-4 storey Tong Laus were replaced by 25 storey Pencil towers as a result of this phenomenon. This Pencil tower beacme one of the well established building type in Hong Kong.

1940-1960 8 storeys- 34 m

Slab- Stack A Spatial Development: Cantilevered Balcony, set background floor, Centralized stairs

1960-1990 20 storeys-60m

Slab- Stack B Spatial Development: Carved in (Tin Jang)

1990â&#x20AC;&#x2122;s 20 storeys-60m

Podium A Spatial Development: Introduced podium levels for commercial use, reduced floor size to give opening for all elevation sides.

2000â&#x20AC;&#x2122;s 30 storeys-87m

Podium B Spatial Development: Further reduced floor plane to rise building height

References: 5. Pencil tower phenomenon in Hong Kong, China, Yam, Hiu Lan,2010

Evolution of Typology- II 2) CO-EXISTENCE OF 6 TYPOLOGY OF TOWERS IN HONG KONG: Different landlords own building plots at old city fabric. The process of development was independent on each other. Therefore, the rate of development could vary a lot within the same area. It resulted a situation that different types of towers with different ages and typologies are coexisting adjacently along one street.

References: 5. Pencil tower phenomenon in Hong Kong, China, Yam, Hiu Lan,2010

1960-1990 20 storeys-60m Slab- Stack B Spatial Development: Carved in (Tin Jang)

2000’s 30 storeys-87m Podium B Spatial Development: Further reduced floor plane to rise building height

1990’s 20 storeys-60m Podium A Spatial Development: Introduced podium levels for commercial use, reduced floor size to give opening for all elevation sides.

1940-1960 8 storeys- 34 m Slab- Stack A Spatial Development: Cantilevered Balcony, set background floor, Centralized stairs

1920-1940 3 storeys- 25 m Evolution of Tong Lau in 1930’s Spatial Development: Centralized staircase and introduction of Individual balcony on each floor

1900-1920 3 storeys- 12 m Tong Lau between1900-1920 Number of people on each floor:12 max Spatial Development: Rear side staircase

EVOLUTION

Case studies of Pencil Towers in Hong Kong

1) FULLIC COURT BUILDING

Facts: Address: 932 Canton Road, Mong Kok Year of Completion: 1993 Client: Private Architect: Alex x Won & Partner Limited Floors: 23 Single Floor Area: 61 sq. m Usable Floor Area: 22 sq. m

Description: Pencil tower are slender residential towers on narrow lots. These

extreme expressions of land shortage combined with high economic pressure are profitable projects with minimal investment for developers. This is one of the most extreme expressions of the private home, or living without a neighbor. In this example the minimal dwelling unit per floor is less than the circulation surface. It consists of scissor stairs providing two escape routes on each floor. The balcony is often transformed into an indoor space. The ground floor is dedicated to commercial use. The façade is clad with green and light beige mosaics. The reinforced concrete structure has a load bearing core and pillars at the wingsâ&#x20AC;&#x2122; ends.(4)

2) SUN HO COURT BUILDING

Facts: Address: 29-31 Tung Lo Wan Road, Wan Chai Year of Completion: 1988 Client: Private Floors: 24 Single Floor Area: 82 sq. m Usable Floor Area: 23 sq. m

Description: Apparently, the length of the floor timber that could be found in

China determined the dimensions of the early parcels in Hong Kong. Thus the common plot size defined in the urban areas before the 1950’s were roughly 10M x 20M. Most of the pencil towers are standing in these neighborhoods. This slender “airplane type” pencil tower offers two minimal dwelling units per floor which together equal twice the circulation surface. Scissor stairs provide two escape routes. The ground floor is dedicated to commercial use. Each wing of the tower has a different expression and is partially clad with grey mosaics: a bare wall with square windows, horizontal windows flush with the parapet, a structural reinforced concrete skeleton with a recessed filling.(4)

3) SWANHILL MANSION

Facts: Address: 192-198 Electric Road, Wan Chai Year of Completion: 1993 Client: Private Floors: 25 Single Floor Area: 105 sq. m Usable Floor Area: 70 sq. m

Description: This “Airplane type” pencil tower offers two dwelling units per floor, equaling three times the circulation surface. Scissor stairs provide two escape routes on each floor from the kitchen and from the living room. The structure consists of a central structural shear core with shear walls and pillars at the wings ends, which forms a “rigid-frame” structural system. Strategically situated at a street corner, the ground floor is dedicated to commercial use. The grey and red mosaic façade is clad with projecting bay windows, which are exempted from GFA calculations since 1980.

They are allowed to a maximum of 50 cm. Thus Hong Kong has become a “City of Bay Windows”. External air-conditioner boxes add to the composition.(4)

4) ST. JOHNâ&#x20AC;&#x2122;S BUILDING

Facts: Address: 33 Garden Road, HK Island

Year of Completion: 1981-1983 Client: Peaks Tramway Co.Ltd Architect: Kwan, Ng, Wong & Associates Floors: 22 Single Floor Area: 175 sq. m

Description: In the middle of busy road ribbons stands a high and slender office

tower, which takes advantage of a small residual parcel. On the ground floor, the terminus of the Peak Tram was built just above the historical terminus of 1889. This steel structure is clad with cast aluminum panels and stands on large mirroring stainless steel columns. Behind these is the glazed open ground- floor with the representative entrance lobby.(4)

References: 4. Hong Kong Typology: An Architectural Research on Hong Kong Building Types Paperback â&#x20AC;&#x201C; August 30, 2010 by Emanuel Christ (Author) , Christoph Gantenbein (Author)

ANALYSISer

in

Mumbai?

Emergence ,

HISTORY-

of Different

Pencil typologies

towin

Mumbai

TYPOLOGY TRANSFER

ANALYSIS

Emergence of Pencil Tower in Mumbai ?

HONG KONG IN MUMBAI?

The study is based on the application of Emanuel Christ and Christoph Gantenbein’s theory on the potential of typological transfers wherein we try to understand how relocation of building typology between two pragmatic cities i.e. Hong Kong to Mumbai works.

Hong Kong shares the rationality of Mumbai where buildings are designed not for their esthetics but for their efficiency and to serve the needs and some specific condition that occur in each of these cities. This explains the sensible architecture existing in Hong Kong in form of Pencil Towers, Galleria Building, and Industrial Block, Kowloon Block etc.

Is it possible to erect one of these typologies in Mumbai? Is a typological transfer from Hong Kong in another context like Mumbai feasible?

The existing topographical condition in both the cities consists of combination of limited building land, owing to political borders, and building regulations. Thus, Hong Kong and Mumbai has comparable settings, making it appropriate choice for typological transfer as propounded by Emanuel Christ and Christoph Gantenbein in their essay “Hong Kong in Zurich?”

The challenges to be faced in such scenario are how can they be improved in order to survive in a different climate and obliged to satisfy other cultural needs and functionality?(6)

References: 6. Hong Kong in Zurich ? , Thoughts on the potential of a Typological tranfer by Emanuel Christ and Christoh Gantenbein

Typology transfer and its effect on architecture

Architecture has always been influenced by local conditions in which it is to be built, a big challenge to be faced by typology transfer. If we closely study the typologies arising in the hyper cities, a certain pattern of autonomy and universality can be found.

We have to note that it will be important to evolve the typologies that are to be transferred rather than simply relocating them by learning and understanding their attributes and potential. It definitely gets exciting when we realize the transfer has left its mark on transferred types- because a building type is not stable, its subject to constant change The main task is to harness this instability when we introduce the typologies from an old context to the new one. These will offspring new characteristics like spatial organization, experimental building geometric, intelligent strategies to deal with densities and proximity.

The ideology of typology transfer in this thesis has been influenced by Emanuel Christ and Christoph Gantenbein ‘s research. In their publlication of “Thoughts on the potential of a typological tranfer” they took Zurich as their experimental context. In the paper they have tackled issues like “Is a typological transfer from Hong Kong into another context conceivable? “ According to the authors Hong Kong faces combination of limited buidling land, owing to political borders, the topography and the buidling regualations, a condition similar to those of present Mumbai city.

In this scenario one faces issues like How can typology from Hong Kong perform in Mumbai? A certain enhancement will be needed for this transfers to be feasible in a different climate and at the same time satusfy other cultural and functional requirements?

The procedure to make typological transfer should start with investigating and indexing building types both in Hong Kong (Pencil tower in particular) as well as Mumbai.

This will help us to investigate the following queries: Is it possible to erect buidlings in Mumbai which would look and stand like in Hon Kong ?

Is a typological transfer from Hong Kong into another context feasible?

As suggested by the Crist and Gentenbein finding out the possibility of emulation of the Hong Kong building types as a model of sustainability. A critical confrontation with an architectural leagcy as the beginning phase of personal conceptual design where absorbing and developing are englobed in the meaning of creation wherein the typological transfer is nearly an ideal scheme. (6)

References: 6. Hong Kong in Zurich ? , Thoughts on the potential of a Typological tranfer by Emanuel Christ and Christoh Gantenbein

ANALYSIS

Understanding different Typologies in Mumbai

NATIONAL PARK INNER CITY & MARKETS INDUSTRIAL AREAS OLD PLANNED SUBURBS COLONIAL CORE WESTERN & EASTERN SUBURBS NEW BUSINESS DISTRICT

MUMBAI- THE MAXIMUM CITY

Mumbai has been reclaimed from set of seven islands. Fishing and agriculture were predominant occupation leading to emerge fishing and mercantile villages. Mumbai gained its importance further on the map of trade ports due to its location on western coast. Making it a potential among both Indian and foreign rulers to gain control over it. While people lived in single or doubled storied family houses densely packed together, the rulers built forts and other military infrastructure in the agrarian scenario of Mumbai.

Wadis: Ports encouraged trading through the city and also established the markets, which allowed this tradingâ&#x20AC;&#x2122;s to happen smoothly. This acted like a catalyst to evolve the cities farmland into potential real estate development markets. The geographical limitation of the seven islands was over come by integrating lands with large-scale reclamations. Planning was done for encouraging Trade and Revenue collection and cartographic maps were prepared during this time to aid the collection. The Colonial Fort was developed at the south to house the rulers. Outside this fort a large town grew with densely packed housing stock and shops. The wadis of Mumbai developed here asset of buildings with shops in the front and houses behind and on higher floors. Landowners became landlords and rented houses in these wadis.

Chawls: In the second half of the 19th century train track were laid as an aid to goods and military development. In this period British who were forced to seek other places to set up textile mills after American civil war encouraged textile industry in Mumbai.

This textile mills soon become an important part of Bombayâ&#x20AC;&#x2122;s economy. Soon Bombayâ&#x20AC;&#x2122;s agrarian set up changed into built infrastructure of Mills, bridges and railway stations. It was here that one of the most famous housing types-the chawl came into existence. These were multi- tenanted buildings with shared utilities built by mill owners and other landowners for the working class in the city.

References: 7. Housing Typology in Mumbai, CRIT, ,Shetty,Prasad,May 2007

Apartments: During the end of 19th century, the colonial government started setting up organizations, institution like Municipalities, improvement trusts, Public Transport Companies, Court and universities as planning and managing strategies for the city. The city then started to introduce apartment type mass housing in the planned plotted developments with wide roads and public transport facilities system. While the state became the most important agent in the delivery of land and housing, the landlord group proliferated by building rented apartments in the newly planned plots.

After the independence in 1947, Bombay still was dominated by the industrial capital for its economy. Now a new set of service institution like the housing board, repair board, housing authority, Industrial Corporation was created for better planning and management. The Planning focused on Planning for equity and efficiency of the Socialist State where regulations of Urban Land Ceiling and Rent Control and instruments of Floor Space Index, Development Plan, and Land use Zoning were framed.

Slums: Now new industrial and commercial districts, bungalows and apartments characterized the landscape of the city. While Apartment became the predominant housing type, slums started growing. With the landlord community discouraged after the rent control act, the housing delivery was managed by state agencies and cooperative housing societies. The builder group was born during this time.

Metropolis: In 70â&#x20AC;&#x2122;s, Bombay emerging as new industrial district in the country attracted many immigrants too the city in search of better life. This was one of the major reasons to be blamed for the emergence of slums. . The Regional Plan was born in this context that created a plan for a new Central Business Districts and a satellite city. Slums, suburban developments, urban fringe sprawl started proliferating on account of immense demand for real estate. Site and services schemes, apartments and slum housing became the predominant type. State Agencies remained active in providing housing, but the builder and developer group became the most important agents in the housing delivery system.

Globalization: In 80â&#x20AC;&#x2122;s the industrial district soon started to pull out of the city. In 90â&#x20AC;&#x2122;s the liberalization policies was adopted bringing out major changes, turning the cityâ&#x20AC;&#x2122;s economy on the emerging outsourcing industries and small entrepreneurs. The city of Bombay now became Mumbai with new characteristics in the form of Infrastructure Projects, Rehabilitation, Malls, multiplexes, Luxury Townships, Redevelopments and rehabilitations. With time new planning strategies were devised to manage the new emerging markets, protecting heritage, providing additional FSI for redeveloping dilapidated building and slums, transferring developments rights, redeveloping old industrial areas. With new planning strategies new housing types like large luxury townships, high rise apartments, slums, rehabilitation of slums and dilapidated buildings, apartments in old villages and agrarian lands and fringe townships. The Most important actors in the Housing delivery system include Builders/Developers, NGO-State-Donor-Builder Coalitions, Financial Institutions and Slum Lords.

Some of the major house types can be identified across the historic landscapes has been identified above. While, these are more or less chronological categories, the last two (discussing slums and new housing) specifically focus on present experiences.

These types include as following : 1. House in a Fishing village 2. Single family houses in Agrarian villages 3. Wadis from the Mercantile Economy 4. House from a Market in the Mercantile Economy 5. Chawls built by Private Initiatives 6. Chawls built by Government agencies 7. First Apartments in planned parts 8. Mass Housing by state after Independence 9. Houses in Plotted developments 10. Private Apartments of 70s and 80s 11. Public Sector Employee Housing 12. Slum 13. Slum Improvements and Resettlements of the 70s and 80s 14. Site and Service Housing 15. Slum Rehabilitations with Private Initiatives 16. Rehabilitation for Infrastructure projects 17. Housing in the Urban Fringes 18. Townships in Suburban areas 19. Apartments in old agrarian lands 20. Apartments in old villages 21. Dilapidated Building Redevelopments

1. HOUSE IN A FISHING VILLAGE

Before the colonial rules, the native of Mumbai were communities of Kolis, Bhandaris and the Kunbis whose occupation were elated to fishing, farming and making Palm wines respectively. These native settlement villages exist even today in some of parts of the city.

There are several fishing villages on the coastlines of Mumbai. These villagers not necessarily carry out fishing as their main occupation except for sustainable section of them.

Typical Fishing Village: A main spine cutting through the village making an axis that ends up to the coastline.

Spaces dedicated for different activities related to fishing like boat repair, drying of fish and nets, auctioning markets etc. are located at the mouth of this spine. Like any other typical village of India this fishing villages also have a small shrine with a deity located somewhere in the middle of spine. In the vicinity of this shrine lies fishing co-operative which carries out activities related to fishing. This spine also caters with small restaurants, grocery shops, medicine shops and other retail outlets for every day needs.

Bifurcating from this spine are streets, which leads to residences of the fishermenâ&#x20AC;&#x2122;s houses. These lines of houses are interspersed with small places and open spaces.

These spaces are used for everyday activities, which are done communally by the settled community.

House: A typical house in such a settlement consists of a large multifunctional living space, several small rooms, a tiny kitchen and a toilet. The verandah outside the house becomes a very important element. It is used for various purposes. Tools of fishing are stored along one side of the veranda. Small rooms are added to this house after every marriage as the family grows. While older houses are typically ground storied with sloping tiled roofs and wooden columns, newer houses are two to three storied, flat roofed, built in RCC construction. The new houses come up exactly in the places where the old houses had existed, but are taller. In some cases, upper floors of these new houses are rented to outsiders who are not involved in fishing activities. The family itself through savings or loans from moneylenders mobilizes finances for additions or for reconstruction.

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Highlight Elements: The front door verandah becomes socially important element and also for keeping the fishing tools. Generally, washroom and washing area are placed in rear side of the house with a small backyard.

Light and Ventilation: This houses are designed to get natural light. And being on the sea shore they were originally planned to have good cross ventilation.

TYPICAL HOUSE IN VERSOVA FISHING VILLAGE No. of tenements

01

Size of each tenemets (sq.m)

114

Ground Cover of structure (sq.m)

114

Plot Area (sq.m)

155

No. of Inhabitants

10

Front door Verandah Backyard Washroom

2. SINGLE FAMILY HOUSES IN AGRARIAN VILLAGES Large houses for single- family surrounded by farms generally characterize farmhouse commonly known as Wadas, in state of Maharashtra.

A Wada has a courtyard in the middle of the house opening into single storied rooms.

These rooms were dedicated for storage, deityâ&#x20AC;&#x2122;s room and rooms especially reserved for pregnant women, kitchen and cattle shed etc. Nowadays, the chances of these houses to exist in Mumbai seem difficult.

Lower income group in these Villages were generally engaged in tanning, pot making activities. The lands outside their settlement were kept for agricultural purpose.

Mumbai still has some of these compact agrarian villages, but fewer agricultural fields.

Typical Agrarian Village: A main street characterizes these villages with shops on either side. Thin lanes lead perpendicular to this main street, into the settlement. There is generally a religious place within the village â&#x20AC;&#x201C; either a temple or a mosque. While most of the houses are single-family houses, there are also buildings occupied by multiple families who rent these tenements.

House: Generally single room dwellings with a shared corridor and common toilets. These often have shops at the ground floor. Typically single-family house with set of rooms with a verandah in the front. These houses generally have a backyard where the toilets are located and which is used for washing utensils and clothes. Adding a room or a floor to the houses accommodates additions in the family. Some houses are double storied. In most houses there are attic spaces, which are used for storing household goods. Capitals to build this house were mobilized by big local landlords.

Over time these buildings saw several transformations with haphazard additions to accommodate growing families, structural modifications to build internal toilets, in cases where they were outside, and enclosures of semi private areas for reasons both of security, privacy and accommodating growing families. Today, these villages are seeing significant transformations due to high demand for land with tall buildings coming up in place of these antiquated houses.

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Planning: Typically single-family house with set of rooms with a verandah in the front.

These houses generally have a backyard where the toilets are located and which is used for washing utensils and clothes. Some houses are double storied. In most houses there are attic spaces, which are used for storing household goods.

Light and Ventilation: The rooms of agrarian houses are planned keeping in mind natural light and ventilation to all the rooms in the house in order to keep the stored grains safe.

TYPICAL HOUSE IN CHINCHOLI AGARIAN VILLAGE No. of tenements

01

Size of each tenemets (sq.m)

106

Ground Cover of structure (sq.m)

106

Plot Area (sq.m)

183

No. of Inhabitants

06

Front door Verandah Backyard Washroom

3. WADIS FROM THE MERCANTILE ECONOMY Northern Mumbai became of utmost important as a trading point thus encouraging several trade settlements. At the same time colonial government financed natural harbor in the South Mumbai raising trade based settlements in the adjacent lands.

Indian traders from communities like Parsis, Bohras and the Banias came to Bambay and settle outside the fort wall in south. These native towns were morphologically different from low-density fabric inside the fort. Till date this settlements have worked as wholesale market areas for trading goods passing through harbor.

In olden times these lands were agrarian and were named after the products it produce for eg. Fanas Wadi from Fanas i.e Jackfruit, or the last name of the family who previously occupied it for eg. Vaidya Wadi from the last name of the physician who resided it. When the economy shifted from agrarian to mercantile in the city, the migrated traders and trade laubourers were accommodated in the agrarian plots by old and the new owners.

The patterns of lower floors dedicated to shops were repeated here too. The old names of the Wadis were retained and the usually a former piece of land is later an area with group of residential apartments with single owners collecting rents from multiple residents residing it. Thus mass scale rented houses came into existence in Mumbai during the 18th and 19th centuries.

House: Characterized by distinct small nodes and open spaces with building around it. As specified above, the settlements were essentially mixed use with shops on ground floor with the residence above were traders housed. Later in the years one can see this traders moving to other part of the city leaving behind the settlement for rent outs for residential and commercial purpose. The building elevation can be seen with intricate details done by skilled artisans brought by the traders from their homeland.

A building within a wadi consists of single room tenements with common corridors and shared toilets. These corridors generally overlooked a street or an open space.

These buildings are generally two to four storied. Over the years this urban fabric were infiltrated with more commercial use.

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Planning: A building within a wadi consists of single room tenements with common corridors and shared toilets.

Front door Verandah

Light and Ventilation: The rooms have good cross ventilation system as they are surrounded by open spaces in both front and rear side.

Washroom

TYPICAL WADI IN GIRGAON INNER CITY AREA No. of tenements

152

Size of each tenemets (sq.m)

29

Ground Cover of structure (sq.m)

1815

Plot Area (sq.m)

2808

No. of Inhabitants

760

Back door Verandah

Staircase

4. HOUSE FROM A MARKET IN THE MERCANTILE ECONOMY The southern part of Mumbai was developed as the colonial fort where the British lived. Outside this fort wall resided the natives. The street of these towns developed into large market. They exist even today selling commodities like textile, jewelry etc.

There is also a street that sells stolen goods called chor bazaar.

One can see higher densities and activities in these areas. Typically, three meters wide to twenty-meter deep, houses were located at rear end and frontages were usually dedicated for shops to carry their business. Generally two to four storied high they were purely use for residential purpose, which was later rented out.

Interesting evolutions of these settlements are taking place. The buildings are dilapidated and over burdened infrastructure but the real estate prices are considerably rising. Due to this increasing demands several old typologies are being demolished to build tall luxurious towers.

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Planning: Typically, three meters wide to twenty-meter deep, houses were located at rear end and upper floors, and frontages were usually dedicated for shops to carry their business.

Light and Ventilation: This typologies have poor light and ventilation as the structures are placed very close to each other.

TYPICAL BUILDING IN NULL BAZAAR AREA No. of tenements

10

Size of each tenemets (sq.m)

15

Ground Cover of structure (sq.m)

62

Plot Area (sq.m)

62

No. of Inhabitants

50

Front door Verandah Washroom Staircase

5. CHAWLS BUILT BY PRIVATE ENTERPRISE In mid 19th century, industrialization emerged in Bombay. It witnessed the first spinning mill in 1856. A cotton boom followed as a result of the American Civil War and discontinuation of textile supply from America to Europe. Bombay took this opportunity and set up many mills allowing large capital to pour into the city. In 1873 the Bombay Port Trust was established. New industries like tramway and railway workshops, shipbuilding, dyes and chemicals and oil and paper mills were set up. This led shifting of rich and influential traders into owing mills. Migrants from outside the city came to Bombay in search of jobs, which were created due to set up of mills.

Housing demand to stack the migrants followed. Housing for these migrants were developed by private entrepreneurs who bought agricultural lands around the mills and constructed buildings of one room tenements with common toilets and corridor.

This type of housing is called the Chawl. Chawl can be found even today in the central area of Mumbai.

Initially Chawl were made for male laborers of the industries who lived in the city for 8 months and went to their villages in monsoon for agricultural cultivation. Each tenement of 8 to 15 sqmts was shared between 4-5 laborers. Later on, the laborers brought their families thus replacing the inhabitants of Chawl from individual to families. We can find such a single tenement housing a complete joint family of more than 6 people living in a single room of 10 sqmts and around 30 such households sharing 3 water closets and 3 bathrooms.

Chawl System: A typology comprising of several single units of a multipurpose space with a kitchen facility and a wash area (mori), all strung along one common access corridor also leading in to the shared toilet. This typology is known for housing densities as high as 3000 persons/ha. Sometimes, courtyard flanks this type. The building construction is generally load bearing type with wooden frames and pitched roofs with later being constructed with reinforced concrete frames. The corridors become significant for not only climatic reasons but also cultural reasons, when rooms inside are small and time is spent outdoors most of the time. The areas cultural bond formed by shared spaces along with high densities.

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Planning: Flanked by courtyards this housing system usually having single unit used for multipurpose activities along with kitchen and a washing area. Toilets were placed outside this units shared by all the inhabitants. This units were connected with corridors which became culturally significant.

Light and Ventilation: Light and ventilation were usually sufficient because of courtyard and corridors which were of significant use for climatic purpose.

TYPICAL CHAWL IN PAREL MILL LAND No. of tenements

500

Size of each tenemets (sq.m)

13

Ground Cover of structure (sq.m)

2121

Plot Area (sq.m)

3931

No. of Inhabitants

2500

Front door Verandah Back door Verandah Washroom Staircase

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Front door Verandah Back door Verandah Washroom Staircase

TYPICAL WADI IN DADAR MILL AREA No. of tenements

15

Size of each tenemets (sq.m)

45

Ground Cover of structure (sq.m)

357

Plot Area (sq.m)

426

No. of Inhabitants

75

6. CHAWLS BUILT BY GOVERNMENT AGENCIES The Bombay Improvement Trust (BIT) was set up in the late 19th Century to address the problems of over crowding, dilapidation and infrastructure. It also planned new housing development in the city. The BIT housed the expanding labor groups by constructing several chawls. Similarly the Bombay Development Department and other government agencies like the Bombay Port Trust and the Railways also constructed several chawls in the city.

This chawls were similar in planning like the ones we saw built by private enterprise.

The only difference is chawls by public agencies who ensured master plan with adequate open spaces around them. The unused spaces between chawls were used for communal activities.

While the privately developed types has internal courtyard one could rarely find courtyards in publicly built chawls. Instead individual buildings sat in an open urban fabric making spaces between buildings work as public and semi public spaces. Currently, the industry doesnâ&#x20AC;&#x2122;t exist and so do the industrial workers but the families still reside in chawl making it as their only asset they earned in years. The rents of these tenements have not increased, but it is very difficult to get cheap accommodation in these parts. The large demands of housing and real estate have pushed the price of the rights to occupy one of these tenements very high (Rs 5000 â&#x20AC;&#x201C; Rs 10000 per square foot). On the other hand the negligence has caused dilapidated of the Chawls. The lands on which this chawls stand are included in one of the most demanding land bank of the city today.

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Planning: This housing system is similar to previous Chawl system but developed by public agencies. A Single unit used for multipurpose activities along with kitchen and a washing area. Toilets were placed outside this units shared by all the inhabitants. This units were connected with corridors which became culturally significant. And this Chawls were usually with open spaces surrounding it instead of courtyards.

Light and Ventilation: Light and ventilation is poor due to planning as compared to previous studied Chawls TYPICAL WADI IN DADAR MILL AREA No. of tenements

15

Size of each tenemets (sq.m)

45

Ground Cover of structure (sq.m)

357

Plot Area (sq.m)

426

No. of Inhabitants

75

Front door Verandah Back door Verandah Washroom Staircase

7. FIRST APARTMENTS IN PLANNED PARTS A new class of group that of administrative class, which took care of the administration of the city government in Mumbai by the end of 19th century. Accommodation for this group outside the congested section of the city with better housing conditions was planned. The influential traders and the business community were also demanding better housing conditions.

BIT planned several schemes in the city of Mumbai over newly reclaimed lands. Resonating the garden city concepts this schemes were tree-lined streets with gardens and parks with important institutions for health and education for eg. Dadar Parsi Colony in central Mumbai. The closest tram terminus Dadar T.T were laid for efficient movement to the city center in the south.

Dadar Parsi Colony and Hindu Colony, developed scheme by BIT lies in the heart of the city. The area was called Scheme 5 of the BIT and was divided into 816 plots of area ranging from 300 square meters to 1000 square meters each. Some plots were developed under institutional purpose and some were bought by trust to developed residential plots.

The Bye Laws framed by the BIT were based on regulating the ground coverage, building heights and set backs. They reflected the BITs approach to city planning, which used urban design tools that combined concerns of sanitation and infrastructure with those of a residential environment. The entire area developed as a low rise, low-density precinct. Designed for educated Indian families these were developed by private owners, they shared small spaces fro entrance corridor and staircase as against the interiors spaces, which were generous and grand. Thus liberating from the shared facilities and common passages of the chawls. The apartments provided privacy with individual bath and toilet arrangements and separate living and bed spaces, having traits from similar to the Parisian apartment or the apartment of Edinburgh.

They were much private with balconies overlooking the street and open spaces outside. Thus giving more importance to the maintenance and design of the landscape and streetscape. Several example of Art Deco can also be seen in these zones.

Pressure of real estate stakes can also be seen in these precincts with low rise converting into high-rise towers. Hence, disrupting the later relationship with streetscape.

Although some of these plots are under heritage zone and cannot be manipulated.

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Planning: The apartments provided privacy with individual bath and toilet arrangements and separate living and bed spaces.

Light and Ventilation: The apartments were much private with balconies overlooking the street and open spaces outside. Thus giving more importance to the maintenance and design of the landscape and streetscape. Also, the rooms were generously lit and ventilated through these balconies.

TYPICAL BUILDING IN DADAR HINDU COLONY No. of tenements

06

Size of each tenemets (sq.m)

94

Ground Cover of structure (sq.m)

198

Plot Area (sq.m)

570

No. of Inhabitants

30

Staircase

0

5

10

0

5

15

Washroom Staircase

TYPICAL BUILDING IN DADAR PARIS COLONY No. of tenements

03

Size of each tenemets (sq.m)

165

Ground Cover of structure (sq.m)

177

Plot Area (sq.m)

547

No. of Inhabitants

15

8. MASS HOUSING BY THE STATE AFTER INDEPENDENCE After independence Bombay became Mumbai with an uncontrolled flux of resettlement of people. This increased the rents due to the high demands for housing. Taking stand against this, Government introduced the Rent Control Act in 1947, freezing rents at 1940 levels. This led to the downfall of landlord who longer saw this as a feasible option for business.

In 1967 the Development Plan was sanctioned. Along with this came the concept of FSI (Floor Space Index), which laid restriction on how much one could build according to the infrastructure available. FSI in large parts of the island city were fixed at 1.33, which was lower than that already consumed, by much of the rental housing stock. Thus leaving difficult chances for repairs of dilapidated properties. New construction had to be built under regulation and in undeveloped areas. This needed acquisition of new land. The state took up the responsibility of providing new housing stock through the Housing Board and later MHADA (Maharashtra Housing and Area Development Board). Land was acquired through enacting the Urban Land Ceiling Act whereby a ceiling was defined for private ownership of land and the state taking over remaining land. With concepts of FSI and Urban Land Ceiling, land became a scarce commodity and very expensive.

The State further made policies for targeting the housing supply to various classes.

The concepts of HIG (Higher Income Group), MIG (Middle Income Group), LIG (Lower Income Group) and EWS (Economically Weaker Section) were formulated. State started building rented apartments for these classes. The size of the houses and specification of construction depended upon the income group. However, adequate open spaces, light, ventilation and sanitation arrangements were ensured in these colonies.

The typologies also reflected the income group: The Lower income groups had houses that resembled the chawls, but had larger tenement sizes and individual toilet facilities. Lower income groups were also sometimes given small serviced pitches of land where the families built row houses. As these families grew they added rooms and floors to these houses. In some cases, the state also built houses for cooperatives of working-class, wage-labor and other groups. On the other hand, apartments with bedrooms were made for middle and higher income groups.

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Planning: The apartments provided privacy with individual bath and toilet arrangements and separate living and bed spaces.

Staircase

Light and Ventilation: This low rise apartments had good cross ventialtion.

TYPICAL BUILDING IN CHEMBUR MHADA COLONY No. of tenements

12

Size of each tenemets (sq.m)

50

Ground Cover of structure (sq.m)

223

Plot Area (sq.m)

533

No. of Inhabitants

60

These colonies were low rise and densities depended on the class of people it served to. Present condition of these colonies are dilapidated but with good open space around. As these colonies invariably consumed lesser FSI, recently, we find a big rush to redevelop these colonies into higher density residential colonies. Undertaken by Private developers, the inhabitants are accommodated in slightly bigger apartments than the one they lived in with some incentives in form of capital and the additional apartments are sold in the open market .

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Front door Verandah Washroom Staircase

TYPICAL BUILDING IN ANDHERI MHADA COLONY No. of tenements

32

Size of each tenemets (sq.m)

40

Ground Cover of structure (sq.m)

385

No. of Inhabitants

160

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10

0

5

15

Staircase

TYPICAL BUILDING IN CHARKOP KANDIVALI TYPE

01

02

03

No. of tenements

30

32

64

Size of each tenemets (sq.m)

24

40

26

Ground Cover of structure (sq.m) 170

385

460

No. of Inhabitants

160

320

150

9. HOUSES IN PLOTTED DEVELOPMENTS Plots of size 450 sq. mts to 1000 sq. mts were planned for housing purpose by the government along with the mass housing mentioned above. These plots were then sold at nominal rates to individuals, cooperative societies and also in some cases to developers.

Broad Street characterizes these developments with health and education facilities.

Special cares were taken to lay roads and service lines. The buildings in this vicinity were low rise with 12-36 apartments, which are self-sufficient.

While the cooperative societies built the apartments, richer families also built several bungalows in these areas. A bungalow is a type developed during the colonial period all around India. It is typically a large single-family house within a bounded plot with open spaces on all sides. It may be one or two storied. In Mumbai, it is characterized by having verandas at lower level and balconies at a higher level. Making these areas as one of the most expensive residential areas of Mumbai.

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Planning: In Mumbai, Bungalow is characterized by having verandas at lower level and balconies at a higher level.

Light and Ventilation: Due to verandah and Balcomies the rooms were generously lit and ventilated .

Courtyard Staircase

TYPICAL BUNGALOW IN JUHU No. of tenements

01

Size of each tenemets (sq.m)

204

Ground Cover of structure (sq.m)

102

Plot Area (sq.m)

246

No. of Inhabitants

05

10. PRIVATE APARTMENTS OF 70S AND 80S

Apart from the cooperative housing societies, in late 70â&#x20AC;&#x2122;s and early 80â&#x20AC;&#x2122;s Builder became key actor in housing industry. Builder was sole entity whose work covered acquiring land, clearing permission, appointing architects, mobilizing finance and even selling them.

They were well versed with local condition and could harness it to the fullest. The Builders raised money from a chain of financers. In some cases, money was also raised from the mafia. Since several permissions and clearances were required for the house production activity, the bureaucracy and the political class also got involved. Cases of corruption in the housing industry began to emerge during this time. Bureaucrats and politicians helped to twist policies and regulations to maximize floor space and hence profit. The famous cement scandal of Mumbai is representative of this time, where the nexus between the builders, bureaucrats and politicians came to the front.

The end products turned out to be expensive. The users raised funds through Bank loans, which required formalities in form documents that were generally not available with the users. This period also saw the growth of Black money in the city by means of which capital were raised to buy these apartments.

The Apartment: This apartments made by builder usually had maximum private space and minimum of common spaces for lobbies, staircase and corridors. Since the calculation for FSI included these spaces and builders couldnâ&#x20AC;&#x2122;t sell them either making them a considerable loss. These buildings were built either on small plots or in form of large complexes depending on availability of land. They were generally four storied high.

All the tenements of these buildings then made co-operative housing societies for maintenance and repair work of the structure. Construction quality was generally poor in these cases and we find several examples where buildings have had to undergo serious repairs in recent years.

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Planning: FSI calculation made the developer to minimize the areas like balcomies and corridors and mazimise the private areas of apartments.

Light and Ventilation: This were usually four storied structure with no balconies or corridor thus depending only on windows, natural light and cross ventialtion is reduced.

Ducts Staircase

TYPICAL BUILDING IN KALINA SANTACRUZ TYPE

A

B

No. of tenements

26

32

Size of each tenemets (sq.m)

86

63

Ground Cover of structure (sq.m)

364

440

No. of Inhabitants

130

160

11. PUBLIC SECTOR EMPLOYEE HOUSING

Buying or renting house became difficult in the city due to high prices, expensive loans and Rent Control Act. As a solution for public sector employees housing were provided by the organization in which they worked. For example Mumbai Port Trust Developed housing schemes for their employees and rented the same to them.in such cases the inhabitant has to vacate the house once they retired or terminate their jobs. The maintenance of the building was undertaken by organization.

Sometimes the organization built the housing and lends it to the employees on the bases of payment of monthly premium from their salaries. This becomes soft loans that the organization gives to the employees for buying the houses. After few years when the loan is paid back to organization the house becomes their property.

In other cases, organizations help the employees to get land on a nominal rate or free of cost whereby the employees have to form a housing society beforehand. There are also cases where the organisation buys or rents houses from other agencies in the open market and provides to its employees at subsidised rent rates.

The Apartments: The size of the apartment depends on the grade of employees. A lower grade staff would get a room and a kitchen with toilets; the higher-grade officer would get an additional bedroom and more space. The layouts in most of these cases show a generosity of open space planning. Generally maintained by the organization, they are one of the best-kept properties in the city.

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Planning: The layouts in most of the cases show a generosity of open space planning.

Light and Ventilation: This were usually four storied structure with no balconies or corridor thus depending only on windows, natural light and cross ventialtion is reduced.

Front door Verandah Staircase

TYPICAL HOUSING IN B.P.T WADALA No. of tenements

16

Size of each tenemets (sq.m)

49

Ground Cover of structure (sq.m)

238

No. of Inhabitants

80

12. SLUM: A MODEL OF URBAN SUSTAINABILITY?

Slums emerged in late 19th century by the people who catered the services in formal industries and city building activities. Formerly on the outskirts of the city’s marshlands, in 20th century these fringes came within the city limits as the Mumbai grew.

However in spite of the annual housing need for 46,000 dwellings in the 1960s and 60,000 dwellings in the 1970s, the supply of formal housing by the public and private sectors was only 17,600 and 20,600 respectively. Today about 60 % of Mumbai’s Population live in the slums, which exist everywhere - on marshlands, along railway tracks, on open areas, public lands, private lands, between buildings and also on the pavements. The construction type varies from wood to plastic to asbestos construction and to double storey brick and concrete structures. There are slums that have a concentration of ethnic communities, of work-based communities, and other such associations. There are slums that come up on construction sites and move on to other construction sites after the work gets completed.

Houses: They are generally very small made of tin sheet and bamboos. Further additions of rooms are rented out thus acquiring the complex tenure pattern of slums. The slums usually lacks basic infrastructure like electricity, water supply and open drainage system for sewerage. Water supply is shared with community taps. In some squatters there are built in toilet blocks but mostly toilet blocks are built by government which are insufficient to satisfy large number of residents. The condition in the slums is usually unhygienic. This was main concern in 70’s were disease and epidemic break in this poor condition. It was in this period that Slum Improvement Program was launched to provide basic facilities in form of water supply, toilets, roads, drainage, streetlights etc. it was financed by central government. The Maharashtra Slum Improvement Board was set up by the state government in 1974 to co-ordinate this work.

These acts caused major eviction in 70’s and were relocated by the state in various parts of city. They were provided with serviced pitches of about 160 sq. ft. where they can build houses and the rent were paid to state. These colonies have row houses typologies. The basic facilities of toilet and water connection are communal. Today builders are trying to procure these colonies in order to build towers.

14. SITE AND SERVICE SCHEMES

By 1986 the state had provided about 100,000 houses to various income groups out of which 75% were for the lower income groups. However post 1986, the share of high-income housing increased as private sector involvement grew in the housing sector. Supply of low income and affordable housing continued to drop abysmally.

Subsequently the 80s saw major demolitions with the vision of turning Mumbai into Singapore. However a Supreme court judgments decreed that the evictions would not only result in deprivation of shelter but would also inevitably lead to deprivation of their means of livelihood which means deprivation of life. The Right to Life under article 21 was invoked here. This judgement brought about a major shift in the Government’s stance.

The World Bank’s Bombay Urban Development Project (BUDP), came into being in 1985, with two programmes – the Slum Up gradation Programme (SUP) and the Low Income Group Shelter Programme (LISP). These were the Mumbai versions of the Site and Services Schemes. In the SUP, the slum lands not reserved for public use were given on a long lease of 30 years to the co-operative societies of slum dwellers at a nominal rent. Government could provide upgraded civic amenities on a cost-recovery basis and soft loans to the slum dwellers for renovation of their structures on an asis- where-is basis against the mortgage of individual leasehold rights. Under the LISP, the state provided subsidized land to Economically Weaker Sections (EWS) and Low Income Groups (LIG) to build their own houses. The major mantras brought in with the BUDP were regularization of slums, supply of serviced lands to manage slums, granting of secure long term legal tenure and cost recovery.

However there were several problems with this scheme, the first being that many were excluded from the scheme as it did not recognize the various complex tenancies that slum areas involve. Further establishing the eligibility of households created serious problems. Secondly, technical problems of extending services and augmenting site infrastructure were faced. The recovery of infrastructure costs failed because of lack of mechanisms to assess incomes and strengthen systems of disbursements and collection of loans. Further pressures from Real Estate Developers to not transfer land to slum dwellers, the refusal of the Central government to allow the implementation of the scheme on land held by them and perhaps a lack of push from the state government side, caused the demise of this scheme. Only about 22,000 households were covered in this scheme until it was terminated in 1994.

0

5

10

0

5

15

Planning: The layouts in this case generally has a courtyard with two storied houses surrounding it.

Light and Ventilation: This structures has poor natural light but descent cross ventilation.

Courtyard Staircase

TYPICAL HOUSE IN PLOTS OF GORAI No. of tenements

70

Size of each tenemets (sq.m)

24

Ground Cover of structure (sq.m)

1422

Plot Area (sq.m)

2688

No. of Inhabitants

350

Typologically these schemes had a row of houses strung around a courtyard. These courtyards would be accessed from roads that were then connected to the main roads. The edge of the main roads had higher income group housing. People built their houses as per their capabilities in these schemes. Today, these settlements are showing a degree of transformation as there is a new class moving into these lands.

Some houses in these are getting transformed into clinics, design studios, etc.

15. SLUM REHABILITATION WITH PRIVATE INITIATIVES

Projects involving private initiatives in Slum redevelopments came about since the early 90s. The Scheme sought to involve the Private Developers to address the problem of Slums. As per the scheme, the slum dwellers need to form a society and register it with the Slum Redevelopment Authority (SRA, instituted as a single window to overlook the schemes). The society formation required 70 % of the slum dwellers to agree to the scheme. These societies could then appoint a Developer who would develop the land on which the slum existed. The Developer is required to provide free tenements of 20.9 sq m to all families registered in the society. During the construction period, the Developer is required to accommodate the slum dwellers in a transit camp and also needs to deposit Rs 20000/- per tenement with the SRA for future maintenance. In return, the Developer gets free additional development rights (75% to 133% of free housing for the slum dwellers). The Developer could use these rights to develop real estate to be sold in the open market. The Developer has to use this right on the same site where the slum is rehabilitated. To accommodate this intensive development with very high densities, the schemes got additional FSI and rules on open spaces were relaxed. Two buildings of 8 stories could come next to each other at a distance of 3 meters. If with all these relaxations, the Developer was still not able to still use the additional development in the site, then these rights were given as Transferable Development Rights that could be used in an other site.

The Slum Rehabilitation Scheme continues to be the present housing delivery for the poor. All other slum improvement schemes have slowly phased out. Builders continue to look at the land as valuable resource to be usurped. The city has recorded many instances where builders have forcibly taken over slum lands by producing bogus names of slum dwellers or getting their consent by fraudulent means. Moreover this scheme being a market oriented one works in areas of high real estate prices and not in many others. A close look at the designs of the rehabilitation components show a complete disregard to the community structures and work and living patterns of slum communities. In the attempt to maximize profits no attempts are made to rethink these designs and typologies. Developers and architects seem to spend all their time designing for the open market. Many other issues like the complex and multiple tenancies that the slums house, remain unanswered in this scheme and those â&#x20AC;&#x2DC;ineligibleâ&#x20AC;&#x2122; find themselves thrown out of the system. Many of the slum communities cannot manage the high maintenance costs associated with the built forms.

0

0

5

5

10

15

Planning: FSI calculation made the developer to minimize the areas like balcomies and corridors and mazimise the private areas of apartments.

Light and Ventilation: This were usually four storied structure with no balconies or corridor thus depending only on windows, natural light and cross ventialtion is reduced.

TYPICAL BUILDING IN SUBURBS OF ANDHERI No. of tenements

40

Size of each tenemets (sq.m)

14

Ground Cover of structure (sq.m)

274

Plot Area (sq.m)

316

No. of Inhabitants

200

Courtyard Staircase

More recently, the Government has proposed a new model for redeveloping large slum areas. In this model, a planning agency is declared as a Special Planning Authority over such a slum. Such an authority could then make plans and develop the area.

Incentive FSI in this model is much higher than the existing scheme. Moreover, the Authority does not even require 70% consent from the slum dwellers. Such a model is being experimented in Dharavi.

16. REHABILITATION FOR INFRASTRUCTURE PROJECTS

Since the past 5 years, the Government is aiming to construct some 50,000 tenements to relocate and rehabilitate slum dwellers that are being displaced due to the mega road building projects of the state. About 25,000 families have been relocated so far in these tenements. The state has adopted an interesting model to undertake this resettlement. A private builder is involved in building these tenements of 20.9 sq m each. The builder is to give these tenements free of cost to the state. In return the builder gets transferable development rights which could be used in other parts of the city. For the builder it is an extremely profitable endeavour. The builder builds each sq ft for about Rs 600 to rehabilitate slum dwellers. The builder also builds another sq ft at Rs 900 (with better specifications) to sell at a place with very high land price. The builder gets about Rs. 4500 to Rs 6000 for this per sq ft. Hence for each investment of about Rs. 1500, the builder makes Rs 4500 to Rs 6000. Also the builder is able to dispose off land with cheap real estate value in the city and get a higher price for it. On the other hand the state gets these houses free of cost. The problem however is that the rehabilitation sites are on the outskirts of the city where the slum dwellers are made to move to. These places do not provide opportunities for people to work. A women in a slum who works as a household maid prefers to be close to her house to organise her time for household work. On the other hand industrial workers in the slum also have to move and find new work that may require new skills as these industries are forced to close down as they become unviable in the new locations that do not offer the same networks. These schemes have so far proved to be not very popular with slum communities.

0

5

10

0

5

15

Planning: FSI calculation made the developer to minimize the areas like balcomies and corridors and mazimise the private areas of apartments.

Light and Ventilation: This were usually four storied structure with no balconies or corridor thus depending only on windows, natural light and cross ventialtion is reduced.

TYPICAL BUILDING PROJECT IN CHEMBUR No. of tenements

64

Size of each tenemets (sq.m)

24

Ground Cover of structure (sq.m)

230

No. of Inhabitants

320

45 Buildings are distributed over an area of about 19000 sq.m

Staircase

The government appointed NGOs to negotiate with the slum dwellers to make the shifting easy. However, the scales of operations being large, the NGOs are taken away from grass roots fine- grained operations of working with communities and their specific needs to mega management and gross generalisations. Such broad brushed approaches are unable to understand the complexities of multiple tenancies through which communities claims rights over space and the various socio- economic networks. When such understanding does not become a part of the interventions, housing is equated with compensating 20.9 sq m floor space minus all the other complexities. Moreover, these houses cross all limits in compromising with the habitability.

Bars of 8 stories building are developed at 3 m distances from each other. Light and ventilation conditions in these tenements remain pathetic. Further, high densities in these buildings are bound to overuse the resources such as lifts. Maintaining such buildings might get more difficult. Further, the relocations have stripped people of their economic networks and the designs show no recognition of the slum dwelling being a place of work. Further, it would be extremely difficult to deal with these sites in cases of disaster or after they get dilapidated, which they are showing signs of, within a year or two of their construction. This model of Resettlement and Rehabilitation is sought by more and more government agencies to execute mega projects like enlarging the airport, conserving a fort or even for protecting the national park.

17. URBAN FRINGE HOUSING

With geographic limits of the city being small, the pressures of intense urbanisation are seen in the larger city region. New Bombay was planned in the 70s to relieve the pressures from the city. Other than indigenous agrarian houses, four types of housing are predominantly seen in these fringes that have come about due to the intense urbanisation. These include dense developments; large residential townships and housing projects; large satellite luxury cities and weekend farm houses.

Dense housing started coming up since early 80s along the northern fringes of the city. The train connections made these places accessible and ineffective governing bodies in these areas allowed for developing of dense housing stock. These areas suffer from unavailability of basic infrastructure like water, sanitation and roads making living conditions here poor. One could find two 4 storied apartments with 1 meter distance between them. These were the only affordable housing for the labour in the city. These were built by landowners and small builders and rented to end users.

When New Bombay was developed on the eastern side of the city across the harbour, several low rise high density housing projects were experimented. The types ranged from one or two storied clusters around courtyards, row houses and multi storied apartments. These were made for various classes. The planning and development authority of New Bombay spearheaded these developments. It invested in the building and took charge of selling or renting them.

On the hand, in the northern parts, large townships were developed by big builders with apartment type housing. These started coming up in the 90s and were generous in terms of open spaces and managed basic infrastructure. In most cases, these townships also provided bus services from the nearest railway stations. The builders ensured maintenance of these townships before all the flats were sold. Afterwards the housing societies were responsible. These were targeted towards formal labour that could not afford housing within the city, but had capacity to mobilise a loan, which had started becoming accessible since the 90s.

The fringes of the city were also looked at as places outside the city that provided spaces for relaxation. The desire of the elite to escape the city coupled with the aspiration of having privately owned â&#x20AC;&#x2DC;village houseâ&#x20AC;&#x2122; spurred another type of development - large luxury townships with state of the art infrastructure with plots chalked out for elite families to build their houses. The dream of having a weekend bungalow without having to worry about maintaining it with city facilities were fulfilled in these gated townships. These townships were targeted towards the non-resident Indians wanting to have a house in India. In other cases, the elite have also built bungalows on large plots on the outskirts of the city as weekend homes, typically designed by famous architects from Mumbai.

18. NEW SUBURBAN TOWNSHIP HOUSING

Economic Liberalisation policies in India in the beginning of the 90â&#x20AC;&#x2122;s opened up the financial institutions and other sectors for multinational investment. Along with this, the Government also adopted the recommendations of the Fifth Pay Commission which tripled the salaries of formal labour during the mid 90s. On the other hand industries within the city were discouraged and the economy of the city started resting on the magnanimous and ambiguous service sector â&#x20AC;&#x201C; including the financial sector. Formal labour suddenly had money that they were not used to spending. This was coupled with introduction of financial products like low interest loans, credit cards, debit cards, personal loans, etc. Affording newer products in the city became easier and people started buying. Real Estate was bought for not only use purposes, but also as investments. Rented real estate was already strangled earlier by the Rent Control Act and the newer loans made owning a property easier than renting it. On the other hand, the new real estate had to be much more than simply a functional space â&#x20AC;&#x201C; it had to include elements of high luxury for the population with newer desires. This gave rise to large luxury apartments and townships that promised relaxed and lavish lifestyles.

The townships came about in areas that were earlier protected for environmental purposes - sensitive coastlines with mangroves, or edges of the forest land. Land was mobilised through getting the land use zoning converted on these lands. This required a huge amount of law-twisting and bribes that the developers undertook.

The developers who were involved in these developments were large established business houses that could raise money due to their good will in the market. In some cases real-estate was also securitised for raising money from intermediate financers.

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15

Podium Staircase

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10

Washroom Staircase

TYPICAL BUILDING IN HIRANANDANI GARDEN, POWAI No. of tenements

168

Size of each tenemets (sq.m)

200 (3 BHK) 160 (2 BHK)

Ground Cover of structure (sq.m)

948

Plot Area (sq.m)

3343

No. of Inhabitants

840

These self contained townships provide greatest luxuries with clubs, swimming pools, gardens, shopping places and entertainment centres. They have generously planned streets with abundant parking spaces. The whole township is extremely well guarded. Individual buildings are maintained by cooperative housing societies formed by the residences of the buildings. On the other hand, the overall township is maintained by the developer for the first few years. Later on the federation of newly environment-conscious residents took over. The maintenance costs borne by each household is also generally very high. While it is about Rs. 2-3 per sqft in other areas, it is about Rs. 5-7 per sqft in these townships. The housing type is generally 14 to 25 storied towers with two to four large apartments on each floor. The buildings are generally pasted with skins copied from classical Greek or ancient Egyptian embellishments. Some townships themselves resemble a theme park with adequately eclectic skins outside but stacks of flats within. Generally all overhead tanks are made to look like Gothic domes or Greek temples. Apartments in these townships are extremely expensive and can be afforded only by the highly paid executives of multinational companies or large businesspeople. Houses for the other classes with lesser affording capabilities are provided by smaller builders.

19. NEW APARTMENTS IN AGRARIAN LANDS While large builders involved in mobilising large pockets of lands that were earlier designated as environmentally sensitive areas; medium sized builders operated on medium-sized lands owned by agriculturists. These pockets of land are available in the distant suburban areas.

Medium sized housing colonies with small and medium sized apartments were built in these pockets. Investments for these colonies are raised from large financers and also at times from the mafia. Middle class families buy these flats on loans mostly for their use. But significant numbers of these flats are also owned by families who buy them for investment purposes. These flats are rented out to tenants on something called a ‘leave and license’ contract which is an 11-month lease. The 11-month lease is a concept used to avoid the enforcing of Rent Control Act, whereby the owner of the flats can not only hike the rents but also can evict the tenants.

The building types typically included eight storied buildings edged around plots with open spaces in the centre. These buildings are eight storied high with apartment sizes ranging from 450 square feet to 1000 square feet. The ground floor of these buildings is generally stilted to accommodate the parking spaces. Buildings facing the roads usually have commercial premises in their ground floor.

The areas of lifts, corridors and staircases in these buildings are generally generously planned. This is primarily due to the concept of ‘Super-Built-Up Area’. ‘Carpet Area’ is the amount of area within the flat. ‘Built up area’ includes the area under the walls.

‘Super Built-Up Area’ is an ambiguous area that includes areas of shared spaces like the staircases and corridors (even watchman’s cabin and society offices sometimes) in proportion to the built up area of each flat. Hence if a flat has a carpet area of about 500 square feet, it has a built up area of about 575 square feet (about 15%).

The Super Built-Up Area would then vary from 650 to 700 square feet. The Super built up area is quoted for the cost of the flats by the builders. This means higher the super built up area, higher is the cost of the apartment. And since the shared spaces like staircases and corridors are not counted for the calculations of FSI, the builder can build as much of these without encroaching on the flat size. But more the size of such shared spaces more will be the Super Built-Up Area. Hence it is profitable for the builder to provide luxurious shared spaces.

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5

5

15

10

Planning: The building types typically included eight storied buildings edged around plots with open spaces in the centre. These buildings are eight storied high with ground floor generally stilted to accommodate the parking spaces. Buildings facing the roads usually have commercial premises in their ground floor.

Light and Ventilation: tThe only mean of natural light and ventilation are windows.

Ducts Staircase

TYPICAL BUILDING IN AGRARIAN LAND IN WESTERN SUBURB OF MALAD No. of tenements

70

Size of each tenemets (sq.m)

52

Ground Cover of structure (sq.m)

608

No. of Inhabitants

350

Total area of the complex has plot area of 4343 sq.m with 5 wings and 154 appartments in total.

20. APARTMENTS IN OLD VILLAGES

The rush for real estate also put humongous pressure on the old agrarian and mercantile villages of the city. Invariably, the plots in these villages are trapped in legal hassles on issues of sharing, sub- tenancy etc. Here the small builders operate. They excel in clearing the tenure issues and manage to get a clear title on a single name.

They do it either by paying off the stakeholders or threatening them with muscle power.

In other cases, land is also acquired from state agencies at a subsidised cost. These lands are reserved for cooperative housing societies that want to build houses by themselves. In these cases, the builder forms a cooperative society with fake members and applies for the land. Top level bureaucrats who evaluate the applications are paid bribes and the land is acquired. The builder is generally the chief functionary of the society and his/her relatives are the other office members. After the building is made, the new buyers are made members of the society through paying bribes to the lower level staff in the administrating authority. Once land is acquired, the building activity begins. These lands are very small plots situated in densely packed low rise houses. Tall towers are built in these plots. Typically these buildings have to rehabilitate existing occupants on the land. Hence a separate building is built or lower stories of the new building are allotted to the existing residents. The ground is stilted for parking and residences start from the upper floors. Effort is made here to maximise floor space by including feature that are not included in the FSI calculations like an architectural projections on the window. These features are later encroached upon to increase the area of the house.

The small builders are generally short of funds and also do not have enough good will to raise money from the markets. Hence large chunks of real estate are pre-sold to investors who are ready to finance the project. Sometimes the investors are also the holders of black money or mafia members. The builder then gets his/her share of real estate to sell. All the people investing on the project appoint their agents. These agents then fetch for buyers. Generally it is seen that while the builderâ&#x20AC;&#x2122;s flats are most expensive, the investors sell it cheaper and the mafia members who want to quickly get away from the investments sell their flats for the cheapest rates. Sometimes, a fixed lower price is negotiated below which no party is allowed to sell. Invariably, the builders and financers know people in some banks due to their earlier dealings.

These bankers then become additional agents in the housing delivery system and help home buyers with their loans.

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Planning: The ground is stilted for parking and residences start from the upper floors.

Effort is made here to maximise floor space by including feature that are not included in the FSI calculations like an architectural projections on the window.

These features are later encroached upon to increase the area of the house.

Light and Ventilation: The only mean of natural light and ventilation are windows thus the inlet of natural light and ventialation is poor.

TYPICAL BUILDING IN AGRARIAN VILLAGE OF CHINCHOLI No. of tenements

31

Size of each tenemets (sq.m)

84

Ground Cover of structure (sq.m)

324

No. of Inhabitants

155

Total Plot Area is 1426 sq.m with 12 flates of rehabilitation and 84 flats of sale.

Front door Verandah Washroom Staircase

21. DILAPIDATED BUILDING REDEVELOPMENTS

The central and inner city areas of Mumbai have a large number of old housing stock built during the late 19th and early 20th century. It is estimated that there are around 19000 such buildings in the central and inner city areas. There have been several instances of building collapse in these areas in the 50s and the 60s. The Rent Control Act is popularly blamed for the dilapidation of this housing stock as it is argued that landlords did not get enough resources to upkeep of the buildings. Along with the effects of the Rent Control Act, the overuse of resources, the poor economic situation of the tenants as well as aging building stock could be listed as reasons for the dilapidation of this housing stock. The deteriorating housing stock and loss of life due to building collapses forced the government to take up the responsibility of repairing rent controlled buildings. The government collected a nominal Repair Cess to support this activity. As the money accumulated for repair was extremely less, such an programme did not yield much. It was uneconomical for the Government to undertake such an activity all by itself without a clear financial policy. Moreover, there was a view that it wasnâ&#x20AC;&#x2122;t worth repairing these buildings, but rather it would be better to reconstruct the entire building.

With such a background, the government came up with a complete new regulation in 1997 popularly called as the CESS Rule. At the core of the policy was the idea to encourage private participation in reconstructing dilapidated buildings and to discourage their repair. The policy suggested that a building listed as a CESS building could undergo reconstruction if the landlord and seventy percent of the tenants agreed. In such a case they could hire a developer for the new construction. The old tenants get flats that are as large as their old tenement or 20.9 square meter, whichever is more. To offset this large cost, the regulation provided additional development rights on the property. Hence, the new building would have tenements for the old tenants plus an additional real estate for selling in the open market. The additional development right is marked at 50% (or FSI of 2.5, whichever is more) of the existing development. There was also an incentive 10% additional FSI given for older buildings making the total additional FSI at 60% for quicker responses.

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Washroom Staircase

0 5 10

Podium Staircase

TYPICAL BUILDING IN GIRGAON INNER CITY No. of tenements

124

Size of each tenemets (sq.m)

108 (3 BHK) 84 (2BHK)

Ground Cover of structure (sq.m)

1216

Plot Area (sq.m)

1729

No. of Inhabitants

620

The policy brought about a rush by developers to invest and redevelop the dilapidated buildings. However, one sees that the new redevelopments have come up only in areas with very high real estate values and not in the other areas where the problem of dilapidation is very acute. But the greater problem was the larger implication of the rule on the city. The new redevelopments are typically tall towers in the middle of dense old city fabrics. These towers have large houses, large multi storied parking spaces, terrace swimming pools etc. Their location close to business areas of the city make them highly sought amongst the elite groups. The profits made from these are never invested back into the city rather this newer development has gentrified these areas and further heavily burdened the infrastructure.(7)

References: 7. Housing Typology in Mumbai, CRIT, ,Shetty,Prasad,May 2007

ECONOMIC ANALYSIS- Marketing Strategy of Pencil Tower in China and India, SOCIO-CULTURAL ANALYSIS- Lifestyle of People in Mumbai

l

Target group and Demography,

CONCLUSION-

Pri-

orities of constructing Pencil tower(Comparison between two cities)

TRENDS

ECONOMIC ANALYSIS

Marketing Strategy for Pencil Tower

A REASONABLE HIGH- LIVING HOUSING?

The marketing prospective of pencil tower lies in between is situated lavish residential housing and low- income residential housing. But the target group for pencil tower will be middle- income group.

The main idea to make middle- income group as the target is because they can afford the living condition provided by the pencil tower. Pencil tower will be having living condition which is better than low- income residential housing but who couldn’t yet afford the lavish lifestyle residential living. Also the planning of pencil tower will make it tough to provide generous spaces generally demanded by the high- income group. Thus it will be logical to market pencil tower among young professional middle-income group who comes to metropolitan cities like Mumbai to fulfill their dreams. This will be good prospect for real estate developers to amplify their sale revenue.

Nature of Typology: The nature of pencil tower is hyper- specific. This typology works best if it’s specific to context, which could only be economical valuable at the pre set context . The idea of this study is to understand if it is equally profitable to build such building type in Mumbai or other high-dense city. One of the reasons for choosing Mumbai as a context is that this city has areas with extreme constraint of plot size like Hong Kong.

An exclusively – regular phenomenon : General public in Hong Kong considers pencil tower as a normal type of housing, while at a global housing context, this typology is considered as radical and unique.

For the Hong Kongers, the tower is rational because it fulfills the rules set up by the city’s spatial and economical demands. In Mumbai context, this typology becomes radical because the city pushes the living condition into extreme limits wherein this typology works best strategically.

References: 5. Pencil tower phenomenon in Hong Kong, China, Yam, Hiu Lan,2010

MARKET DISTIRBUTION OF TALLEST TOWERS IN CITY OF MUMBAI

Following is the study of tallest towers in Mumbai with data concerning their location, number of floors, and apartments on each floor with their approximate floor area. This study will help us to understand the potential context in which pencil tower can be a successful specimen. Also it will help us to compare the tower height and the floor areas of the contemproary buildings in Mumbai as compare to Pencil Towers.

I Building Name

Imperial Tower 1

Imperial Tower 2

Lodha Bellissimo A &B

Lodha Bellissimo C

Building Location

Tardeo

Tardeo

Mahalaxmi

Mahalaxmi

Building date

2010

2010

2012

2012

Typology Height Number of Floor Total number of Apartment Number of Apartment/ Floor Floor Area (sq.m)

Residential Condominiums 254 mts 61 400 8 2786

Residential Condominiums 254 mts 61 400 8 2786

Residential 222 mts 53 180 4 3292

Residential 222 mts 53 86 2 1646

Urmi Estate Lower Parel 2012 Commercial 182 mts 45 -

Planet Godrej Mahalaxmi 2009 Residential 181 mts 51 300 6 2377

Orchid Woods 1, 2 & 3 Goregaon 2012 Residential 190 mts 58 200 4 2129

Imperial Heights 1 & 2 Oshiwara 2011 Residential 180 mts 49 225 5 1696

Kohinoor Square Shivaji Park 2013 Residential 200 mts 45 300 12 -

Vivarea 1, 2 & 3 Mahalaxmi 2012 Mixed use 203 mts 52 100 2 2194

Ashok Towers D Parel 2009 Residential 193 mts 49 300 8 5571

The Ruby Dadar 2011 Commercial 191 mts 40 -

Victoria Worli 2012 Residential 170 mts 47 30 1 1219

RNA Mirage Worli 2008 Residential 158 mts 40 30 1 1661

Shreepati Arcade Nana Chowk 2002 Residential 153 mts 45 180 4 -

Le Palazzo Nana Chowk 2010 Residential 150 mts 46 160 4 2190

I Building Name Building Location Building date Typology Height Number of Floor Total number of Apartment Number of Apartment/ Floor Floor Area (sq.m)

I Building Name Building Location Building date Typology Height Number of Floor Total number of Apartment Number of Apartment/ Floor Floor Area (sq.m)

I Building Name Building Location Building date Typology Height Number of Floor Total number of Apartment Number of Apartment/ Floor Floor Area (sq.m)

References: 8. http://en.wikipedia.org/wiki/List_of_tallest_buildings_in_Mumbai

II Building Name

Antilia

Vasant Grandeur

Rustomjee Elanza 1,2 &3

Vasant Polaris

Building Location

Altamount Road

Borivali

Malad

Goregaon

Building date

2010

2010

-

2009

Typology

Personal Residential

Residential

Residential

Residential

Height

173 mts

172 mts

160 mts

151 mts

Number of Floor

27

36

36

30

Total number of Apartment

-

144

120

70

Number of Apartment/ Floor

-

4

4

3

Floor Area (sq.m)

4300

1177

1642

1524

II Building Name

Avarsekar Height

Gokul Concorde 1& 2

Kalpataru Pinnacle

Phoenix Tower B

Building Location Building date Typology

Worli Residential

Kandivali Residential

Goregaon 2013 Residential

Lower Parel Residential

Height Number of Floor

117 mts 34

114 mts 33

112 mts 33

110 mts 32

Total number of Apartment Number of Apartment/ Floor Floor Area (sq.m)

60 2 853

180 6 2103

90 3 1771

60 2 1006

II Building Name

Oberoi Skyheights 1 &2

Seth Beaumonde

Sumer Trinity 1 & 2

Ashok Tower A,B & C

Building Location

Lokhandwala

Prabhadevi

Prabhadevi

Parel

Building date

2009

-

-

2009

Typology

Residential

Residential

Residential

Residential

Height

150 mts

150 mts

150 mts

122 mts

Number of Floor

37

35

36

31

Total number of Apartment

180

90

120

160

Number of Apartment/ Floor Floor Area (sq.m)

6 3300

3 1550

4 1433

6 4178

Dhawalgiri Yashodham Residential 110 mts 33 90 3 -

Samudra Mahal Worli Residential 110 mts 30 60 2 2218

Zahra Worli 2006 Residential 110 mts 32 30 1 -

Kingston Tower Parel Residential 110 mts 52 175 4 -

II Building Name Building Location Building date Typology Height Number of Floor Total number of Apartment Number of Apartment/ Floor Floor Area (sq.m)

References: 8. http://en.wikipedia.org/wiki/List_of_tallest_buildings_in_Mumbai

SOCIAL ANALYSIS

Lifestyle of People in Mumbai

MUMBAIâ&#x20AC;&#x2122;S DEMOGRAPHY

The city is the commercial and the entertainment capital of India and is also the most populous city of the country. With a high number of migrants and diverse religious groups, Mumbai is truly a melting pot of cultures. To understand the lifestyle of people in Mumbai it is important to understand the social class of people in the city. (9)

Social Class of People: 1) Higher Income Group Mumbai is host to a number of local entrepreneurs who have made it big in the city, this group are generally categorised under Higher Income. They can also be from inherently well to do family. They are less in number but politically and socially strong.

2)Middle Income Group a) Higher Middle Income Group b) Lower Middle Income Group Mumbai is known for the number of hardworking professionals it produces every year. Between the age group of 20-45, Mumbai is known to produce a very young and driven workforce that is extremely devoted to whatever line of profession they are in.This is the biggest group of people in Mumbai 3) Lower Income Group Common local men here are the Panipuriwalla, Dabbawalla, Bhelpuriwalla, Paanwalla, Agarwals and the Slumdog folk who are known for having started the first recycling center in the country makes the lower income group. They are historically an Indo-Aryan race of people believed to have migrated from different part of India to make it big in the city of opportunities.

Higher Income Group Middle Income Group a) Higher Middle Income Group b)Lower Middle Income Group Lower Income Group

The marketing prospective of pencil tower lies in between is situated lavish residential housing and low- income residential housing. So, rationally the target group should be the one who could afford luxury in a resonable price and could also manage the maintenance. A group who has a nucler family of maximum of four people.

Considering, the above points it is sensible to put Middle Income Group as the potential target consumer for Pencil Towers : a) Higher Middle Income Group b) Lower Middle Income Group

References: 9. Municipal Annual Budget, 2005, â&#x20AC;&#x2DC;Economic Profileâ&#x20AC;&#x2122;, Mumbai 2005.

10. District Domestic Product of Maharashtra, 1993-94 to 1998-1999, Government of Maharashtra, 2001, Mumbai. Annual Budget, 2009-10, Municipal Corporation of Greater Mumbai.

SOCIAL ANALYSIS

Target group and demography

ANALYSES OF POTENTIAL GROUP FOR PENCIL TOWER

As mentioned earlier, the marketing prospective of pencil tower is situated between lavish residential housing and low- income residential housing. But the target group for pencil tower will be middle- income group i.e: a) Higher Middle Income Group b) Lower Middle Income Group Reason for the being the potential target group The main idea to make middle- income group as the target is because they can afford the living condition provided by the pencil tower. Pencil tower will be having living condition which is better than low- income residential housing but who couldn’t yet afford the lavish lifestyle residential living. Also the planning of pencil tower will make it tough to provide generous spaces generally demanded by the high- income group. Thus it will be logical to market pencil tower among young professional middle-income group who comes to metropolitan cities like Mumbai to fulfill their dreams. This will be good prospect for real estate developers to amplify their sale revenue.

References: 9. Municipal Annual Budget, 2005, ‘Economic Profile’, Mumbai 2005.

10. District Domestic Product of Maharashtra, 1993-94 to 1998-1999, Government of Maharashtra, 2001, Mumbai. Annual Budget, 2009-10, Municipal Corporation of Greater Mumbai.

MARKET DEMOGRAPHIC OF MIDDLE INCOME GROUP

SINGLE

WEEKDAYS Member 1

Morning Work

Afternoon Work

Night Home

Morning Home

Afternoon Home

Night Home

(WORKING COUPLE) Morning Afternoon Work Work Work Work

Night Home Home

(WORKING MAN & HOUSEWIFE) Morning Afternoon Work Work Home Home

Night Home Home

WEEKENDS Member 1

COUPLE

WEEKDAYS Member 1 Member 2 WEEKDAYS Member 1 Member 2

WEEKENDS (WORKING COUPLE) Morning Afternoon Member 1 Home Home Member 2 Home Home

Night Home Home

WEEKENDS (WORKING MAN & HOUSEWIFE) Morning Afternoon Member 1 Home Home Member 2 Home Home

Night Home Home

FAMILY OF THREE

WEEKDAYS

(WORKING COUPLE+ 1 KIDS)

Member 1

Morning Work

Afternoon Work

Night Home

Member 2

Work

Work

Home

Member 3

Daycare/School

Daycare/School

Home

WEEKDAYS

(WORKING MAN & HOUSEWIFE) Morning

Afternoon

Night

Member 1 Member 2

Work Home

Work Home

Home Home

Member 3

Home

Home

Home

WEEKENDS (WORKING COUPLE) Morning

Afternoon

Night

Member 1

Home

Home

Home

Member 2 Member 3

Home Home

Home Home

Home Home

WEEKENDS (WORKING MAN & HOUSEWIFE) Member 1

Morning Home

Afternoon Home

Night Home

Member 2

Home

Home

Home

Member 3

Home

Home

Home

FAMILY OF FOUR

WEEKDAYS (WORKING COUPLE+ 2 KIDS) Morning Afternoon

Night

Member 1 Member 2 Member 3 Member 4

Home Home Home Home

Work Work Daycare/School Daycare/School

Work Work Daycare/School Daycare/School

WEEKDAYS (WORKING MAN & HOUSEWIFE+ 2 KIDS) Morning Afternoon Night Member 1 Member 2 Member 3

Work Home Daycare/School

Work Home Daycare/School

Home Home Home

Member 4

Home

Home

Home

WEEKENDS (WORKING COUPLE+ 2 KIDS) Morning Afternoon

Night

Member 1 Member 2 Member 3 Member 4

Home Home Home Home

Home Home Home Home

Home Home Home Home

WEEKENDS (WORKING MAN & HOUSEWIFE+ 2 KIDS) Morning Afternoon Night Member 1 Member 2 Member 3 Member 4

Home Home Home Home

Home Home Home Home

References: 9. Municipal Annual Budget, 2005, ‘Economic Profile’, Mumbai 2005.

10. District Domestic Product of Maharashtra, 1993-94 to 1998-1999, Government of Maharashtra, 2001, Mumbai. Annual Budget, 2009-10, Municipal Corporation of Greater Mumbai.

Home Home Home Home

SOCIAL ANALYSIS

Analyses of Space requirement

ANALYSES OF SPACE REQUIREMENT FUNCTIONAL ASPECTS:

1) SOCIAL FUNCTION Get- Together

Eating Area

Living Room 2) ESSENTIAL FUNCTION Sleeping

Entertainment Area

Dining Area

Cooking

Bedrooms 3) ADDITIONAL SERVICES Reading Area

Bathing Area

Kitchen

Storage

Library/Pooja Room 4) PROFESSIONAL FUNCTION Working Area

Office

TV Room

Store Room/Area

TV Room

CONCLUSION

Priorities of constructing Pencil tower

PRIORITIES FOR CONSTRUCTING PENCIL TOWER

IMPORTANT ASPECT

MAIN IDEA

AIMS

Social Aspect

Livable

Amplify sale revenue

Environmental Aspect

Equitable

Standarized construction

Economic Aspect

Viable

Profitable for Users

Spatial Aspect

High-Living

Comfortable living

Symbolism Structural Aspect/

Reasonable

Quality Architecture

Marketing Aspect

Functional

Providing min. standard space

KEY PRIORITY FOR OUR STUDY

Spatial Aspect

Symbolism Structural Aspect/

Social Aspect

Functional

Livable

Quality Architecture

Comfortable living

High-Living

Providing min. standard space

Standarized construction

BUILDING CODE- Hong Kong Building code for Residential Tower l Mumbai Building code for Residential Tower LEGISLATION- Limitation in Design.

BUILDING RULES & REGULATION

BUILDING CODE

Hong Kong Buiding Code for Residential Tower

BUILDING CODE

Mumbai Buiding Code for Residential Tower

LEGISLATION

Limitation in Pencil Tower design

ANALYSIS - Understanding Exisiting spatial configurtion, INTERPRETATION - Re- concluding Pencil tower, STRATEGY - Re- stating defination of quality high- living spaces .

STUDY OF SPACES

ANALYSIS

Understanding exisiting spatial configuration

EXISTING PENCIL TOWER SPATIAL CONFIGURATION

FULLIC COURT BUILDING Facts: Floors: 23

Single Floor Area: 61 sq. m Usable Floor Area: 22 sq. m Staircase/Lift Area: 39 sq.m

Description: This is one of the most extreme expressions of the private home, or

living without a neighbor. In this example the minimal dwelling unit per floor is less than the circulation surface. It consists of scissor stairs providing two escape routes on each floor.

EXISTING PENCIL TOWER SPATIAL CONFIGURATION

SUN HO COURT BUILDING Facts: Floors: 24

Single Floor Area: 82 sq. m Usable Floor Area: 23 sq. m Staircase/Lift Area: 36 sq.m

Description: This slender “airplane type” pencil tower offers two minimal dwelling units per floor which together equal twice the circulation surface. Scissor stairs provide two escape routes. The ground floor is dedicated to commercial use.

EXISTING PENCIL TOWER SPATIAL CONFIGURATION

SWANHILL MANSION Facts: Floors: 25

Single Floor Area: 105 sq. m Usable Floor Area: 70 sq. m Staircase/Lift Area: 35 sq.m

Description: This “Airplane type” pencil tower offers two dwelling units per floor, equaling three times the circulation surface. Scissor stairs provide two escape routes on each floor from the kitchen and from the living room.

References: 4. Hong Kong Typology: An Architectural Research on Hong Kong Building Types Paperback – August 30, 2010 by Emanuel Christ (Author) , Christoph Gantenbein (Author)

SPATIAL CONFIGURATION LAWS IN HONG KONG & MUMBAI USABLE FLOOR AREA V/S SINGLE FLOOR AREA According to the Building Department in Hong Kong the defination of Usable floor area is the addition of the areas of the floor/floors in a storey/ building excluding any staircases, public circulation space, lift landings, lavatories, water closets, kitchens, and any space occuped by machinery for any elevators, air-conditioning system or similar services for whole of the building.

Thus, in most cases, the economic value of Hong Kong’s apartment is based on Usable Floor Area. Hence, one of the key design challenge in Hong Kong Pencil towers is to how to provide more usable floor area. At the same time to provide with good architectural alternatives which will not hinder the potential production of revenue for the developers.

Also, another design challenge is to maintain the performance of apartments practically.

CARPET AREA V/S BUILT-UP AREA IN MUMBAI According to the Bye Laws of BMC Mumbai the economic value of the apartment depends on Carpet Area which is the actual usable area used by the consumer. And, Built-up area consists of area outside your house, staircase, elevator, etc. which can constitute upto 25% of the area. “Super built-up” is area for the parapet, podium, garden,etc. all of which is charged at market price and can constitute upto 40% of the area.

Thus, the economic value quoted in the market are based on carpet area of an apartment. But at the same time an alternative has to be provided to developers in place of “super built-up” so as to compensate the revenue coming from it.

In order to do so, a proposal for first few floor from ground can be used for commercial purposes.

INTERPRETATION

RE-Concluding Pencil tower

STANDARD DIMENSION FOR COMFORT

According to Neufert, 875 mm works in all the dimension i.e lenght, breadth and height.

875 mm in Plan is a comfortable minimum circulation width.

875 mm in Section is a comfortable seating and working top height.

875 mm in Section can be also be storage 875 mm X 2 as a head clearance height 875 mm/5 as a riser height

Bottom Head room at 875 mm - Can be considered for sleeping/ seating/ working top / storage Mid Head room at 1750 mm - Can be considered for circulation( average Indian height is 1612 mm) Top Head room at 2750 mm- Suitable for seating and storage (According to DCR, any habitable room including rooms in IT/BT unit is 2750 mm minimum and 4200 mm maximum.)

References: 11. Neufert Architectsâ&#x20AC;&#x2122; Data, Fourth Edition, March 26, 2012, Ernst Neufert (Author), Peter Neufert (Author)

SIZE OF HABITABLE ROOMS Type

Sr.No.

Minimum carpet area in Sq.m

Minimum dimension in m

9.6

2.4

9.6 7.5 4.5 7.5

2.4 2.4 1.7 2.4

1 Multi-purpose room in one room dwelling unit 2 Rooms in two room dwelling unit a) Living Room b) Other Room c) Kitchen 3 Room in any building other than Residential

EXTENT OF LOFTS Rooms over whih Lofts permitted

Sr.No.

Coverage(% to area of room below)

1 Kitchen/Habitable room 2 Bathroom, water closet, corridor.

25 100 33.33 50 33.33

3 Shops with width upto 3m 4 Shops with width exceeding 3m 3 Industrial/Business i. Provided that (a) lofts in commercial or industrial buildings shall be located at least 2 m away from the entrance; and (b) loft area shall not be counted towards FSI subject to provision in (ii) below. ii. Heights: The clear head-room under a loft shall not be less than 2.2 m and that above it shall not be more than 1.5 m and if exceeded; it shall be counted towards FSI.

Sr.No.

SIZE OF BATHROOM AND WC'S Particular

1 Bathroom 2 Water Closet (WC) 3 Combined Toilet

Internal dimension 1.2 m X 1.2 m 0.9 m X 1.2 m 1.2 m X 2.1 m

Sr.No.

MINIMUM WIDTH OF STAIRWAYS AND CORRIDORS Type of occupancy Minimum width of staircase/stairway/ corridor (in meters)

1 Residential Buidling a) General i. Upto 24m ht. ii. Above 24 m ht.

1.2 m 1.5 m

Lifts: The following regulations shall apply to lifts in buildings of all land-uses without prejudice to the provision of Regulation No 40.8: i. If the height of building exceeds 15 m at least one lift shall be provided in the building. ii. Where the height of a building exceeds 24 m at least two lifts shall be provided in the said building

PARKING REQUIREMENT FOR VARIOUS LAND USES/BUILDING Sr.No. Land-Use 1 Residential Buidling a) General i. Upto 24m ht. ii. Above 24 m ht.

Car Spaces

a. 2 car spaces for every one tenement above 100 sq.mt of built up area b.One space for every 1 tenement of built-up area more than 60 sq.m and upto 100 sq.mt c. One space for every 2 tenement of built-up area more than 45 sq.m and upto 60 sq.mt d. One space for every 4 tenement of built-up areaupto 45 sq.m

References: 12. Revised Development Control Regulations 2009, SANCTIONED BY THE GOVERNMENT URBAN DEVELOPMENT DEPARTMENT NOTIFICATION NO.TPB/4308/465/CR-64/08/UD-11 DATED 31ST AUGUST 2009, CAME,Mumbai,India.

STRATEGY

Re-stating defination of quality High-living spaces

ORGANISATION OF SPACES & NATURAL SOURCES

As discussed earlier 875 mm has been identified with various domestic activities as a comfortable dimension.

CIRCULATION: Activities which needs movement SEATING/WORKING/SLEEPING: User’s participation needed but at the same time it’s static activity.

STORAGE: This is related not to the habitat’s but for the object

Considering, 875 mm can be mm in Plan is a comfortable minimum circulation width.

875 mm in Section is a comfortable seating and working top height.

875 mm in Section can be also be storage 875 mm X 2 as a head clearance height 875 mm/5 as a riser height

References: 11. Neufert Architects’ Data, Fourth Edition, March 26, 2012, Ernst Neufert (Author), Peter Neufert (Author) 12. Revised Development Control Regulations 2009, SANCTIONED BY THE GOVERNMENT URBAN DEVELOPMENT DEPARTMENT NOTIFICATION NO.TPB/4308/465/CR-64/08/UD-11 DATED 31ST AUGUST 2009, CAME,Mumbai,India.

875 mm in SECTION

- 875 mm X 2 as a head clearance height

- 875 mm in Section is a comfortable seating and working top height.

- 875 mm in Section can be also be storage

- 875 mm/5 as a riser height

ANALYZING THE DESIGN MODULE OF 875 mm:

875 mm x 1750 mm

+

875 mm x 875 mm

+

+

According to DCR ”any habitable room should have atleast minimum carpet area is 9600 sq.m with 2400 m as minimum dimension.”

Thus, the design module of 875 mm x 875 mm x 1750 mm can be aggregated to make bigger module of minimum dimension 2400 mm.

References: 12. Revised Development Control Regulations 2009, SANCTIONED BY THE GOVERNMENT URBAN DEVELOPMENT DEPARTMENT NOTIFICATION NO.TPB/4308/465/CR-64/08/UD-11 DATED 31ST AUGUST 2009, CAME,Mumbai,India.

+

EVALUATION TATION -

Reasonable High- Living Pencil Tower,

Architectural challenges

l

CONFRON-

Design proposal for apartments .

DESIGN SCHEMES

EVALUATION

Reasonable High- Living Pencil Tower

REASONABLE HIGH- LIVING RESIDENCE

Currently the real estate market in Hong Kong city, one can see two types of luxury private homes dominating the city fabric, first one for low middle-income group and other being for High middle-income group. Luxury Towers for low middle income, which consists of individual towers in urban fabric of the city. And, for high middleincome group luxury estate of mega luxury homes built on a huge area close to urban centers The subject of study i.e. Pencil Tower can be best categorized in reasonable high living tower for middle-income group. The distinct marketing schemes for the previously mentioned private housing i.e. for mega- private residential complexes with some mixed commercial use like shopping malls, offices and sometimes established transport systems. Thus attracting the higher income group with lavish desires.

While marketing strategy of mega-estates is programs-oriented, that of the affordable luxury tower is product-oriented. The challenges faced in construction of Pencil towers are limitation on plot area purchased by the real estate developer. Hence making it impractical to introduce the big scale mixed commercial use. Also the construction capacity for high-rise building constraints the floor area of each floor. This makes the apartments deprived of generous sizes and substantial supporting facilities making it challenging for developers to market pencil tower as a high- living housing.

Hence the main aim for the proposal of pencil tower in Mumbai will be to consider the above-mentioned constraints as a potential and still make the tower as prototype of high quality architectural spatial design.

References: 4. Hong Kong Typology: An Architectural Research on Hong Kong Building Types Paperback â&#x20AC;&#x201C; August 30, 2010 by Emanuel Christ (Author) , Christoph Gantenbein (Author)

CONFRONTATION

Architectural Challenges

ARCHITECTURAL CHALLENGES CONFRONTED BY PENCIL TOWERS

SUPERFICIAL APPROACH FOR DESIGNING As mentioned earlier the limitations in designing pencil towers are challenging architecturally. The current trends in Hong Kong Pencil tower are more towards branded objects like high-end furniture and fixtures for kitchen & bathroom to good quality wall, light fixtures, floor finishing etc. Thus, ignoring architectural prospect.

Also, in terms of structure, the programmatic arrangement like the circulation system depended on a pair of scissor stairs and an elevator running throughout based on spatial efficiency of the tower. Every floor has been standardized in order to pre fabricate the components. This puts architectural designing on low priority.

Therefore, it is necessary to understand and re-define the high living in pencil tower.

In terms of a design application, the key challenge is to maintain feasibility within the harsh limits and to deliver more usable floor area. The solution should be strategically formulated so as to not compromise with the economical revenue of developers.

The cost of apartments in Mumbai real estate depends on the built up area (usable floor area). Thus, key aspects in design proposal should be to provide built up area for economic viability. Also the design solution should consider the basic domestic ergonomics consideration

References: 5. Pencil tower phenomenon in Hong Kong, China, Yam, Hiu Lan,2010

CONFRONTATION < 100 m2 - Lego Apartments > 100 m 2 - Loft Apartment

Design

l

proposal for apartments

Studio Apartment

l

Hanging House

METAPROJECTS

01. LEGO APARTMENTS - This apartments fits into each other like Lego blocks, thus expalins the name of Lego Apartments.

- It follows radial spatial distribution

Bathroom

Bedroom 2

LEVEL 3

Office/Study Bathroom

LEVEL 2 Bedroom 1

Kitchen

LEVEL 1 Dining Area Entrance Bathroom Living Room Entertainment area

CIRCULATION PATH. 01

02. STUDIO APARTMENTS

Bathroom

+

Bedroom 2

LEVEL 3 Bedroom 1

Office/Study

= LEVEL 2

Bathroom

LEVEL 1 Dining Area Entrance Kitchen

CIRCULATION PATH. 02

Living Room

03. STAGGERING APARTMENTS

Bathroom

Bedroom 2

LEVEL 3 Bedroom 1 Office/Study LEVEL 2 Bathroom

LEVEL 1 Dining Area Entrance Kitchen

CIRCULATION PATH. 03

Living Room

04. LOFT APARTMENTS

+ Bathroom

Bedroom 2

LEVEL 2

Kitchen

LEVEL 1

Dining Area Entrance

Living Room

CIRCULATION PATH. 04

=

CONFRONTATION

Prototypes for Apartments < 100 m 2

PROTOTYPE 01

Bedroom 2 Bathroom LEVEL 3

Bathroom

< 100 m2 - LEGO APARTMENTS

Office/Study Bedroom 1

Typology: Radial distribution Single floor area: 157.64 m 2

LEVEL 2

Kitchen LEVEL 1

Dining Area Entrance

The Lego apartments are categorize into 2 types: Type A and Type B. They fit into each other like lego blocks

Bathroom Living Room Entertainment area

B SPACE SEGREGATION PUBLIC AREA

SEMI PRIVATE AREAS

PRIVATE AREAS

Living Room (Level 1)

Study Area (Level 2)

Kitchen (Level 1)

Dining Room (Level 1)

Office/Library (Level 2)

Bedroom (Level 2)

Pooja Area (Level 2)

Master Bedroom (Level 3)

SPATIAL ARRANGEMENT - Living room becomes the central area, descending into semi private and private areas in radial form.

A

B

A

B

- The key idea is to have natural light and cross ventilation for all rooms

A

PROTOTYPE 01.A < 100 m2 - LEGO APARTMENTS Typology: Radial distribution Single floor area: 157.64 m 2 Carpet area: 116.50 m 2

SEC.B

< 100 m2 - LEGO APARTMENTS

LIFT

Kitchen

LIFT

Bedroom

Storage Study Room Living Room

SEC.B

PLAN: Lower Level

0

1

3

5

SEC.B

LIFT

LIFT

Master Bedroom

PLAN: Upper Level

SEC.B 0

1

3

5

PROTOTYPE 01.B < 100 m2 - LEGO APARTMENTS Typology: Radial distribution Single floor area: 157.64 m 2 Carpet area: 107.30 m 2

SEC.B

LIFT

< 100 m2 - LEGO APARTMENTS

LIFT

Bedroom

Kitchen

Storage Living Room

Dining Room

SEC.B

PLAN: Lower Level

0

1

3

5

SEC.B

LIFT

LIFT

Master Bedroom

PLAN: Upper Level

SEC.B 0

1

3

5

PROTOTYPE 01 < 100 m2 - LEGO APARTMENTS

Bedroom Study Area Dining Area

Bedroom

Dining Area

SECTION B

Bedroom Study Area Dining Area

Bedroom Dining Area

SECTION A 0

1

3

5

PROTOTYPE 01.A

PROTOTYPE 01.B Living Room Dining Area / Study /Office Kitchen Bedroom

Bedroom 2

PROTOTYPE 02

Bathroom LEVEL 3 Bedroom 1

< 100 m - STUDIO APARTMENTS 2

Office/Study

LEVEL 2

Bathroom

Typology: Linear distribution Single floor area: 119.00 m 2 Carpet area: 86.30 m2

LEVEL 1 Dining Area Entrance Kitchen

SPACE SEGREGATION PUBLIC AREA

SEMI PRIVATE AREAS

PRIVATE AREAS

Living Room (Level 1) Study/Office/Pooja (Level 2) Bedroom (Level 2) Dining Room (Level 1)

Master Bedroom (Level 3)

Kitchen (Level 1)

SPATIAL ARRANGEMENT - Ideally for small family of three or two or for Singles.

- Open planning leading from one space to another in a linear form.

- The space segregation is divided as per the levels in the house.

- Double height space for Living, Dining and Kitchen - Maximising natural light and cross ventilation for all rooms

Living Room

< 100 m2 - STUDIO APARTMENTS

LIFT

LIFT

Living/Dining Room Study/Pooja Room Kitchen Bedroom

PLAN: Lower Level

0

1

3

5

LIFT

Master Bedroom

PLAN: Upper Level

0

1

3

5

LIFT

PROTOTYPE 02 < 100 m2 - STUDIO APARTMENTS

Master Bedroom

Study/Pooja Room

Living/Dining Room

Master Bedroom

Study/Pooja Room

Living/Dining Room

Master Bedroom Living/Dining Room Study/Pooja Room

SECTION A 0

1

3

5

PROTOTYPE 02

Living Room Dining Area / Study /Office Kitchen Bedroom

Bedroom 2

PROTOTYPE 03

LEVEL 3 Bedroom 1 Office/Study

< 100 m -STAGGERED APARTMENT 2

LEVEL 2 Bathroom

Typology: Radial distribution Single floor area: 112.00 m 2 Carpet area: 84.00 m 2

LEVEL 1 Dining Area Entrance Kitchen

SPACE SEGREGATION PUBLIC AREA

SEMI PRIVATE AREAS

PRIVATE AREAS

Living Room (Level 1) Study/Office/Pooja (Level 2) Bedroom (Level 2) Dining Room (Level 1) Kitchen (Level 1)

SPATIAL ARRANGEMENT - Ideal for Single, Couples or Family of three.

- Ascending into spaces according to its usage.

- Sectional variation in the apartments - Enlarged Balcony attached to Master Bedroom.

- Sufficient natural light and cross ventilation

Master Bedroom (Level 3)

Living Room

Bathroom

< 100 m2 - STAGGERED APARTMENTS

LIFT

LIFT

Kitchen

Bedroom

Dining Living Room Study Room

PLAN: Lower Level

0

1

3

5

LIFT

LIFT

Master Bedroom Vanity

PLAN: Upper Level 0

1

3

5

PROTOTYPE 03 < 100 m2 - STAGGERED APARTMENTS

Master Bedroom Vanity

Study Room Living Room

Dining

Master Bedroom Vanity

Study Room Dining

Living Room Master Bedroom Vanity

Study Room Dining

Living Room Master Bedroom Vanity

Study Room Dining

Living Room

SECTION A 0

1

3

5

PROTOTYPE 03

Living Room Dining Area / Study /Office Kitchen Bedroom

Bedroom 2

PROTOTYPE 04

Bathroom LEVEL 2

> 100 m2 -LOFT APARTMENT

Kitchen

Dining Area

Typology: Radial distribution Single floor area: 93.46 m 2 Carpet area: 58.90 m 2

Entrance

Living Room

SPACE SEGREGATION PUBLIC AREA

SEMI PRIVATE AREAS

Living Room (Level 1)

LEVEL 1

----

PRIVATE AREAS Bedroom (Level 2)

Dining Room (Level 1) Kitchen (Level 1)

SPATIAL ARRANGEMENT - Designed for Singles and Couples - This apartments have eliminated the additional spaces like study area which could be used or converted into Pooja/ Office or Library.

- It has bear minimum spaces required for daily activities.

- Sufficient natural light and cross ventilation

> 100 m2 - LOFT APARTMENT

LIFT

LIFT Kitchen

Living Room

PLAN: Lower Level

0

1

3

Dining

5

LIFT

LIFT

Vanity Master Bedroom

PLAN: Upper Level 0

1

3

5

PROTOTYPE 04 > 100 m2 - LOFT APARTMENT

Master Bedroom Living Room

Dining

Master Bedroom Living Room

Dining

Master Bedroom Living Room

Dining

Master Bedroom Living Room

Dining

SECTION A 0

1

3

5

PROTOTYPE 04

CONTEXT CONFRONTATION sideration

l

Meta Project:

TAL IMPLICATION -

-

Comparing Cities in Con-

Prototype 05,

ENVIRONMEN-

Analysing Natural light and Ventilation

URBAN IMPACT

CONTEXT CONFRONTATION

Comparing the Three Cities

COMPARING MUMBAI TO HONG KONG AND NEW YORK

The application of phenomenon of Pencil towers will be in context of Mumbai. So it will be necessary to compare Mumbai to major cities around the world in order to understand the context better.

We will now see how we can compare a small districts of Mumbai, Hong Kong and New York which share similar characteristic.

MUMBAI: Phoenix Mill Compound, Lower Parel AREA: 62,000 m2 This is an ex industrial area which has now been converted into Mumbaiâ&#x20AC;&#x2122;s major residential and shopping district. There are many re-developement projects occurring in this vicinity due to dilapditated Chawls. This block also has Hotels, Residential towers, Parking structure, some existing industries, Commercial spaces etc.

It is also important to understand this context, as the Prototype 05 will be placed here.Also an additional FSI (1.33 to 4) can be obtained if a Prototype 05 is developed under redevlopement projects.

High Rise / Towers/ Skyscrappers

HONG KONG

HONG KONG: Mong Kok The district is characterized by a mixture of old and new multi-story buildings, with shops and restaurants at street level and commercial or residential units above. Major industries in Mong Kok are retail, restaurants and entertainment.

Mong Kok also has high number of Pencil Tower, so it is really important to compare Mong Kok with Mumbai.

Pencil Towers

NEW YORK

NEW YORK : Manhattan Manhattan is one of the 5 boroughs of New York City, we will compare a block of 80 m x 270 m that of Phoenix Compund.

This Block lies adjacent to 57th street and 9th street. The main characteristic of this block is similar to those of Phoenix Compound and that of Mong Kok. It had residentiala as well as commercial structures.

High Rise / Towers/ Skyscrappers

COMPARING SCALE OF THREE DISTRICTS

There is a strong pitch to increase Mumbaiâ&#x20AC;&#x2122;s permissible floor space index (FSI) considering the space crunch in the city.

FSI limit was set at 4.5 in Mumbai when introduced in the 1960s. Since then of course in every global city, be it New York or Hong Kong FSI norms have been relaxed, but in Mumbai quite the opposite has happened.

NEW YORK : Manhattan

MUMBAI : Phoenix Mill Compound, Lower Parel

C

So while in New York, Tokyo, Hong Kong and Shanghai FSI limits range between 10 and 15, here in Mumbai the permissible FSI range between 2.5 and 4 for redevelopment projects and between 1.33 and 4 for non-redevelopment projects.

HONG KONG : Mong Kok

CONTEXT CONFRONTATION

Meta Project: Protoype 05

Bedroom 2

PROTOTYPE 05

Bathroom LEVEL 3

Bathroom Office/Study

MIXED APARTMENTS ( Alternative A & B)

Bedroom 1

Typology: Radial distribution/ Linear distribution Single floor area: 157.64 m 2 This meta- project is mixture of all the above discussed prototype.

LEVEL 2

Kitchen LEVEL 1

Dining Area Entrance Bathroom Living Room Entertainment area

SPACE SEGREGATION 01 PUBLIC AREA

SEMI PRIVATE AREAS

PRIVATE AREAS

Living Room (Level 1)

Study Area (Level 2)

Kitchen (Level 1)

Dining Room (Level 1)

Office/Library (Level 2)

Bedroom (Level 2)

Bedroom 2

Bathroom LEVEL 3 Bedroom 1

Pooja Area (Level 2)

Master Bedroom (Level 3)

Office/Study

LEVEL 2

Bathroom

SPACE SEGREGATION 02 PUBLIC AREA

LEVEL 1

SEMI PRIVATE AREAS

PRIVATE AREAS

Living Room (Level 1) Study/Office/Pooja (Level 2) Bedroom (Level 2) Dining Room (Level 1)

Dining Area Entrance Kitchen

Living Room

Master Bedroom (Level 3)

Kitchen (Level 1)

Bedroom 2

LEVEL 3

SPACE SEGREGATION 03

Bedroom 1 Office/Study

PUBLIC AREA

SEMI PRIVATE AREAS

LEVEL 2

PRIVATE AREAS

Bathroom

Living Room (Level 1) Study/Office/Pooja (Level 2) Bedroom (Level 2) LEVEL 1

Dining Room (Level 1)

Master Bedroom (Level 3)

Dining Area Entrance

Kitchen (Level 1)

Kitchen

Living Room

Bathroom

LEGO APARTMENTS 01.A: A)TYPICAL FLOOR PLAN:1st, 5th, 9th,13,th,17th,21st

LIFT

LIFT

Bedroom

B)TYPICAL FLOOR PLAN:1st, 5th, 9th

Storage Kitchen Study Room

Living Room

PLAN:Lower Level

0

1

3

5

LIFT

LIFT

Master Bedroom

PLAN: Upper Level 0

1

3

5

LEGO APARTMENTS 01.B:

A)TYPICAL FLOOR PLAN: 2nd,6th,10th,18th,22st

LIFT

LIFT

B)TYPICAL FLOOR PLAN: 2nd,6th,10th Bedroom

Kitchen

Storage Living Room

Dining Room

PLAN: Lower Level 0

1

3

5

LIFT

LIFT

Master Bedroom

PLAN: Upper Level 0

1

3

5

STUDIO APARTMENTS 02:

A) TYPICAL FLOOR PLAN:3RD,7TH,11TH, 19TH, 23RD

LIFT

LIFT

Green Area/

B) TYPICAL FLOOR PLAN:3RD,7TH,11TH

Refuge floor in some case

Living Room

Study/Pooja

Kitchen

Dining Area

Bedroom

PLAN: Lower Level 1

0

3

5

LIFT

LIFT

Double height Green Area/

Refuge floor in some case

Master Bedroom

PLAN: Upper Level 0

1

3

5

STAGGERED APARTMENTS 03:

A) TYPICAL FLOOR PLAN: 4TH, 8TH,12TH,20TH,24TH

LIFT

LIFT

A) TYPICAL FLOOR PLAN: 4TH, 8TH,12TH Bedroom

Kitchen

Living Room

Study/Pooja Dining Area

PLAN: Lower Level

0

1

3

5

LIFT

LIFT Green Area/

Refuge floor in some case

Vanity

PLAN: Upper Level 0

1

3

5

Master Bedroom

PROTOTYPE 05 MIXED APARTMENTS

Master Bedroom

Dining Living Room

Master Bedroom Living Room

Dining

Staggered Apartments

Study/Pooja Master Bedroom

Bedroom

Dining

Studio Apartments

Living Room Master Bedroom

Study/Pooja Dining

Lego Apartments 01.A

Living Room

Master Bedroom

Dining

Lego Apartments 01.B

Living Room

SECTION A 0

1

3

5

PROTOTYPE 05 Prototype is a specimen to explain how there is a need to increase the FSI demand in the city which will stausfy both the developers as well as the consumer.

This prototype should be placed in such a manner that facade of all the the apartments faces North and West side and services like staircase and refuge floor on the south side.

If we place this prototype in Phoenix Mill Compound in a plot size between 300 sq.m(one unit) to 600 sq.m. (placing two unit) only and facing the apartments to the west (Arabian Sea) or North the apartment can insert maximum natural light and ventilation. Therefor the planning will orient Kitchen and Dining towards East. Living , Master Bedroom,Study facing North and Bedroom towards West.

VIEW OF PROTOTYPE IN PHOENIX COMPOUND MILL FROM SOUTH

Podium/Spaces reserved for commercial purpose Staircase/Refuge Area

PROTOTYPE 05: PERMUTATION & COMBINATION Alternative A: If we consider an alternative with 24 floors.

TYPICAL UNIT OF PENCIL TOWER No. of tenements

21

Size of each tenemets (sq.m)

113.50 (LEGO 01) 106.50 (LEGO 02) 101.00 (STUDIO) 90.30 (STAGGERED)

Ground Cover of structure (sq.m)

157.64

No. of Inhabitants

84

Built- up area

2170

Alternative B: If we consider an alternative with 24 floors.

TYPICAL UNIT OF PENCIL TOWER No. of tenements

12

Size of each tenemets (sq.m)

113.50 (LEGO 01) 106.50 (LEGO 02) 101.00 (STUDIO) 90.30 (STAGGERED)

Ground Cover of structure (sq.m)

157.64

No. of Inhabitants

48

Built- up area

1143.6

PROTOTYPE 05: PERMUTATION & COMBINATION We, will consider three FSI value , one existing FSI value from South Mumbai,second FSI value of Noida (if applicable in Mumbai), third FSI value from Andhra Pradesh (if applicable in Mumbai) 1)

Considering, FSI of 1.33 (South Mumbai_1.33, Mumbai _1.00) Combination Built-up Area(sq.m) Plot Area (sq.m)

A+A A+B B+B

4340 3313.6 2287.2

3263 2491.4 1719.7

2)

Considering, FSI of 2.75 (Noida & Greater Noida, Delhi_ 2.75-3.5) Combination Built-up Area(sq.m) Plot Area (sq.m)

A+A A+B B+B

4340 3313.6 2287.2

1578.2 1204.9 831.7

3)

Considering, FSI of 4.0 (Andhra Pradesh_ 4.0-6.0) Combination Built-up Area(sq.m) Plot Area (sq.m)

A+A A+B B+B

4340 3313.6 2287.2

1085 828.4 571.8

CONCLUSION: This results to the fact that Prototype 05 will work best with FSI 4.0 or more.

ENVIRONMENTAL IMPLICATION

Analysing Natural Light and Ventilation in Prototype 05

TYPICAL FLOOR PLAN:

TYPICAL FLOOR PLAN:

FIRST, FIFTH, NINTH,THIRTEENTH, SEVENTEENTH, TWENTY- FIRST

SECOND,SIXTH,TENTH,EIGHTEENTH,TWENTY-SECOND

PLAN: Lower Level

PLAN: Lower Level

PLAN: Upper Level

PLAN: Upper Level

EAST EAST

SECTION A

WEST

SECTION A

WEST

TYPICAL FLOOR PLAN:

TYPICAL FLOOR PLAN:

THIRD, SEVENTH, ELEVENTH, NINETEENTH, TWENTY-THIRD

FORTH, EIGHTH, TWELFTH, TWENTIETH, TWENTY-FORTH

PLAN: Lower Level

PLAN: Lower Level

PLAN: Upper Level

PLAN: Upper Level

EAST

SECTION A

WEST

EAST

SECTION A

WEST

PROTOTYPE 05 IN PHOENIX MILL COMPOUND

VIEW OF PROTOTYPE 05 IN PHOENIX COMPOUND MILL FROM SOUTH

VIEW OF PROTOTYPE IN PHOENIX COMPOUND MILL FROM NORTH

CONCLUSION

Typology Transfer :A New Urban Architecture

CONCLUSION

The prototypes proposed in this thesis are just meta projects which suggest typology transfer from one region can be viable if it offers better living environment.

A solution that is economically feasible not only for users but also for developers. More importantly, the social aspect of the context should be studied thoroughly and considered in designing spaces. Thus, typology transfer is process of evolution from carrying the potential elements of the main region to adapting the social, economical and environmetal aspect of the context it is to be placed in.

It demonstartes the minimum use of spatial configuration especially for an Island city like Mumbai which has very less space to cater to the large population.

These Prototypes also regulates spatial configuration in a way which maximizes Natural light and ventilation, thus making the model sustainable.

It also determines how the staircase and corridors spaces which is generally included in â&#x20AC;&#x153;Super Built- up areaâ&#x20AC;? can be reduced.

Also clustering the prototypes of apartment can bring diversity not only to the architectural aesthetic but also will help give social diversity to the family residing in it, thus breaking the monotonous myth existing in the city.

BIBLIOGRAPHY:

1. CTBUH Journal l 2010 Isuue ll, The Vertical Garden City- CTBUH Journal l 2010 Isuue ll, The Vertical Garden City, Abel.C 3. Typology: Hong Kong, Rome, New York, Buenos Aires (Park Books - Christ & Gantenbein Review) Hardcover by Emanuel Christ (Editor) , Christoph Gantenbein (Editor), Park Books; Bilingual edition (September 15, 2012) 4. Hong Kong Typology: An Architectural Research on Hong Kong Building Types Paperback – August 30, 2010 by Emanuel Christ (Author) , Christoph Gantenbein (Author) 5. Pencil tower phenomenon in Hong Kong, China, Yam, Hiu Lan,2010 6. Hong Kong in Zurich ? , Thoughts on the potential of a Typological tranfer by Emanuel Christ and Christoh Gantenbein 7. Housing Typology in Mumbai, CRIT, ,Shetty,Prasad,May 2007 9. Municipal Annual Budget, 2005, ‘Economic Profile’, Mumbai 2005.

10. District Domestic Product of Maharashtra, 1993-94 to 1998-1999, Government of Maharashtra, 2001, Mumbai. Annual Budget, 2009-10, Municipal Corporation of Greater Mumbai.

11. Neufert Architects’ Data, Fourth Edition, March 26, 2012, Ernst Neufert (Author), Peter Neufert (Author) 12. Revised Development Control Regulations 2009, SANCTIONED BY THE GOVERNMENT URBAN DEVELOPMENT DEPARTMENT NOTIFICATION NO.TPB/4308/465/CR-64/08/UD-11 DATED 31ST AUGUST 2009, CAME,Mumbai,India.

13. Saper vedere la città. Ferrara di Biagio Rossetti, Bruno Zevi (Autore), 28 marzo 2006 14. Testo & Immagine( Universale di Archittecttura) 15.Lynch, Kevin, The Image of the City, MIT Press, Cambridge MA 1960 16.“Buildings Department - Publications and Press Releases.” Buildings Department .

Web. 29 Jan. 2012. <http://www.bd.gov.hk/english/documents/index_crlist.html>.

17. Faure, David. Society: A Documentary History of Hong Kong. Hong Kong: Hong Kong UP, 1997.Print.

BIBLIOGRAPHY:

18. Ng, Edward. â&#x20AC;&#x153;Studies on Daylight Design and Regulation of Highdensity Residential Housing in Hong Kong.â&#x20AC;? Department of Architecture, Chinese University of Hong Kong (2002).

Print.

19. Reed, Christopher. Not at Home: The Suppression of Domesticity in Modern Art and Architecture. London: Thames and Hudson, 1996. Print.

20. Ugo, Vittorio , Fondamenti della rappresentazione architettonica, Esculapio; Prima edizione edizione (1994)