Mixed-use Cluster Redevelopment in a dense fabric

(Mixed-use Cluster Redevelopment in a dense fabric)

Submitted in partial fulfilment of the requirements of the degree of

Bachelor of Architecture by

(Jay Mehta)

Exam Roll No. (37)

Research Supervisor: (Ar. Rajesh Rokade)

University of Mumbai Sir JJ College of Architecture 2021-22

MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

UNIVERSITY OF MUMBAI

Certificate This is to certify that this Dissertation entitled (Mixed-use Cluster Redevelopment in a dense fabric) is the bonafide work of (Jay Mehta) who is a student of the final year of Sir JJ College of Architecture, University of Mumbai and has carried out this work under my guidance and supervision.

Research Supervisor

Principal ,

Date: Place:

Stamp of College

Jury Member

Jury Member

Name and Signature Date :

Name and Signature

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

DECLARATION I hereby declare that this written submission entitled “Mixed-use Cluster Redevelopment in a dense fabric” represents my ideas in my own words and has not been taken from the work of others (as from books, articles, essays, dissertations, other media and online); and where others’ ideas or words have been included, I have adequately cited and referenced the original sources.

Direct quotations from books, journal articles, internet sources, other texts, or any other source whatsoever are acknowledged and the source cited are identified in the dissertation references.

No material other than that cited and listed has been used.

I have read and know the meaning of plagiarism* and I understand that plagiarism, collusion, and copying are grave and serious offences in the university and accept the consequences should I engage in plagiarism, collusion or copying.

I also declare that I have adhered to all principles of academic honesty and integrity and have not misrepresented or fabricated or falsified any idea/data/fact source in my submission.

This work, or any part of it, has not been previously submitted by me or any other person for assessment on this or any other course of study.

Signature of the Student: Name of the Student: Jay Mehta Exam Roll No: 37 Date: 06/10/2021

Place: Mumbai

----------------------------------------------------------------------------------------------------------------------------- ---------*The following defines plagiarism: “Plagiarism” occurs when a student misrepresents, as his/her own work, the work, written or otherwise, of any other person (including another student) or of any institution. Examples of forms of plagiarism include:  The verbatim (word for word) copying of another’s work without appropriate and correctly presented acknowledgement;  The close paraphrasing of another’s work by simply changing a few words or altering the order of presentation, without appropriate and correctly presented acknowledgement;  unacknowledged quotation of phrases from another’s work;  The deliberate and detailed presentation of another’s concept as one’s own.  “Another’s work” covers all material, including, for example, written work, diagrams, designs, charts, photographs, musical compositions and pictures, from all sources, including, for example, journals, books, dissertations and essays and online resources.

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

ACKNOWLEDGEMENT I would dedicate this book to my future self, if he ever gets to work on such kind of project in practice. This entire dissertation has been a formative experience for me, and I'd wish to show gratitude towards everyone who helped through this entire journey of writing this book.

Firstly, I would like to thank my research guide, Ar. Rajesh Rokade for being extremely approachable and supportive throughout my thesis and to have always guided me in the right direction. It was a great privilege and honour to study under his guidance. I am extremely grateful for the knowledge he has offered me.

I wish to express my deepest gratitude to my seniors Farida Fidvi, Shubham Ray, and Nihal Berde for their regular guidance while doing the research and supporting me.

My sincere gratitude towards Ar. Devyani Nirmale and Ar. Amita Dhamankar from Studio Spandan for giving their valuable time, proficiency and guidance on the interrelationship of the topic, with their own experience.

I am indebted to my parents, friends and family for their unconditional love and support throughout my entire journey in architecture.

I would like to thank Sir. J.J. College of Architecture for providing me this opportunity to work on this project.

Finally my gratitude towards everyone who has supported me to complete the research work.

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LIST OF FIGURES Figure 1]

Bombay in 1900s

Figure 2]

Live, work, play concept and sustainability

Figure 3]

Old dilapidated buildings lining a street near the Crawford market

Figure 4]

a diagram of the Hub on Causeway in Boston demonstrates mixed uses

Figure 5]

Illustration representing percentage of open space in different cities

Figure 6]

Vertical Neighbourhood, Alfred Mueller

Figure 7]

Research structure flow chart

Figure 8]

Redevelopment at Imambara, Dongri

Figure 9]

Redevelopment at V.P. Road, Prarthana Samaj

Figure 10]

Redevelopment at Bhuleshwar, C.P. Tank

Figure 11]

Mumbai’s population graph

Figure 12]

Demographics of Mumbai

Figure 13]

Plans of High-rise buildings

Figure 14]

Smart Core design

Figure 15]

Core design ideas

Figure 16]

Core design ideas

Figure 17]

Leasing depth diagram

Figure 18]

Policy initiatives towards affordable housing in Mumbai

Figure 19]

Location map of Nathani Heights

Figure 20]

Site plan of Nathani Heights

Figure 21]

Zoning section

Figure 22]

Exterior view of the tower

Figure 23]

Floor plan of the sale component

Figure 24]

Landscaped area on podium

Figure 25]

Amphitheatre on podium

Figure 26]

Master plan of Bhendi Bazaar redevelopment proposal

Figure 27]

3D view of Bhendi Bazaar redevelopment proposal

Figure 28]

Comparative analysis of Bhendi Bazaar redevelopment proposal

Figure 29]

View of individual rehab unit

Figure 30]

Sustainable green features chart

Figure 31]

Exterior view of Kohinoor square

MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

Figure 32]

Site plan of Kohinoor square

Figure 33]

Plan of the core showing services

Figure 34]

Floor area break-up diagram

Figure 35]

Individual floor plans of the complex

Figure 36]

Exterior view of the Linked Hybrid

Figure 37]

Exterior view of the Linked Hybrid

Figure 38]

Master plan of the Linked Hybrid

Figure 39]

Building view of the Linked Hybrid

Figure 40]

Concept diagram

Figure 41]

Plan showing the linked sky bridges

Figure 42]

Section

Figure 43]

Elevation

Figure 44]

Zoning section

Figure 45]

Exploded 3D view of the complex

Figure 46]

Diagram showing construction technique

Figure 47]

Guangzhou, China

Figure 48]

Exterior view of the building

Figure 49]

Exploded 3D view of the facade

Figure 50]

Plan of the redeveloped building

Figure 51]

View showing the shops at the ground level

Figure 52]

View showing the exterior of the building

Figure 53]

View showing the connection of the street with the building

Figure 54]

before and after view of the balcony

Figure 55]

View of the central atrium

Figure 56]

Front view of the building

Figure 57]

Floor plan of the complex

Figure 58]

Section

Figure 59]

View showing façade elements

Figure 60]

View of the interior and exterior connection

Figure 61]

Exterior 3D view of the complex

Figure 62]

Exterior view showing the in between work pods

Figure 63]

Location of the site

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

Figure 64]

Proposed 3D view of the towers

Figure 65]

Diagram showing zoning according to the use

Figure 66]

3D view of the proposed green park

Figure 67]

3D view of the proposed entrance

Figure 68]

Master plan of the design proposal

Figure 69]

Diagram showing change in the RG after redevelopment

Figure 70]

Old B.D.D chawl building

Figure 71]

Exterior 3D view of the proposed tower

Figure 72]

Master plan of the design proposal

Figure 73]

Floor plan of individual unit

Figure 74]

3D view of the individual unit

Figure 75]

D ward land use map of DP 2034

Figure 76]

Sheet number IC 13 of DP 2034

Figure 77]

Land-use legend

Figure 78]

Site option 1 from DP sheet IC 13

Figure 79]

Ready reckoner rate for Girgaon

Figure 80]

Site option 1 from DP sheet IC 13

Figure 81]

Ready reckoner rate for Grant road

Figure 82]

Satellite image of site 1

Figure 83]

Girgaon back road, 1905

Figure 84]

Satellite image of site neighbourhood

Figure 85]

Sir H.N. Reliance hospital

Figure 86]

Grant Road railway station

Figure 87]

Girgaon Chowpatty

Figure 88]

Figure ground image of site neighbourhood

Figure 89]

Existing Site image 1

Figure 90]

Existing Site image 2

Figure 91]

Existing Site image 3

Figure 92]

Existing Site image 4

Figure 93]

Existing Site image 5

Figure 94]

Average annual rainfall in Girgaon

Figure 95]

Average annual temperature in Girgaon

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Figure 96]

Graph showing the different cloudy, sunny and precipitation days

Figure 97]

Psychrometric chart showing comfort levels

Figure 98]

Wind rose diagram showing the wind speeds

Figure 99]

Sun shading chart

TABLE OF CONTENTS 1]

INTRODUCTION

1.1]

Background Study…………………………………………………............................................................

19

1.2]

General Introduction……………………………………………………………………………………..

21

1.3]

Aim of the research……………………………………………………………………………………….

23

1.4]

Objectives of the research……………………………………………………………………………..

23

1.5]

Need for the research………………………………………………………………….............................

23

1.6]

Scope…………………………………………………………………………………..........................................

25

1.7]

Limitations…………………………………………………………………………………………………….

25

2]

REVIEW OF RELATED LITERATURE

2.1]

Mixed-use buildings – serving more than one………………………………........................

28

2.2]

Challenges and risks involved in the redevelopment process ………………………

31

2.3]

Cluster redevelopment over Individual redevelopment ………………………………..

33

2.4]

Lack of open/green spaces in cities …..…………………………………………………………..

34

2.5]

Vertical neighbourhood (Redefining the tower) …..……………………………………….

36

3]

RESEARCH PROCESS

3.1]

Structure of research………………………………………………………………………………………

40

3.1]

Identification of research questions………………………………………………………………

41

3.2]

Identification of research methods and data collection…………………………………

41

3.3]

Sources of Information………………………………………………………………………………….

41

3.4]

Applicability of research in terms of Architectural Design…………………………..

42

MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

4]

DATA COLLECTION

4.1]

Importance and benefits of Mixed use buildings………………………………....

44

4.2]

Existing redevelopment styles………………………………………………………..

46

4.3]

Population density and Demographics……………………………………………...

47

4.4]

Understanding the conditions of living in an existing…………………………...

49

mixed use environment 4.5]

Design of high rise buildings………………………………………………………....

53

4.6]

Understanding the housing acts of Mumbai…………………………………….....

58

5]

CASE STUDIES

Local context case studies 5.1]

Nathani Heights, Mumbai……………………………………......................................

62

5.2]

Al Sadah tower – Bhendi Bazaar cluster redevelopment project.......................

66

5.3]

Kohinoor Square, Dadar, Mumbai...............................................................................

69

International context case studies 5.3]

Linked Hybrid, Beijing, China.....................................................................................

73

5.4]

The Urban village, Guangzhou, China.......................................................................

77

5.5]

Redevelopment of Parisian railway station, Paris...................................................

80

Redevelopment proposal case studies 5.6]

Redevelopment of Navjivan CHSL by I.M. Kadri.................................................

83

5.7]

B.D.D chawl redevelopment project, N.M. Joshi Marg........................................

86

6]

INFERENCES…………………………………………………………………………………………

89

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

7]

SITE APPRAISAL

7.1]

Criteria for site selection.................................................................................................

92

7.2]

Site selection.......................................................................................................................

95

7.3]

Land Use pattern...............................................................................................................

96

7.4]

Site Analysis.......................................................................................................................

100

7.5]

SWOT Analysis.................................................................................................................

108

8]

DESIGN PROGRAM

8.1]

Design Intent.......................................................................................................................

112

8.2]

Design Brief & Area Program.......................................................................................

113

9]

BIBLIOGRAPHY………………………………………………………………………………….

115

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

ABSTRACT The mixed-use scale varies from a single structure to a group of structures within or adjacent to the developed area. Mixed use developments could be new constructions or redeveloping existing mixed use buildings. This research is an attempt to study about redevelopment of existing mixed use clusters in high density areas of cities.

Old and dilapidated buildings on the verge of collapse are a tragic reality in Mumbai. Thus, as an incentive to the owners of old buildings, the builder/developer provides additional area, funds, and promises to provide new floors with better facilities. Such structures need to be redeveloped before they cause any harm to the residents.

This research will be focusing on the study of the existing conditions of old, dilapidated, mixeduse developments and the challenges faced while redeveloping these structures in high density areas. And along with this, it will also look at the redevelopment models been constructed and the drawbacks of these executed structures and how cluster redevelopment could be a better solution for the high density areas in the cities.

The Maharashtra government created new laws in response to the need for a more comprehensive approach to rehabilitation. These guidelines established the groundwork for the city's cluster revitalization. It favoured cluster development over individual projects and rewarded it.

Keywords - Mixed-use, high density, redevelopment, high-rise, cluster development, norms, Social and Cultural Upliftment.

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

CHAPTER 1 - INTRODUCTION

1)

Background Study

2)

General Introduction

3)

Aim of the research

4)

Objectives of the research

5)

Need for the research

6)

Scope of the research

7)

Limitations

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1.1

Background Study

The mixing of land uses has been a very common character of cities and urban areas since the dawn of human civilization. In olden times, the spaces in the cities required to incorporate essential functions of the built environment, which generally included the places to reside, socialize, and manufacture and sell goods and services. These spaces were found in close proximity because walking was the primary means of transportation. As a result, the distances that people were able to travel on a daily basis were limited to what could reasonably be traversed on foot in the small amount of time that was available between their residing and working. This limited both the overall size of the city and the amount of space that was available for each necessary function. Also, a large portion of the population lived in structures that also served as their place of work. Generally, these kind of structures would have their occupation on the ground level and their residence would be on an upper mezzanine or the backside of the structure.

Figure 1) – Bombay in 1900s Source: - http://www.columbia.edu/itc/mealac/pritchett/00routesdata/1500_1599/bombay

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MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

Furthermore, before the early 19th century, almost every urban area had the following characteristics: the primary means of transportation was walking; uses were mixed both throughout the city and within individual buildings; the population density curve was very steep, with high densities in the cities and low densities in the surrounding areas; and there was a clear, physical distinction between the city hub and the areas on the outskirts of the city.

Historical examples can be found in the old market squares of various cities where retail shops, residential apartments, administrative offices, and often few public spaces or amenities were intermixed. [E.g. Kalbadevi, Grant Road, Tardeo etc.]

However, after the Industrial Revolution, new zoning laws and a division between living and working spaces was created that realigned the structure of the built environment. The intent of the zoning of lands was to separate land uses that were deemed incompatible for the purposes of protecting the public’s health, safety, morals, and general welfare. Thus, through the categorization of land uses into like functions, residential districts were separated from the noise and pollution of industry and detached from the hustle and bustle of commerce. This transformation was spurred primarily by five factors: industrialization, urbanization, advances in transportation, zoning ordinances, and the rise of an affluent middle class.

After the invention of the motor vehicles, people started travelling long distances between home, office and shopping. The introduction and acceptance of transport systems that were affordable for the average working class family allowed people to access farther places in the same amount of time it previously took them to walk a few blocks down the street. This in turn spurred the transformation of land uses and their segregation. Therefore, the introduction of automobiles broke the constraints that the human stride had placed on the urban fabric and organically altered the horizontal scale of the built environment.

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1.2

General Introduction

“Mixed - use” is described as a land development which contains two or major types of uses (like residential, commercial, retail or shopping). Mixed-use typology has evolved gradually over time in areas, but is also a more recent and specific form of development. Mixed-use development is a physical and functional integration of its various components, which can be provided within a vertical mix of uses into a single mixed-use building. It can be described as a planning of key components around a central public space or land use (for example, a shopping centre), or through a town centre/urban village setting that interconnects uses through pedestrian friendly facilities. Mixed-use frequently involves stacking uses, usually residential or office uses over retail uses. The scale of mixed-use is highly dependent on the context from a single structure to the redevelopment of a cluster of structures within or adjacent to a developed area. The two most common forms of mixed-use design are: 

Vertical. As a single, multi-story building, a typical mix places apartments on the upper

levels and retail or offices at street level. A basement level provides parking and/or access to underground public transportation. 

Horizontal. Spread over several buildings, such as a city block or around an open space

or courtyard, these individual buildings serve one or two specific uses while creating a microcosm within a neighbourhood.

Figure 2) – Live, work, play concept and sustainability Source: https://www.semanticscholar.org/paper/MIXED-USE-DEVELOPMENTS-%3A-ACRITICAL-REALIST

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Today, mixed-use development is very popular in urban and suburban communities, but the idea is not new. Traditionally, humans live in a mixed-use model, dedicating all resources to a central area. In recent decades, mixed-use development has become the centrepiece of urban planning and real estate development. Whether it is new urbanism, smart growth, compact city conventions, or any other movement related to improving the built environment, mixed land use is a prevalent component of potential visions and ideals. In addition, the public and private sectors and all the important parties involved in the real estate development process have accepted this concept: end users who need space; developers, investors and financial institutions that provide space; and planners and policies that govern the Creator of space. Also nowadays, more and more people are migrating to the cities, and high-density development is trending. In addition, a relaxation in mixed-use zoning laws since the 1990s has helped the architects and city planners to develop creative concepts that fulfil a variety of city dwellers’ needs in a single location.

There are many reasons for the resurgence of mixed-use development. Among other things, traffic congestion, changes in consumer demographics, and the desire for a sense of place and community that many modern cities lack are possible contributing factors. In addition, city planners are embracing the idea of mixed use because it has the potential to reduce dependence on cars, support public transportation, prevent sprawl, protect open space, promote economic development, and limit the cost of providing and maintaining infrastructure in low-density environments middle. In addition, developers are increasingly proposing mixed-use development projects to customize projects based on landfill locations, obtain higher densities, respond to changing consumer needs, and take advantage of the synergies generated by integrating complementary uses.

However, although mixed-use development has gained widespread support recently, its acceptance is not widespread. Many people, especially residents in the suburbs, view the revival of mixed land use as a threat to their communities and believe that the high density of the suburbs threatens [their] social and economic attractiveness. As a result, an interesting situation has emerged in which some people see mixed-use development as a solution for the problems faced by todays’ cities.

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1.3

Aim of the research

The aim of this research is to study and understand the conditions of existing old, dilapidated, mixed-use developments and how they can be redeveloped in a better way for sustainable growth of the cities.

1.4

Objectives of the research

Following are the objectives of my research: 

To read, collate and understand the latest knowledge on mixed use buildings.



To generate research questions for this report.



To study about existing mixed use buildings in high density areas.



To study about the advantages and disadvantages of mixed use buildings.



To study about the problems or challenges faced by people living in these mixed use buildings in cities.



To study about the redevelopment styles in cities and their drawbacks.



To analyse my research and formulate design strategies for a redevelopment of a mixed use project.

1.5

Need for the research

Mixed-use projects have become the development paradigm in today's cities all around the world. These are urban clusters that combine suitable land uses, public facilities, and utilities at varying sizes and intensities to fully integrate all of their separate roles. It might be a single structure, a city block, or a full neighbourhood. The change in the housing market from big residential complexes to modest infill projects with access to public transportation and commercial possibilities has given rise to this type.

Most of the existing buildings present in the cities are of mixed use typology. The most prevalent type of mixed use in the dense areas of the cities is of the retail + residential type. The ground level has retail shops whereas the upper floors have residential apartments for housing.

Most of these buildings in the cities are in dilapidated condition and need to be redeveloped before they could cause any harm to the people living there. All these buildings are almost 80100 years old and over the years, their structural stability is degrading.

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Over these years, the number of people residing in cities has increased rapidly. This is majorly because of migration of people of rural area to the metro cities in search for better earnings.

Also the number of people living in one tenement has increased since the families have grown bigger which makes it inconvenient to live. During the olden times, when these buildings were constructed, the amount of cars or motor vehicles was very less. But today the number of vehicles in cities has increased tremendously and the parking of these vehicles is a big problem.

Also the roads built during the olden times were narrow and cannot suffice the increased number of vehicles and the traffic problems of the cities.

The old construction of buildings had small tenements. The cluster of these buildings is so dense that there are no sufficient open spaces present. The open space between two buildings is very less, due to which the living spaces do not receive adequate light and ventilation and therefore these houses or rooms are not considered as a good habitable spaces.

There are many reasons for the resurgence of these traditional urban principles of mixed use buildings, including many environmental, social and economic factors. In addition, advances in infrastructure technology have solved the sanitation problem that once made dense, mixeduse, walkable, and pedestrian-oriented places unhealthy. Furthermore, the sanitation and public health problems that were the initial catalyst for the abandonment of the historical principles of the urban form have now been replaced by an entirely new set of problems. In the late 19th and early 20th centuries, the main cause of deaths was infectious diseases, so it was reasonable to focus on separating incompatible uses and reducing population density. However, the major causes of deaths have now shifted to chronic diseases such as obesity, heart disease, diabetes and asthma, thus generating a new call to action. As a result, planners and public health experts began working together to gain a broader understanding of how the built environment affects public health and to make decisions that support truly healthy living.

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Figure 3) – Old dilapidated buildings lining a street near the Crawford Market in Mumbai.

Source: https://gulfnews.com/world/asia/india/living-dangerously-in-shaky-old-mumbaistructures-1.1508912 A key component of this "new" approach to urbanization is mixed-use development. However, the modern concept of mixed-use development is very different from the historical model.

Therefore, although in the past the entire city was a mixed-use area, the modern mixed-use area is only one tile in most mosaics classified as single-use zones. Also, unlike the mixed-use urban environment in the past, as many different builders gradually add to the city and gradually evolve over a long period of time, modern mixed-use projects are generally managed by a single developer in a relatively short period of time. These differences between the history of mixeduse development and modern applications are important considerations when comparing conceptual theory and practice.

1.6

Scope

The mixed-use scale is highly dependent on the redevelopment environment from a single structure to a group of structures within or adjacent to the developed area. Mixed use developments could be new constructions or redesigning old existing mixed use buildings. This report represents an attempt to study about redevelopment of existing mixed use clusters in high density areas of the cities.

1.7

Limitations

There are various factors which contribute in the execution of a mixed use project. In practice, there is a set of land use regulations, construction guidelines, financial underwriting standards, and various other processes to manage real estate development tailored for mixed-use projects.

The research through this report will mainly focus on the challenges and drawbacks of the design aspect of mixed used redevelopments.

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CHAPTER 2 – REVIEW OF RELATED LITERATURE

1)

Mixed use buildings – Serving more than one

2)

Challenges and risks involved in the redevelopment process

3)

Cluster redevelopment over Individual redevelopment

4)

Lack of open/green spaces in cities

5)

Vertical neighbourhood (Redefining the tower) 27 | Page

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2.1

Mixed use buildings – Serving more than one

In the recent years, mixed use buildings are becoming g a trend and in the urban planning and real estate development worlds. The author has described the various reasons for resurgence of mixed use developments like increase in traffic, population, congestion etc. Apart from the various benefits of mixed use buildings, it also talks about the probable threats or disadvantages of these type of developments.

Mixed-use developments are frequently confronted with unique design problems. Parking lots, public spaces, and urban landscapes, element integration and interrelation, pedestrian circulation and connection, and the development of a sense of place are just a few of the design aspects that make mixed-use projects successful. Not simply real estate development, but also on-site production is at the heart of the complicated project design process.

The process of creating places requires a deep understanding of the local culture and the built environment, as well as a shared vision that combines the unique aspects of the local community with the principles of good urban and architectural forms. Additionally, successfully creating a sense of place in mixed-use development projects requires careful attention to detail, and these details often distinguish projects that feel fake from those that feel real.

There are various factors which have had an impact on the mixed use developments, like industrialization and the zoning of land uses, rapid transportation and urbanization and how the modern type of mixed use development is very different from the old mixed use buildings.

From the separation of land uses after industrial revolution and then back to their integration has established mixed-use development as an important example in the field of planning and development.

Mixed-use and multi-use buildings are two different typologies. Although these two concepts include multiple uses, multi-use development lacks the integration, density, and compatibility of land use and cannot create a pedestrian community with seamless pedestrian connections between the various components of the project. The building codes for each component included in a mixed-use development are often different, and the additional complexity often creates difficulties for the contractors and subcontractors responsible for the construction project.

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Due to the rapid growth in urban centres, planners or designers are looking for modern solutions whereas some are trying to re-visit few old models of development and trying to give them a modern update. Mixed use buildings or developments are not a new concept, instead these type of developments were very common in olden times but this trend started changing after the introduction of motor vehicles and industrial revolution.

The aim of mixed use buildings is defined as to combine three or more uses into a single structure like residential, retail, parking, commercial etc. There could be various combinations of mixing of different uses in a building. The article, also describes that mixed use developments could be of two types – Vertical or Horizontal. Vertical developments would consist of stacking of uses in a single structure, whereas a horizontal development could be a cluster of individual buildings of various uses in a single neighbourhood.

The urban population is increasing rapidly because of which the pressure on the land is increasing which in turn increases the pressure on buildings. The availability of spaces is less and the requirements are more. Therefore, mixed used buildings are trending again in high density areas of cities.

Figure 4) - A diagram of The Hub on Causeway in Boston demonstrates how a mix of uses plug in to the podium.

Source - https://www.gensler.com/blog/redesigning-mixed-use-environments-for-a-postpandemic-world 29 | Page

MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

Throughout the world, people have replaced in-person visits to sports and entertainment venues by virtual gatherings or zoom meetings. The virtual meet cannot be a long term solution for authentic human interaction. This article throws light on what mixed use and public spaces will feel like after this pandemic. One result of the COVID19 crisis is that with the expansion of emerging, flexible and adaptable spaces, the demand for facilities tailored for modular buildings and mixed use has increased. As designers, we need to understand and figure out how to make our spaces and places healthier and safer. Some of these necessary actions have been integrated into the nature of mixed-use development planning and design. Given the role of building systems in mixed-use integrated development, these interventions can be adopted more quickly.

When a variety of applications and users are combined to create a balanced, dynamic, and integrated development, mixed-use developments are most efficient and effective. This means that both the physical structure — infrastructure, systems, and assemblages of uses — and the human locations — public spaces, communal areas, and sites for dynamic collision — can produce extraordinary places that maximise the return on capital and human investment. And we are able to develop or embrace mixed-use communities and districts when we are able to establish or embrace place making.

Mixed-use areas combine the greatest features of residential and commercial architecture to create communal spaces. A diversity of uses, as opposed to single-use development, is the backbone of diversified self-sustaining districts and connected communities. People want to be connected, and these districts fulfil that need by bringing goods and services closer to residents, improving support systems, and even making it simpler to contain and report health concerns.

We create healthier, safer, and more connected communities by creating and developing better hyper-local, integrated mixed-use areas.

This pandemic has made us realised that it is important not only to create large spaces and places, but also to create dynamic and comprehensive opportunities for human interaction and provide purpose for our lives. In the post-pandemic world, the spaces where we meet will become more important; they will not become places of exile or alienation, but places of community and commitment. Thus, we should make sure they are designed to promote healthy and connected communities.

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2.2

Challenges and risks involved in the redevelopment process

It is undeniable that urban environments change throughout time. When old buildings reach the end of their useful lives, they must be rebuilt. While illustrating how to choose the best moment for reconstruction, land appreciates with time while the structure of the building depreciates.

When the value of the land exceeds the worth of the structure, it is much more suitable to redevelop the building. This idea describes the condition in the majority of Mumbai's buildings.

Old structures have a life expectancy of 20 to 40 years, but the value of land under current development control regulations is far more than the current worth of the building and it’s utility. Many buildings in Mumbai's city centre are undergoing renovation, regardless of their age or lifespan. There are a variety of causes for this, including fear of collapse owing to outdated building conditions, uneconomical maintenance, or a desire for extra space, amenities, or money, or a combination of these factors.

Members go for rehabilitation of their properties despite the dangers and obstacles involved due to a number of benefits augmented by unavoidable conditions. Due to a variety of elements, dimensions, and many stakeholders, renovation of a building is a complicated process. It's a complex endeavour. It is imperative to understand risks and challenges before-hand.

Housing is the biggest challenge facing the city of Mumbai. The real estate market has the highest prices and is also highly speculative. Due to the limited availability of land and complex urban development regulations and housing development, there are challenges in the supply of adequate homes to house the population of Mumbai. Lack of affordability is the main challenge for housing construction in Mumbai. Due to the lack of affordable housing, the city’s working population is forced to commute long distances by suburban trains or live in slums and small residential units in the city.

Some of the malaise of the housing crisis in Mumbai can be traced back to its history of poorly planned policy interventions in the land and housing market. Mumbai, which emerged as a centre of economic activity after independence had a vibrant rental form of housing especially amongst the working class.

In order to overcome the housing crisis, Maharashtra, the capital of the Indian province, Mumbai, has launched a number of policy measures to provide affordable housing, mainly through the renovation of slums and dilapidated buildings, as well as incentives for high-rise construction of affordable housing projects. . Space Index (FSI). A higher FSI will increase the housing supply in the small town of Mumbai. In the case of Mumbai, for a city of this size, the 31 | Page

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FSI is low and the land available for urban expansion is limited. The state regards the higher FSI as a resource for affordable housing.

Most of the old and dilapidated buildings in Mumbai are in the island city of southern Mumbai.

Some buildings have a history of more than 100 years, and many buildings do not have clear property rights and land property rights. The renovation of such buildings is demanding. Given the high housing prices and the fact that the island city is the economic centre of the city, residents are reluctant to relocate and continue to live in a dangerous environment. In July 2019, the 100-year-old Dongri Village buildings collapsed, killing 12 people. The collapse in Bhendi Bazaar in 2017, killing 33 people, is a strong reminder that the living conditions of these old buildings are dangerous. South-Mumbai. The biggest obstacle to redevelopment is that tenants are interested, while landlords are not. The owners think that the compensation paid is too small, and they want more compensation. In addition, many old buildings are very small in scale and area, so refurbishing such buildings is not a viable option.

While about 16,000 historic structures in Mumbai are awaiting redevelopment, different problems are encountered at each stage, causing rehabilitation delays. Redevelopment has become a time-consuming and inefficient procedure. Despite the fact that the strategy has been in place for ten years, no new cluster development projects have been built. While two cluster development projects are in the planning stages in Central Mumbai, the progress is far from adequate. Cluster development policy, which was introduced with great enthusiasm, is doomed to fail unless significant policy changes and financial incentives are made.

The largest issue, as demonstrated in the case of the Bhendi Bazaar reconstruction project, is getting every building owner on board. Building owners and tenants distrust private developers and even the state agency MHADA because redevelopment projects can take up to ten years to complete and many never see the light of day. As a result, communities are wary about agreeing to redevelopment. Building owners and tenants are also searching for greater profits, whether in the form of a higher pay-out or a larger flat space.

The main housing difficulty that Mumbai's city development authorities are experiencing is the delay in redeveloping old and decaying buildings. Illegal alterations to these old structures are common, putting many people's lives in jeopardy. The main reason of the Dongri building collapse was illegal building changes. While restoration takes time, the Municipal Corporation of Greater Mumbai (MCGM) keeps track of old and damaged structures by classifying them.

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2.3

Cluster redevelopment over Individual redevelopment

Urban decline plagues most major cities in the world. These cities were built at the turn of the century and have buildings and related infrastructure built more than a century ago, which have become obsolete in the era of rapid urbanization. This has a deterrent effect on the development of cities and even countries. Traditional single-family house decoration ignores necessary infrastructure and significantly increases population density in densely populated areas. This article proposes cluster redevelopment as one of the few feasible ways to develop the island city of Mumbai in a planned and integrated manner.

When the hinterland was connected to Mumbai by rail, the 18th century marked the rapid development of the city. Therefore, in order to meet the needs of the booming market and economic opportunities, many construction projects have been carried out. Various business communities such as Gujaratis, Sindhis, Parses, Katchis, Dawoodi Bohras and Memons have moved to this city from all over the country to conduct business.

Workers come from all over the country to promote trade. These workers live in settlements parallel to the wharf, including Bhendi Bazaar (project area). Landlords and factory owners built dormitory-style apartment buildings, and shared toilets called "chawls" for workers and other immigrants. Eventually, the immigrants brought their families to these single rooms, which greatly increased the density of the area. During World War II, the "Rent Control Act" was introduced, which made these houses unprofitable to landlords. The meagre rent has played a deterrent effect on repairs and maintenance of existing wooden houses. In 1969, there were about 20,000 dilapidated huts housing 2 million people.

Realizing the need for a more holistic approach to redevelopment the Government of Maharashtra established new regulations in 2009. These norms laid the foundations of Cluster Redevelopment in the city. It incentivized and rewarded cluster redevelopment over individual schemes.

Cluster development scheme enables the redesigning of the old city areas to incorporate best practices of urban design and help in sustainable growth of the cities. The government is working to establish favourable policies that aid and expedite cluster redevelopment; particularly in the area of tenant eviction, building owner cooperation and expeditious approvals from governmental agencies.

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2.4

Lack of open/green spaces in cities

A high-density and mixed-use layout characterises the modern compact city. Its characteristics are thought to contribute to a type of functional urban design that promotes sustainability and emphasises the value of ecosystem services. The importance of urban green space (UGS) in the construction and development of compact cities has sparked a scholarly debate over how much greenery people require and to what degree modern techniques address the issue. According to research, each person needs at least 9 m2 of green space, with an optimal UGS value of 50 m2 per capita.

Open spaces are described as locations that are green, accessible, and open to the sky. Green space, urban greenery, open space, public space, public gardens, and parks are only a few of the formal words and concepts used in urban studies to refer to "urban open and green areas."

Urban planners and designers, architects, landscape architects, and other professions have used these words interchangeably, and they may be examined through the lenses of design, policy, planning, management, and environmental psychology.

Figure 5) – Illustration representing percentage of open space in cities Source - https://issuu.com/skb347/docs/play_and_the_informal_city_hq_issuu/9

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Recreational space, organised green space, and other common open spaces (such as vacant lands/open spaces including floodplains and forest cover in plain areas), according to the Indian housing ministry's 2014 Urban and Regional Development Plan Formulation and Implementation (URDPFI) guidelines, fall into three categories. The URDPFI principles for land-use planning are followed by all urban local governments.

The roles of open spaces by land use have been specified, and open spaces on land plans have been marked out. However, it is equally critical to recognise that open space functions, which are characterised by low levels of human-made interventions, play a critical role in environmental preservation. As a result, open spaces may be described as areas that contribute to the "supply of leisure services to society and the protection of natural assets."

Mumbai, India's financial centre, covers 604 square kilometres and has a population of 12 million people, according to the 2011 census. According to the UN's Sustainable Development Goals, having enough accessible green open spaces is a critical component of creating "sustainable cities and communities." Only Chennai, at 0.81 square metres per capita, comes close to Mumbai's 1.24 square metres of accessible open space per person. In comparison, per capita open space in Delhi is 21.52 square metres while in Bangalore it is 17.32 square metres.

Other major megacities perform better than Mumbai in terms of open space per capita: London has 31.68 square metres, New York City has 26.4 square metres, and Tokyo has 3.96 square metres.

The Brihanmumbai Municipal Corporation (BMC) changed the concept of open space in its 2014-34 development plan for Mumbai, increasing the amount of open space in the city from 26% in 2012 to 46% in 2016. The revised definition of ‘environmental' areas in the new plan includes open spaces, which are classified as zones I (ecologically sensitive areas such as mangroves, coral reefs, and biosphere reserves) and III (relatively undisturbed areas, as well as rural and urban areas that are not substantially developed).

Beaches, places beneath nullahs, creeks, and rivers, and areas produced by sedimentation in the city's stream regions are only a few examples. In terms of proportion of open space, this adjustment has brought Mumbai up to level with Singapore and Sydney, Australia. Most of the newly created environmental areas, on the other hand, are unavailable to the public and so should not be considered open spaces.

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2.5

Vertical neighbourhood (Redefining the tower)

With the fast growth in urban density in our cities and land as a key limitation, solutions that allow our cities to expand without imploding are needed. Tall buildings and compact living may be closely connected. High rise is a response to the scarcity of land; without a doubt, tall structures and compact living are directly related. As a design philosophy, the high-rise typology of building has frequently taken centre stage in a variety of architectural debates, and it has been labelled as either the "evil" or "global emblem" of modernism.

We are currently a fast developing economy, with a noticeable rise in exposure to worldwide building technology and knowledge of architectural style vocabularies. It is fair to say that skyscrapers have become synonymous with global economic and cultural unification, as well as the eradication of borders. Whether it's function stacking or service stacking, we must guarantee that this stacking, together with architectural briefs, enhances people' lifestyles.

In addition to the practical need of mobility, the city's ground plane must be engaged as a sociocultural area at an urban scale. We may look at the physical arrangement of a banyan tree to try to illustrate this phenomena of the need to strengthen our roots as we move higher by using a natural example. As it rises from the ground, it spreads its roots deep and broad into the soil to take use of as much natural infrastructure as possible.

With the human population on a strong increasing trend, cities are responding by becoming denser, more vertical places, with less accessible space and resources. Tall structures above 200 meters were uncommon a decade ago, but by the end of 2016, there were 228 throughout the world. Building higher and higher seems to be the only option we have to address the growing problem of housing for an ever-increasing human population.

The notion of a vertical neighbourhood is portrayed as an essential architectural option for alleviating the city's urban growth pressures. The development of rental housing and workplaces owing to the shortage of residential and commercial space in high-density cities, as well as the influence of technology on employment, are all causes for Vertical Neighbourhoods.

Vertical Neighbourhood evolved from a living area that served as a home, a basis for business, and other functions. The Vertical Neighbourhood has been included into urban planning concepts such as New Urbanism and Transit-Oriented Development as a key component. The mixed-use development was able to increase the functionality in the vertical dimension thanks to advancements in construction technologies that allow for a greater number of levels and higher floor spans.

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Vertical Neighbourhood is a concept that may be utilised to revitalise a city since it produces various activity on different levels at different hours, giving the city a continuous vitality.

Within neighbourhoods, blocks, and buildings, it comprises of combining uses of stores, offices, and flats for a diverse range of users of ages, economic levels, cultures, and ethnicities.

By focusing on the beauty and aesthetics of the structures, this idea may be utilised to create high-quality, pleasant public and private spaces that give the community a feeling of place.

Figure 4) – Vertical Neighbourhood, Alfred Mueller Source - https://www.alfred-mueller.ch/en/forum/article/vertical-neighbourhood The increasing consensus is that development that creates a diversity of uses is more sustainable. Land use separation, which was once promoted, is no longer necessary. The return to mixed usage has a number of possible advantages. It maintains vitality by promoting exercise and variety. It is safer in these regions. It also lowers the need for travel, making people less reliant on automobiles, which is good for the environment. The vibrancy and appeal of town centres are enhanced by a variety of uses.

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CHAPTER 3 – RESEARCH METHODOLOGY

1)

Structure of research

2)

Identification of research questions

3)

Research methods and methods of Data Collection

4)

Sources of Information

5)

Applicability of research in terms of Architectural Design 39 | Page

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3.1

Structure of Research:

Figure 7) – Research structure flow chart Source - Author 40 | Page

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3.2

Identification of Research questions

1]

Why mixed use buildings or developments are a better solution for the sustainable growth of the city?

2]

What are the factors that should be considered while designing a mixed use structure?

3]

What are the problems faced by the residents in existing mixed use structures in high density areas?

4]

How has the population density changed over the years in Mumbai?

5]

What are the various redevelopment styles happening currently in the cities?

6]

How cluster redevelopment can be a better solution over individual redevelopment?

3.3

Research methods and methods of Data Collection

The research methods for the dissertation will be, 1] Primary Research will include surveys, case studies, reading about the latest building regulations for such type of developments and understanding the constraints imposed by the governments.

2] Secondary Research will include the literature review of books, research papers, and online articles available on mixed use developments.

3.4

Sources of Information

The sources of information would generally consist of articles, books, journals, reports, on mixed use buildings. The databases of wards, population density/census etc. will act as sources of information. Also the study of upcoming and existing mixed use projects on the website of MAHA RERA will be an important source of information.

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3.5

Applicability of research in terms of Architectural Design

This research will be used to understand the various factors involved in designing mixed use structures. To understand the social as well as communal aspects of existing tenants in the high density areas in cities. The research findings will help in understanding about the particular uses and how various uses can be integrated into a single environment. Also, to know about the existing challenges and drawbacks of mixed use redevelopments happening in cities and propose design solutions for these problems. The inferences of the research will be used to generate a design program and strategies. These will form a base for the architectural design intervention to be proposed as the next part of this thesis.

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CHAPTER 4 – DATA COLLECTION

1)

Importance and benefits of Mixed use buildings

2)

Analysis of existing redevelopment happening in Mumbai

3)

Population density and Demographics

4)

Survey Analysis - Understanding the conditions of living in an existing mixed use environment

5)

Design of High rise buildings

6)

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4.1

Importance and benefits of Mixed use buildings

Mixed-use projects are urban developments that include a mix of residential, commercial, and cultural structures. These real estate projects can range in size from a single structure to an entire community, and they are usually designed to meet the unique demands of the geography and demographics of the region.

Mixed-use developments are intended to provide a number of benefits, ranging from increased house affordability to improved walkability between homes and other facilities. When a mixeduse complex is properly planned and constructed, it not only integrates but also compliments diverse forms of real estate.

There are several reasons why mixed-use development projects are on the rise. Here are a few reasons why mixed-use construction is still popular.

1]

Local Economic Improvements

Mixed-use projects boost foot traffic, which benefits local businesses. These initiatives are popular because of their closeness and convenience to new clients. When compared to standalone businesses, strip malls, or shopping complexes, mixed-use developments have the ability to generate a lot of interest and foot traffic.

These car-free neighbourhoods reduce the demand for personal transportation. Many residents, employees, and tourists can walk to dine, buy, or see a movie from work or their homes. The money saved on transportation can be put to good use in the community. These projects provide more of what people desire, allowing them to stay and invest in your home.

2]

Social Connectivity

Mixed-use facilities promote cultural diversity. People of many kinds may gather in a common area, and each of them adds a new dimension to the built environment.

Mixed-use development provides shared communal space while decreasing the demand for car commuting. Plazas, parks, and walkways encourage people to engage with one another. These public areas are built inside multi-use projects to encourage people to interact outside.

Mixed-use development provides shared communal space while decreasing the demand for car commuting. Plazas, parks, and walkways encourage community interaction—interaction that would be unsafe or impossible to achieve under a sprawling, car-centric design plan.

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3]

Sustainability

Mixed-use projects are preferred by environmentally concerned people because they are more sustainable. Many mixed-use developments reuse existing structures and minimise overbuilding, promoting sustainability. They also save money by not having to pay for a car because they may walk to their chosen places. The environment benefits from a decreased carbon footprint as a result of fewer automobiles on the road.

Mixed-use areas and structures have a high degree of adaptability to changing social and economic conditions. When the COVID-19 epidemic struck, retail establishments on lengthy, commercially-oriented blocks in New York suffered greatly because they were unable to attract customers. Mixed-use districts can increase their robustness by integrating several functions into one structure or construction. This allows them to attract and retain visitors. Transportation techniques that are more environmentally friendly are also encouraged.

Taxis located in areas where buildings held a larger range of activities had substantially decreased trip lengths, according to a research conducted in Guangzhou, China by the Journal of Geographical Information Science. As a result, shorter travel lengths encourage the usage of micro mobility. Increased density and shorter distances between homes, employment, retail enterprises, and other facilities and attractions encourage the development of pedestrian and bike-friendly infrastructure. Mixed-use developments also improve health and wellness since they frequently give greater access to farmer's markets and food shops (whether by foot, bicycle, or public transportation).

4]

Reactivating Underutilized Space

Many mixed-use developments are built on small plots of land, while others are created as additions to existing structures. This gives the neighbourhood additional functions and activities.

5]

Reduction of traffic and pollution

Residents of a mixed-use complex don't have to go as far or as much for their everyday activities because the many functions are close together. Many of these projects have bike- and pedestrian-friendly elements, bringing the urban environment back to a more "human scale."

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4.2

Analysis of existing redevelopment happening in Mumbai

What is redevelopment and why is it needed?

Dilapidated buildings on the verge of collapse are a tragic reality in Mumbai. As an incentive to owners of old buildings, the developer provides additional area, funds, and promises to provide new floors with better facilities. House reconstruction refers to the process of reconstruction of a residential premise by demolishing existing structures and constructing new ones under the approval of the Greater Mumbai Municipal Corporation (MCGM). Ideally, it works best when the building is in urgent need of major repairs but lacks funds. As per the terms of the agreement between the developer and the society in question, existing members of the society receive new flats in the reconstructed building of an area equal to or more than the area of their existing flats. But redevelopment can only take place if 75 percent of the members tender their consent.

Figure 8) – Imambara, Dongri Source – Author

Figure 9) - V.P. Road, Prarthna Samaj Source – Author

Figure 10) - Bhulsehwar, C.P. Tank Source - Author

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4.3

Population density and Demographics

Indian cities are also often characterised as sprawling. However, they often challenge global indicators of urban expansion. For instance, instead of low density development in the suburbs, centres of Indian cities are growing denser all the time, and population growth is distributed between the centre and the periphery. An example of this is Mumbai, which added 4.2 million people in the surrounding area between 1990 and 2014, and 3.7 million people in the city centre.

This chaotic urban expansion has caused some socio-economic challenges, which are also key public policy issues. Not only are the lives affected by the epidemic threatened, the longer-term impact will directly and indirectly damage the quality of life of urban residents.

The urban population of Mumbai is estimated to exceed 22 million. The densely populated city is the largest in India in terms of population, business activities and commerce. Metropolitan areas have experienced explosive growth in the past 20 years, which is common in Indian metropolitan areas. The rapid population growth is attributable to immigrants from other parts of the country who seek business and job opportunities.

Figure 11) - Mumbai’s population graph Source - https://worldpopulationreview.com/world-cities/mumbai-population

Mumbai population in 2021 is now estimated at 20,667,656 people. In 1950, the population of Mumbai was 3,088,811. Since 2015, Mumbai has increased by 256,382 people, an annual growth rate of 1.26%.

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These population estimates and forecasts come from the latest United Nations Global Urbanization Outlook Review. These estimates represent the urban agglomeration of Mumbai, which generally includes the population of Mumbai in addition to the neighbouring suburbs.

Mumbai’s population has more than doubled since 1991, when the census showed there were 9.9 million people in the area. Rapid expansion has led to serious health problems that must be addressed by the government, and a large proportion of residents live in urban slums. The population density of Mumbai is approximately 73,000 people per square mile, making Mumbai one of the most densely populated cities in the world.

Figure 12) – Demographics of Mumbai Source - https://worldpopulationreview.com/world-cities/mumbai-population Mumbai's demographics relate to us that the city is considered a melting pot due to all of the migrants that relocate to the city for employment opportunities. Mumbai, like most metropolitan areas of India, has a large population of polyglots, and 16 major languages of India are spoken here, including Gujarati, Hindi and Marathi, along with a colloquial form of Hindi called Bambaiya.

Cultural diversity within the city means that there are mixed religions throughout the area, although Hindu is the most practiced religion, with nearly 2 out of 3 Mumbai residents identifying as Hindu. You can see the full data in the Religion section below.

42% of the population is made up of Maharashtrians and Gujaratis account for 19%, while people from other areas of the country account for the rest of the population.

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4.4 Survey Analysis - Understanding the conditions of living in an existing mixed use environment I conducted a public survey to understand the conditions of living in an existing mixed use, high density area. The 102 responses were received from a mix of all genders, belonging to varied age groups and different cities.

The survey started with first identifying the typology of the building which they were residing in. And also to know if they were living in a high-rise, mid-rise, or a low-rise structure. After this the further questions were related to their perception of various factors involved in a mixed use environment.

The further part of the survey had questions to understand the density of population, among the various locations and what do these users think about this density. Does that user consider his location as densely populated or sparsely populated?

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The next questions in the survey were about the preference of users living in mixed use areas.

Whether the presence of retail shops, public activities keep the streets safer at night?

The next part of the survey is to understand the importance of social spaces in a locality and the daily routine of these users.

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To understand the existing conditions of automobiles, their parking facilities and the problems faced by the users for parking of their privately owned conditions.

The end part of the survey analyses the current habitable conditions of people in these high density areas and do they feel that their existing buildings should be redeveloped in a better way?

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4.5

Design of High rise buildings

In recent decades, high-rise buildings have become increasingly popular. High-rise buildings or tall buildings are complex buildings and your design choices are affected by many factors.

Poorly considered initial design choices can lead to poor and wasteful planning, making it necessary to fully consider and understand all aspects at the initial stage of conceptual design.

Due to immigrants from rural areas leading to expanding demand for urban housing, rising land costs, etc., Indian cities are experiencing huge population expansion. Industry, commerce and commercial activities, as well as some educational centres in the city, attract migrants. This allowed the city to expand in all directions, which in turn increased the complexity of urban areas. Urban development can be divided into four categories: 1] High Rise High Density, 2] High Rise Low Density, 3] Low Rise High Density, 4] Low Rise Low Density.

Factors affecting the design of high-rise buildings vary from place to place, such as local climate, zoning regulations, cultural conditions, technological opportunities etc. Generally the more simple and regular the floor shape is, the easier it is to respond to user requirements in terms of space planning and furnishing. Square, circular, hexagonal, octagonal and similar plan forms are more space efficient than the rectangular plans with high aspect ratios and irregular shapes. Buildings with symmetrical plan shapes are also less susceptible to wind and seismic loads.

Figure 13) – Plans of High-rise buildings Source https://www.cpwd.gov.in/Publication/Compendium_of_High_Rise_Buildings_December_2019 .pdf 53 | Page

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Planning of service cores in high rise office buildings – Service cores are an increasingly important aspect of building design, architecturally especially in High Rise buildings. In high tech building the size of service cores tends to increase thereby affecting the building’s net to gross area ratio. Simply stated, a service core is defined as those parts of a building that consist of elevators, the elevator shafts, the elevator lobby, staircases, toilets, E&M services, riser ducts.

Its structure can also contribute to the stability of the building.

Figure 14) – Smart core design Source https://www.cpwd.gov.in/Publication/Compendium_of_High_Rise_Buildings_December_2019 .pdf

Service cores typically contain the following elements – 3] Staircases – both main & fire escape

1] Elevator shafts

2] Elevator lobby

4] Toilets

5] Ancillary rooms such as pantry

6] Mechanical vertical service riser – ducts e.g. for electrical power & lighting, water, sewerage pipes, rainwater down take pipes, fire fighting, exhaust ducts etc.

7] Mechanical vertical fire protection risers for sprinklers, hose reels, wet & dry risers.

Based on the location on the floor plate the cores can be classified as under – 1] Central core

2] Split core

3] End core

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Figure 15) – Core design ideas

Figure 16) – Core design ideas Source - https://www.cpwd.gov.in/Publication/Compendium_of_High_Rise_Buildings_December_2019.pdf

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Leasing Depth or lease span is the distance of the usable area between the exterior wall and the fixed interior element, such as the core or the multi-tenant corridor. Smaller core-to-exterior window dimensions allow the users to maintain a relationship with the outside, thus benefitting from the natural light. According to Ali and Armstrong (1995) the depth of lease span must be between 10 and 14m for office functions, except where very large single tenant groups are to be accommodated.

Figure 17) – Leasing depth diagram Source - https://www.cpwd.gov.in/Publication/Compendium_of_High_Rise_Buildings_December_2019.pdf The Floor to floor height of a building is a function of the required ceiling height, the depth of the raised floor (if used), and the depth of the structural floor system and material and the depth of the space required for mechanical distribution. The floor-to-floor heights range between 3.73m and 4.20m with an average of 3.98m.

Depending on the distance between the farthest point of the floor and the stairs, there must be at least two escape stairs in the building, so that in the event of a fire, one of the stairs cannot be used and the occupants can use the other staircase. Stairs must be fireproof or fire compartments must be related to other parts of the building and be used as a safe space. As a necessary way of exit, location is usually one of the decisive factors for any large building. If any, the escape stairs are separate from the ceremonial internal stairs. For high-rise buildings, elevators are not regarded as "legal exits" in the event of a fire emergency. Normally, firefighters will immediately take all elevators to the first floor and use the designated fire-fighter elevators to extinguish the fire. Building stairs is a key part of your life safety system. Therefore, their number and location are crucial in the design.

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The toilets are very often located within the service core especially in high rise buildings for ease of plumbing and accessibility to the vertical risers. The extent and number of male, female, executive and disable friendly facilities are calculated, following local codes and occupancy load.

Shafts are very important from ventilation point of view as well as maintenance point of view.

Minimum size of shaft, placement of pipes, access/entry to shaft for maintenance needs to be taken into account.

Wind Loads Tall building structural systems must handle vertical gravity loads, but lateral stresses, such as those caused by wind and earthquakes, must also be considered. As the impact of ground friction reduces, wind forces rise with building height to a constant or gradient value. Wind forces have two effects on tall structures. A tall structure may be conceived of as a cantilever beam with one fixed end at the ground that bends with the highest deflection at the top due to wind pressure.

Furthermore, the wind flow through the structure creates vortices around the corners on the leeward side; these vortices are unstable, and they break away downwind every minute or so, switching from one side to the other.

As a result, a high-rise building must fulfil numerous performance criteria when subjected to wind forces. The first is stability—the building must not topple over; the second is that the deflection, or sideway at the top, must not exceed a maximum value (usually 1/500 of the height) to avoid damage to brittle building elements like partitions; and the third is that the swaying motion caused by vortex shedding must not be readily perceptible to the building occupants in the form of acceleration.

Earthquake forces Unlike wind forces, earthquakes or seismic forces are restricted to very small regions, usually at the margins of the Earth's crust's slowly moving continental plates. When the boundaries of these plates shift abruptly, the energy produced propagates waves through the crust; the Earth's wave motion is transmitted to buildings sitting on it. Masonry structures are heavy and brittle, and are prone to significant damage. Timber frame buildings are light and flexible, and are typically minimally affected by earthquakes. Continuous steel or reinforced concrete frames fall in the middle of the seismic reaction spectrum, and thus may be constructed to withstand very minimal damage.

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4.6

Understanding the housing acts of Mumbai

RENT CONTROL ACT, 1947 Some of the malaise of the housing crisis in Mumbai can be traced back to its history of poorly planned policy interventions in the land and housing market. Mumbai, which emerged as a centre of economic activity after independence had a vibrant rental form of housing especially amongst the working class. In 1961 about 90% of the housing in Mumbai was rental (Praja Foundation 2015). The construction of housing for rental purposes was seen as a viable investment option for the rich. This investment ensured monthly return in the form of rent and capital value appreciation over time (Praja Foundation 2015). Houses were constructed by the rich mercantile and business classes solely for rental purposes. The Bombay Rents, Hotel and Lodging Houses Rates Control Act 1947, also called the Rent Control Act, put a legal cap on rent, and any rent charged in excess of the State stipulated cap was illegal.

The Rent Control Act was to expire in 1973 but was extended until its replacement in 1999 (Tandel et al 2016).The objective of the Act was to prevent the eviction of tenants by providing tenancy protection and housing at a reasonable rent for the city’s rental population. The fixed rents did not consider reasonable inflation rates and provided negligible returns to the owners.

Due to the low returns, owners discontinued to provide maintenance and no new rental housing was built. The transfer of tenancy through inheritance made the rental tenants permanent tenants (Nallathiga 2005). There was no incentive for the owner to regularly repair and maintain the buildings and the condition of the properties deteriorated. To arrest the rapid deterioration of rent-controlled properties, the State government collected ‘cess’2 from such buildings to go towards repair and maintenance (Tandel et al 2016). Such buildings came to be called ‘cessed buildings’.

To regulate rental housing, the Maharashtra state government passed the Maharashtra Rent Control Bill, 1999, and the Maharashtra Rent Control Act, 1999, came into effect on March 31, 2000. The Act aims ‘to unify and consolidate’ rental housing in the state and ‘for encouraging the construction of new houses by assuring a fair return on investment (RoI) by landlords’. After coming into effect, the Act replaced the Bombay Rents, Hotel and Lodging House Rates Control Act, 1947, the Hyderabad Houses (Rent, Eviction and Lease) Control Act, 1954 and the Central Provinces and Berar Regulation of Letting of Accommodation Act, 1946.

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Figure 18) – Policy initiatives towards affordable housing in Mumbai Source https://www.researchgate.net/publication/327513762_Redevelopment_of_buildings_in_Mumbai_city_Risks_and _challenges

THE MAHARASHTRA REGIONAL AND TOWN PLANNING ACT, 1966 The Maharashtra Regional and Town Planning (Amendment) Ordinance, 2020 was promulgated on August 28, 2020. The Ordinance applies retrospectively from March 23, 2020. It amends the Maharashtra Regional and Town Planning Act, 1966. The Act provides for the constitution of regional planning boards, preparation of development plans by the planning authorities and other related matters in the state.

The aims and objectives of this act were: 

To ensure that the operation of the economic system does not result in the concentration

of economic power in hands of few rich. 

To provide for the control of monopolies, and



To prohibit monopolistic and restrictive trade practices.

CLUSTER REDEVELOPMENT POLICY, 2008 Cluster redevelopment is considered the key to the well-organized development for Mumbai.

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cluster redevelopment had been mulled by Developers and was conveyed to the State Government.

The State Government accepted this idea and formulated a scheme by modifying the Development Control Rule (DCR) 33 (9) which enable a Developer to use an FSI of 4 to develop an area of a minimum of 4,000 sq. meters. The FSI of 4 is otherwise not available to Developers under DCR. However, this facility is extended only to legal buildings that are in most dilapidated and hazardous condition. Cluster redevelopment is to encourage the large scale redevelopment projects under DCR 33(9) deals with cluster development which in turn will also take care of other infrastructural aspects of planned road widening, sufficient parking, sewage treatment plant, rain water harvesting etc.

Cluster redevelopment means the Developer has to deal with many more stakeholders like landowners/landlords, tenants, commercials etc. At times as a part of the larger cluster, the Developer is required to take up projects which otherwise are not viable. The other side of this scheme is that even though the overall liability is significantly higher, it is not as attractive and rewarding as other single redevelopment proposals.

Since the primary reason was that the current cluster development policy had several loopholes and was not attractive for the Developers, the State Government has now announced an amended cluster redevelopment policy which as per the realty industry experts, is considered Developer friendly.

The State's amended policy has diluted certain terms and conditions of old policy to encourage more cluster developments projects to be undertaken by the Developers. Unlike the old policy which was earlier restricted only to the island city, will now cover the suburbs also. The condition is that the size of the plot should be at least 10,000 sq. meters in the suburbs and a minimum of 4,000 sq meters within the city limits. The bigger the size of a plot for cluster redevelopment, the higher will be the Floor Space Index (FSI) the Developer gets. Floor space index, or FSI, refers to the size of a plot vis-à-vis total area of construction. For instance, an FSI of 3 on a 1000 sq. meters plot would mean the Developer can construct houses measuring 3000 sq. meters. The earlier rule that a project should have the consent of 70 per cent of tenants stands unchanged but now the consent of 70 per cent of landowners/landlords will be needed as against the earlier term of 100 per cent as landowners/landlords were a major stumbling block to such projects.

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CHAPTER 5 – CASE STUDIES

1)

Local context case studies

2)

International context case studies

3)

Redevelopment proposal case studies

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Local context case studies 5.1] Nathani Heights, Mumbai Site Location: • Proposed project is redevelopment project by M/s. Nathani Parekh Constructions Pvt. Ltd. • The project site is located at plot bearing C.S. No. 1/332, Dr. D.B. Marg & Bellasis Road, ‘D’ Ward, Tardeo Division, Mumbai Central, State: Maharashtra.

• The project site under reference is in the jurisdiction of Municipal Corporation of Greater Mumbai (M.C.G.M.).

Land Use Pattern: Project site is re-developed as a Development with shops at ground level and offices at above level and residential houses at the top.

Site Levels: The terrain of the project site is flat.

Site Area: 5301.04 sq. m.

Figure 19) – Location map of Nathani Heights Source - http://environmentclearance.nic.in/writereaddata/formB/MODIEC/13122018ZCUWOBSUAnnexureifany.pdf

The proposed construction is of a high rise building in Mumbai Central, Mumbai. The proposed development will consist of a single basement, ground retail, 2 shopping floors, and 3 parking floors and up to 60 additional floors of residential units.

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Figure 20) – Site plan of Nathani Heights Source - http://environmentclearance.nic.in/writereaddata/formB/MODIEC/13122018ZCUWOBSUAnnexureifany.pdf

Building configuration: Basement + Ground to 1st Floor (Shops) + 2nd Floor (Shops/ Parking) + 3rd to 7th Floor Parking + 8th (Stilt) + 9th Service Floor + 10th to 38th Residential Floor + 39th & 40th Service Floors + 41st to 72nd Residential Floors.

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Zoning section

Figure 21) – Zoning section

Figure 22) – Exterior view of the tower

Figure 23) – Floor plan of the sale component

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Green building features added in the design: 

Nathani Heights is registered under the IGBC (Indian Green Building Council) for a

Green Homes Certification.

Green Environment 

Optimum natural light and ventilation.



Ample landscaped spaces designed to minimise unwanted environmental impact.



Children’s play areas, open sit-out spaces, lawn areas, jogging track etc.



Indigenous tree and plant species to be planted, which adapt easily, require less water and

maintenance.

Figure 24) – Landscaped area on the podium

Figure 25) – Amphitheatre on podium

Sewage Treatment Plant - Designed for all the black and grey water generated on site. The treated water is used for landscaping, flushing and make-up water for ACs. Rainwater Harvesting - 100% of the rainwater run-off from the terrace is collected and reused.

The non-roof area run-off is diverted to recharge pits for recharging ground water.

Organic waste management - Separate wet and dry garbage chutes are planned. A waste management room with organic waste composter/digester is also proposed.

Façade Design - The façade is designed to reduce solar heat gain resulting in reduced energy consumption for cooling. At the same time it also takes care of wind loads which impact the higher floors.

Irrigation management - Efficient irrigation management systems, such as drip irrigation, pressure control valves, and moisture sensor controllers have been put in place to reduce ‘evapotranspiration’.

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5.2] Al Saadah tower, Bhendi Bazaar, Mumbai Bhendi Bazaar in South Mumbai is one of the busiest areas inhabited mainly by small enterprises and families. The buildings and infrastructure are about a century old and this area is now the most neglected area in the city. Essential amenities/ infrastructural requirements like car parks, footpaths or even navigable roads are lacking. Inadequate fire & safety measures leave the population very vulnerable to natural and man-made calamities. Over 80% of the existing

buildings

have

been

declared

‘dilapidated

and

dangerous’

by

the

authorities. Additionally, traffic snarls have become a daily occurrence, further congesting the area and making it difficult for shoppers, residents and visitors to navigate through the lanes of Bhendi Bazaar. In an initiative that is the first of its kind, the entire Bhendi Bazaar area is to be redeveloped as a single project by the resident community.

Figure 26) - Master plan of Bhendi Bazaar Figure 27) - 3D view of Bhendi Bazaar redevelopment proposal Redevelopment proposal

The proposal - The master plan has been designed to create more commercial opportunities while uplifting the quality of life of the residents. This vision for the new era of Bhendi bazaar will be achieved through building efficient infrastructure with modern amenities and wide roads, promoting sustainable living and creation of green open spaces. The project will aim to be a model for future smart cities with endeavour towards intelligent parking management,

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traffic control, and digital signage, automated waste disposal, connected living, etc. It aims to uplift the lives of the people through sustainable development.

Figure 28) - Comparative analysis of Bhendi Bazaar redevelopment proposal Source – sbut.com Advantages of cluster redevelopment project 

Improving quality of life by addition of green spaces, open areas, pedestrian walkways.



Upgrading & augmentation of infrastructure like roads, footpaths, drainage, etc.



Incentives to participate for all, i.e. tenant, landlord, developer, etc. Larger the area of

cluster, greater the incentive given to the developer. 

Optimizing energy and resource utilization with use of alternate energy sources.



Waste water management, sewerage treatment plants and solid waste management

decrease the impact on existing infrastructure and environment. 

Fast process of city remaking.



Sustainable development in the long run.



Organized development through implementation of city based master plan sub-dividing

in clusters.

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Disadvantages of cluster redevelopment project 

Long and capital intensive proposition



Multi-level approvals from various government bodies.

Social Growth – benefits to the residential tenants and the community Individual growth & development. The redevelopment endeavour will provide its residents with homes and contemporary living conditions which will cater to their daily needs. Even the smallest configuration will be a self-contained 1BHK home with two separate bathrooms.

While currently more than seventy percent of the tenants occupy an area of less than 300 sq. ft.

The homes have been designed to maximize natural light and ventilation. Buildings will have vertical transportation systems and podium level recreational spaces.

1] Ownership of the houses.

2] Safe and secure neighbourhood.

3] Designated parking and elevators facilities.

4] Well planned garbage handling & disposal system.

5] Elegantly designed landscape and outdoor lighting.

6]

Community

areas

and

recreational

facilities.

Figure 29) – View of Individual rehab unit

Figure 30) – Sustainable green features chart Source – sbut.com

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5.3] Kohinoor Square, Dadar, Mumbai 

Site Area : 4.6 Acres



Plot Area: 18,615 sq. m.



Floor Area: 50,000 sq. m. for commercial



Height: 203 meters Main building, 142 meters Residence Building



Floor counts: 52 stories, 28 stories

Figure 31) – Exterior view of Kohinoor square Source - https://www.slideshare.net/TabaTapu/case-study-kohinoor-square The site is surrounded by a dense Low-Rise residential areas hence its tallest structure in the vicinity. There are many parks and schools as well near to the site. Construction of the Kohinoor square started in early 2009, with a completion date of March 2013.

Figure 32) – Site plan of Kohinoor square

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The first five floors of the main building is used for a high-end shopping mall and the remaining 47 floors of the main building is utilized for a commercial offices and five star hotel. The main building is crowned by five star hotel on top 5 floor. The first 13 floors of the residential building is used as a parking garage for both the buildings and the remaining 19 floors is residences. Parking provided for about 2000 cars with super-efficient driveways and personalized access controls.

Central core (Office tower) consist of: 

3 Lobbies of 6 Lifts serving levels 25th to 39th



Spaces between the lifts where a lift lobby is not provided are used as toilets with dust

at either side: 2 lifts from this pack of 6 are assessable to lower floors as well 

1 lobby of 4 lifts serving levels 1st to 24th



There is a lift bank at 24th floor.



2 services lifts travelling Throughout the building



2 Stair cases are also placed in the core.

Figure 33) –Plan of Kohinoor square showing services The Central Core is surrounded by the office spaces.

There are segregated office space from 6th to 14 floor with toilets to each office and common toilets also provided on all these floor. In case of high-rise bldg. more than 30 m then first refuge floor shall be provided at 24 m or first habitable floor whichever is higher. Thereafter at every seventh habitable floor. The structure comprises a concrete core and post-tensioned

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concrete slab and spandrel beams. The average centre to centre distance between columns is 9.5 m. The column is of 1.8 x 1.8 m. The tube system concept is based on the idea that a building can be designed to resist lateral loads. This assembly of columns and beams forms a rigid frame that amounts to a dense and strong structural wall along the exterior of the building.

Figure 34) – Floor area break-up diagram Sustainable features – 1. Rainwater Collection 2. Sky Gardens 3. High Performance Facade 4. High Efficiency Ventilation System.

5. Daylight harvesting & Dimming Controls.

6. Black & Grey water Reuse.

7. Environmentally Preferable Material.

8. Green Roof 9. Energy Centre 10. Native Adapted landscape 11. Onsite water treatment 12. Recyclable Sorting Collection 13. Natural Ventilation

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Figure 35) – Individual floor plans of the complex

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International context case studies 5.3] Linked Hybrid, Beijing, China Architects: Steven Holl Architects Area: 220000 m² Year: 2009

Figure 36) – Exterior view of the Linked Hybrid

Figure 37) – Exterior view of the Linked Hybrid

The 220,000-square-meter Linked Hybrid complex, located near to Beijing's old city wall, intends to counteract existing urban trends in China by establishing a new 21st-century permeable urban environment that is appealing and accessible to the public from all sides. The concept fosters interaction and encounters in a variety of public areas, including commercial, residential, educational, and recreational. The entire complex is a three-dimensional urban area with buildings that are melded together on the ground, below the ground, and above the earth.

Figure 38) – Exterior view of the Linked Hybrid

Figure 39) – Building view of the Linked Hybrid

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The ground floor offers many open passages for everyone (residents and tourists). These channels ensure micro-urbanization on a small scale. The tent activates the urban space around the large reflecting pool. On the middle level of the lower building, a public roof garden provides a peaceful green space, and at the top of the eight residential towers, a private roof garden is connected to the attic. All public functions on the ground floor, including restaurants, hotels, Montessori schools, kindergartens and cinemas, are connected to the green space that surrounds and runs through the project.

Figure 40) – Concept diagram From the 12th to the 18th floor a multi-functional series of sky bridges with a swimming pool, a fitness room, a café, a gallery, auditorium and a mini salon connects the eight residential towers and the hotel tower, and offers spectacular views over the unfolding city.

Figure 41) – Plan showing the linked sky bridges 74 | Page

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Programmatically this loop aspires to be semi-lattice-like rather than simplistically linear. We hope the public sky-loop and the base-loop will constantly generate random relationships. They will function as social condensers resulting in a special experience of city life to both residents and visitors.

Figure 42) – Section

Filmic urban public space; around, over and through multifaceted spatial layers, as well as the many passages through the project, make the Linked Hybrid an "open city within a city".

Figure 44) – Zoning section

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Figure 45) – Exploded 3D view of the complex Geo-thermal wells (660 at 100 meters deep) provide Linked Hybrid with cooling in summer and heating in winter, and make it one of the largest green residential projects in the world (aiming at LEED Gold rating).

Figure 46) – Diagram showing construction technique

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5.4] The Urban village, Guangzhou, China APARTMENTS, RENOVATION, GUANGZHOU, CHINA Architects: TEAM_BLDG Area: 6000 m² Year: 2019

Figure 47) – Guangzhou, China

Figure 48) - Exterior view of the building

Guangzhou is the only first-tier city where a large number of urban villages still exist in the city centre. As of 2016, according to incomplete statistics, there are 304 villages in Guangzhou, with a total area of 716 square kilometres and a population of nearly 6 million. Just like the area where this renovation project is located, due to its superior location, a large number of migrants still flow in every year. However, most of the residential buildings they live in are dilapidated, facing the urgent need to be improved its living environment. A severe lack of funds and intricate surroundings are the biggest obstacles to the renovation of these old apartments.

The residential building to be renovated this time is located at a very special position, with a bustling urban trunk road in front and the Siyou meat and vegetable market, the only market in the urban village. The stores necessary for life, such as food, groceries and hardware, stand in the market. Nearby, there are two other residential buildings with very similar interior structure.

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Figure 50) - Plan of the redeveloped building As the front connecting the city with the urban village, how the transformed facade increases the degree of integration to link with the city and maintain cohesion with the community is one of the key demands for the facade reconstruction. The "dialogue" with the original buildings in the urban village behind also highlighted the contrast between the new and old languages, and the symbiosis with the surrounding buildings of big and small sizes emphasized the sense of "collage" of the texture level of the city facade.

Figure 51) - View showing the shops at the ground level The site is made full use in the interior of the building to make the staggered-floor corridor, and the east and west end of the corridor are connected with two staircases, which met the functional needs of small family settlement in the village at that time. However, there are a large number of structures in the inner courtyard surrounded by residents from the north and south and the air conditioning machines and wire chimneys that are scattered at random, which makes the only open public space in the original building unusually dirty and disorderly and there is even serious rat infestation in the courtyard.

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Figure 51) - View showing the shops at the ground level Figure 52) - View showing the exterior of the building

The design should keep the original structure of the building as much as possible and retain the three spatial levels from the private to the public areas in the original buildings, namely the connection of different house types at each floor, the three-dimensional enclosure of the staggered floor corridor and the staircase in front of houses, and convergence at the central courtyard. The interlayer between the skirt buildings along the street and the residents is filled with the gym, audio-visual rooms and other public spaces and the top terrace is set with sightseeing, drying and other recreational areas. At the entrance, the sightseeing elevator is added to reach each floor conveniently.

In the process of renovation, due to not repairing for longer time and disorderly pipeline, the setting of the upper and lower water buried pipes and the new fire fighting pipeline inside the building became the biggest problem in the renovation. However, how to connect the pipeline setting in the urban village with the existing municipal pipeline was also reasonably solved through multi-party efforts and consultations.

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5.5] Redevelopment of Parisian railway station, Paris

Figure 56) - Front view of the building Former Parisian railway station turned into housing and live-work units. Moussafir Architects and Nicolas Hugoo Architecture have created two residential towers connected by a podium containing live-work units as part of the La Chapelle International development in northern Paris. Built on a former railway station in Paris's 18th arrondissement in the northeast of the city, the development occupies a city block. Moussafir Architects and Nicolas Hugoo Architecture each designed a timber, glass and concrete tower containing 105 townhouse-style apartments at either end of the development. In response to the master plan for the sevenhectare La Chapelle International development, which called for a uniform podium forming a base for two towers, 18 small live-work spaces clad in gridded-metal cladding were placed between the two towers.

Figure 57) – Floor plan of the complex 80 | Page

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The street-level podium, which also contains common areas for the towers and two shops, displays the same orthogonal facade structure across the entire city block. The residential towers present greater aesthetic variation while maintaining overall consistency with the rest of the scheme. The taller G2 tower was developed by Jacques Moussafir's firm, while Nicolas Hugoo's studio designed the G1 tower to complement the facade it created for the concrete podium.

The hybrid premises containing housing and small workspaces are called Small Office Home Office (SOHO) units and are intended for use by artisans, small businesses and self-employed workers. The SOHOs aim to merge professional and residential spaces by applying a uniform material palette throughout the interiors. Each unit has a business entrance facing the street and private access from the communal area at the centre of the block.

Figure 58) – Section A material palette featuring steel and aluminium surfaces creates a cohesive, industrial aesthetic across the inward-facing elevations. "We imagined the fifth facade as a new 'metal blanket' made of perforated and ribbed aluminium that seems alternately to be either extruded to form hipped roofs or stamped to generate patios and terraces clad with galvanised steel grating," added Jacques Moussafir, whose firm designed the SOHOs. The lightweight aesthetic is enhanced by the lack of visible structure on the building's exterior, along with the prefabricated concrete balconies that narrow at the edges. The building is organised around a compact

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circulation core, with functional spaces situated closest to the centre to free up the outer areas for the living spaces and bedrooms.

Figure 59) – View showing façade elements

Figure 60) – View of the interior and exterior connection

The building's structure is provided both by the central core and by the waffle design of the concrete facades. This configuration means that long spans are not required and frees up some of the corners. "Borrowing more from civil engineering than other current construction techniques, this expressive structure is built with concrete poured onsite with large dimension metal formworks," said the project team. Varying the orientation of the terraces allowed for the creation of four different floor plans across the ten levels. This arrangement also helps to break up the facades into a non-uniform pattern that expresses the positioning of each apartment. Jacques Moussafir founded his eponymous studio in 1993 and now works across various fields including cultural and residential projects.

Figure 59) – View showing façade elements

Figure 60) – View of the interior and exterior connection

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Redevelopment proposal case studies 5.6] Redevelopment of Navjivan CHSL by IMK Architects

Figure 63) – Location of the site Project:

Self Redevelopment of Navjivan Society

Area:

45, 00,000 Sq. ft.

Location:

Mumbai Central, Mumbai

Status:

Proposal

Cost:

Approx. Rs. 1600 Crores

Navjivan Society is one of the oldest and largest housing associations in Mumbai, located in the centre of Mumbai. The association covers an area of 2.48 hectares with a total of 18 buildings. Many members are eager to rebuild and are exploring its viability. IMK cooperated with consultants and experts in various fields to present suggestions for social selfconstruction. The plot is located on a busy commercial street and includes many residential buildings, shops and garages. Many members are concerned about moving out of their homes during the rebuilding period. Therefore, the design proposes minimal relocation and a tiered strategy to ensure relocation.

Two separate areas have been created, which are homogeneously integrated while providing privacy for the residential area in all aspects. The shopping area is adjacent to the adjacent busy shopping street, while the residential area is hidden behind and accessible from the less crowded side streets.

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Figure 64) – Proposed 3D view of the towers

Figure 65) - Diagram showing zoning according to the use

The commercial zone is planned around a central green space and the building is terraced above, creating spill out spaces for the offices on the higher floors.

Figure 66) – 3D view of the proposed green park

Figure 67) - 3D view of the proposed entrance

The entrance to the public space is designed to ensure maximum visibility for passers-by, inviting them to enter and explore. This helps increase the number of shops along busy streets and inland, thereby increasing their commercial value. Special attention is paid to street vendors along the street, and the design suggests that their relocation should be coordinated with the proposed shopping plaza. There is a terraced garden on the top of a 10-story podium that can accommodate 3,000 parking spaces, which is ten times the existing leisure space.

The residential building averages 70 stories high, with double-height intermittent terraces, providing interactive and entertaining spaces for the closest residents. These buildings provide residents with magnificent views of the city along the skyline and the Arabian Sea.

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Figure 68) – Master plan of the site

Figure 69) – Master plan of the site 85 | Page

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5.7] B.D.D. Chawl redevelopment project, N.M. Joshi marg, Mumbai

Figure 70) – Old B.D.D chawl building BDD is “Bombay Development Department”. BDD was established in 1920 and was responsible for providing more land for housing and constructing for 50,000 tenements on reclaimed lands. As of 2016, total 195 BDD Chawls located at Worli, Naigaon and N M Joshi (Parel) cover an area of 86.98 acres. These chawls had a large verandah as well as a big ground where children could play. In the night, adults would take a stroll in the compound, which also served as a meeting point for the residents. In these chawls, various festivals like Ganpati, Dahi Handi and Diwali were celebrated with enthusiasm. In case of weddings and functions, as people could not afford halls, a pandal used to be erected at the ground and the whole function used to take place there.

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In 2018 the then Chief Minister Devendra Fadnavis announced that families of the police personnel living in BDD chawls will be given houses constructed by the Maharashtra Housing and Area Development Authority (MHADA). The families will be given redeveloped houses at the location they are currently residing at. The redeveloped houses will be of 500 sq. ft.

Yielding more than 3,000 additional houses for sale, the redevelopment of these chawls will lead to the creation of one of the largest stocks of low-cost housing in the space-starved island city, besides the units required for rehabilitating existing eligible occupants.

Figure 72) – Master plan of the design proposal The redevelopment of the chawls at NM Joshi Marg will yield four sale buildings of 47 floors each – two for higher-income groups and two for middle-income groups. There will also be a 14-storey commercial tower. Besides, 14 buildings of 22 floors each will be built to house existing tenants. The work will involve not just redeveloping the chawls and rehabilitating existing tenants, it also involves creation of on-site and off-site infrastructure such as roads, open spaces, landscaping and so on.

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Figure 74) – 3D view of the individual unit

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CHAPTER 6 – INFERENCES The background study, data collection and the above case studies have helped to understand that mixed-use projects have become more prevalent in recent years. According to the United Nations, metropolitan regions presently house 55 percent of the world's population, which is predicted to rise to 68 percent by 2050. Looking at the increased rate of migration and the rapid increase in population relocating to cities every year, the high - rise tower construction is expected to surge.

People's tastes have shifted, and investors and municipal planners have adjusted accordingly.

The objective today is to bring together residential, office, and retail into one area. This type of construction produces a walkable community that benefits residents, employees, and tourists while also benefiting the local economy. For a variety of reasons, municipal officials have continued to emphasise the importance of mixed-use development.

Also, the author has tried to understand the conditions and problems of the existing mixed use neighbourhoods in the cities. Century-old crumbling Chawls, small roads that make walking difficult, much alone motor traffic flow, a shortage of parking and open spaces, and access to only public restrooms afflict the ancient inner-city neighbourhoods. The neighbourhood has come to a socioeconomic standstill due to poor living conditions, whereas the suburbs and neighbouring places are quickly developing. These existing mixed use buildings are being redeveloped of old and dilapidated buildings in the cities. More and more individual buildings of 3-4 storeys are being redeveloped into high rise buildings.

Because of the scarcity of land, most new developments are built vertically on tiny plots of land, with little regard for the larger infrastructure. 'Pencil Towers' have sprung out of nowhere, resulting in a lack of infrastructure. These haphazard and dispersed developments exacerbate urban degradation while adding to the strain on an already overburdened infrastructure. The governing authorities do not have the financial means to carry out large-scale redevelopments on their own. As a result, a holistic, sustainable, and inclusive urban planning paradigm is urgently required. The various disadvantages of individual redevelopment buildings are,

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

More stress on infrastructure that is already deteriorating, such as drainage, roads, and water supply.



Parking spots for current tenants are limited/no longer available, as well as the installation of facilities.



There are no new open areas or green places.



There isn't enough room for a sewage treatment facility or rainwater collecting, for example.



Traffic snarls and bottlenecks are caused by narrow, crowded roadways.



In the long run, this development paradigm is unsustainable.



Only structures that are commercially viable are renovated.



Inhibits future holistic development.

From the above chapters and case studies it can be concluded that cluster redevelopment schemes can be a better solution above individual redevelopment of smaller land parcels. The approach of Cluster development has given urban redevelopment efforts in the city a whole new dimension. The project intends to provide a way to commercially develop decrepit properties in the old city region while also providing necessary infrastructure and reducing environmental damage. The plan takes into account a variety of urban habitat requirements in order to ensure the society's long-term viability. The various advantages of cluster development are, 

Adding green spaces, open places, and pedestrian pathways to improve quality of life.



Roads, walkways, drainage, and other infrastructure are being upgraded and expanded.



All parties, including tenants, landlords, developers, and others, are encouraged to engage.

The Developer will receive a larger incentive if the cluster area is larger.



Using alternative energy sources to maximise energy and resource usage.



The effect of waste water management, sewage treatment facilities, and solid waste management on existing infrastructure and the environment is reduced.



In the long run, sustainable development.



Organize development by implementing a city-based Master Plan that divides the land into clusters.

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CHAPTER 7 – SITE APPRAISAL

1)

Criteria for site selection

2)

Site selection

3)

Land Use pattern

4)

Site Analysis

5)

SWOT Analysis

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7.1

Criteria for Site selection

This chapter will cover the development of site criteria that will determine the selection of a site within Mumbai. Based on the inferences from the research findings and case studies, an existing mixed-use cluster will be selected which should be redeveloped or need an urban revival to provide quality life to the residents of the locality. This process will be explored and explained further in the chapter with all the regulations and the stakeholders involved in the redevelopment procedure of the particular plot. The site criteria have been created based on the studies conducted in the previous chapters. The criteria will help focus on an appropriate locality within the city and begin working on the development of that area. The following conditions have been prepared to begin site selection.

7.1.1 High density areas Over the years, the population has increased at a very fast pace, especially in the city centres.

Areas which have chawl like structure and during the olden times these were mostly inhabited by the mill workers or the working class individuals who had migrated to Mumbai for work and earn additional money for their families. But over the years, because of the increase in the family sizes and increased migration, the tenement sizes are not sufficient for living. The density in such areas has increased very much and therefore redevelopment of such structure is necessary to provide better living conditions.

7.1.2 Infrastructure quality Localities in the city centres where the buildings were constructed almost a century ago and were mostly of 4-5 storey could be a suitable site for the project. Settlements constructed in those times were mostly of smaller sizes to accommodate only the working individuals. As years passed, these buildings have been exposed to the forces of nature and the structural stability of these structures have degraded and also many buildings have collapsed during heavy rains. Thus such structures need to be redeveloped before they cause any harm to the residents.

The buildings which are under continuous repair or cannot be repaired would be suitable for the redevelopment project. Buildings having retails shops and offices at the lower levels and residential typology on the above floors are existing mixed use buildings and would be suitable for the site.

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7.1.3 Individual plot sizes As seen in the development plan as well the existing built structures, the sizes of individual plots are very small because in the olden times the requirements were very less since the population in the cities was sparse. But after the increase in population the demand for more amenities, parking etc. have increased. These are low rise buildings and the open spaces between such structures is very less. Therefore, these type of buildings whose individual redevelopment will not be possible are amalgamated and the entire land is considered as a single plot for redevelopment under the cluster redevelopment scheme.

Figure 75)– ‘D’ ward from DP 2034 Source: - http://www.udri.org/wp-content/uploads/2018/10/SM%20Sheets/Island%20City/IC13.PDF

7.1.4 Poor habitable conditions Since the buildings constructed in the olden times were small and the individual tenement for accommodation was also short. These buildings have common bathrooms and washrooms for the residents, generally at every floor or common for the entire 2-3 storey building. But now, since the number of people living in these areas have increased, the sanitation facilities provided are not favourable. Every house should have its own toilet and bathing areas. Also these closely spaced old buildings, do not allow natural light and ventilation for every residential unit. Thus such buildings with poor habitable conditions should undergo redevelopment.

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7.1.5 High Demand for Land Land prices in South Mumbai are very high because of high demand. Therefore the right redevelopment model can a better sale value of the incentive FSI as well as provide good rehabilitation schemes for the old tenants. Based on the ready reckoner rates provided by the government, the rates of offices as well as residential plots are very high which can fetch the developers a good amount for their sale component and help in recovering the costs of construction of the entire cluster development scheme (CDS). Also the FSI provided for CDS is 4 which is more than any normal redevelopment, thus allowing the developer to have a good amount of sale flats and offices for the recovery of costs.

7.1.6 Sustainability aspect Looking at the current individual redevelopment models happening in South Mumbai, the buildings are not able to accommodate all the green building feature like waste water treatment, energy conservation etc. Therefore, a CDS in such area could help in including all the sustainable design features and reduce the pressure on the land in these high density areas in the centre of the metro cities like Mumbai.

7.1.7 Minimum size requirements as per DCPR 2034 Cluster Development Scheme (CDS) means any scheme for redevelopment of a cluster of buildings and structures over a minimum area of 4000 sq. m in the Island City of Mumbai and 6000 sq. m in the Mumbai Suburbs &Extended Suburbs, bounded by existing distinguishing physical boundaries such as roads, nallas and railway lines etc. and accessible by an existing or proposed D.P. road which is at least 18 m wide whether existing or proposed in the D.P. or URP or a road for which Sanctioned Regular line of street has been prescribed by the MCGM under MMC Act, 1888. Such cluster of buildings (hereinafter referred to as Cluster Development (CD) shall be a cluster or a group of clusters identified for urban renewal.

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7.2

SITE SELECTION

Based on the above mentioned criteria for the site selection, the site or locale selected was ‘D’ ward of Mumbai. The site will be selected from the plots present in the sheet IC13 of the Greater Mumbai Development Plan 2034. Majority of the ‘D’ ward make up areas of Mumbai which have buildings which were mostly constructed around a century ago. These buildings are mostly of 4-5 storeys. They were constructed to house the mill workers and the people working in factories or industries. The sizes of the individual tenements were very small because they were meant for individual persons but now due to increase in the sizes of the families, these houses are not favourable for habitation and also the buildings have become dilapidated and need urban revival.

The ‘D’ ward is an existing mixed use locality of Mumbai and is a mix of retail, residential, commercial and industrial activities. The redevelopment of the plots in these areas should not be mistaken with the slum redevelopment schemes. The areas of ‘D’ ward are dense, proud, historic community of working and middle-class people. People from various communities like Hindus, Muslims, Christians, Parsis, Maharashtrians, Jains, and Dawoodi Bohras etc. are residing here. There are some plots which have already been redeveloped and also many plots have been taken up for redevelopment in this ‘D’ ward area. The high FSI and incentive norms has promoted more and faster redevelopment of the buildings in this area of the island city.

A brief analysis of the areas of the ‘D’ ward helped in identifying potential sites for the cluster redevelopment in future. The areas are having existing mixed use buildings where the most prevalent typology is retail & commercial at lower levels and residential apartments at the upper levels. The current conditions of these buildings do not have parking facilities, but it will be added to the redevelopment proposal.

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7.3

LAND – USE PATTERN

Figure 76) - Sheet number IC13 – DP Remarks

Figure 77) – Existing and reserved land use legend 96 | Page

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Site option 01 – Raja Ram Mohan Roy road, Girgaon

Figure 78) - Site option 1 from DP sheet IC 13 Total plot area – 16600.77 m2 C.S. nos. – 1/1292, 1292, 1293, 1294, 1295, 1296, 1297, 594, 595, 596, 597, 598, 599, 600, 601, 602, 603, 1/603, 604, 605, 606, 608, 609, 610, 1/610, 2/610, 3/610, 611, 612, 613, 614, 615, 616, 617 Ready Reckoner rates for Girgaon, 2020-2021 -

Figure 79) - Ready reckoner rate for Girgaon 97 | Page

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Site option 02 – M.S. Ali Road & Pathe Bapurao Marg, Grant Road, Tardeo division

Figure 80) - Site option 2 from DP sheet IC 13 Total plot area – 37926.47 m2 C.S. nos. – 155, 154, 153, 182, 181, 180, 179, 178, 176, 175, 192, 2/192, 1/192, 191, 1/190, 2/190, 3/190, 190, 189, 1/189, 2/189, 1/186, 188, 187, 1/187, 186, 5/185, 185, 2/185, 184, 183, 1/185.

Ready Reckoner rates for Tardeo, 2020-2021 -

Figure 81) - Ready reckoner rate for Grant road

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Final site selection – Based on the criteria and analysis, the site selected for further design development was the site option 01. The factors which led to this were that cluster of site no. 1 was having very small individual plots which would otherwise be very difficult to re-develop individually. The total plot area of site option 01 is 16600.77 m2 or 4.1 acres. This cluster has a high redevelopment potential. Since, Girgaon is a densely populated areas and various mixed use activities happening. The area has different types of retail shopping ranging from clothes, footwear, snacks, etc. It also has few private clinics of doctors, banks etc. at ground floor level.

Stakeholders involved – The various stakeholders involved in the project would be the existing tenants, the landlords and the developer or builder of the rehabilitation project. The existing tenants would comprise of residential tenants having their houses/ flats of accommodation.

There are also retail shops present at the ground level, thus the owners of these shops will also be the part of stakeholders. Apart from the retail shops, there are few offices and private clinics of the doctors. These office owners and doctors would too be a part of the stakeholders involved.

Also, after providing the rehabilitation to all the existing tenants, the remaining part of the stakeholders involved will be the people who would be buying the offices and flats of the sale component, constructed by the developer in order to cover up their construction costs.

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7.4

SITE ANALYSIS

Site existing usage – Retail + Commercial + Residential Access roads for the site are – Raja Ram Mohan Roy road (West), Sardar Vallabhbhai Patel road (North), Dubhash lane (East), Vallabhbhai Patel road (South).

Total number of plots taken in the cluster – 34 individual plots

Figure 82) - Current satellite image of the site source – https://www.google.com/maps/@18.9579285,72.8206663,18.65z Girgaon is one of the most diverse, cultural neighbourhoods of Mumbai. The historic buildings, the family run stores along the street edge and the cultural institutions makes a walk through Girgaon, a walk through Mumbai’s history. One of Girgaon’s most unique features is the use of streets as not just as thoroughfares but as public spaces where local residents meet, socialise and celebrate. Raja Ram Mohan Roy Road is extremely important neighbourhood street in Girgaon as it connects the neighbourhood with the Charni Road Suburban Railway Station and also plays a critical role during various local festivals.

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Historical Context of the site

Figure 83) – Girgaon back road, 1905 Source - https://en.wikipedia.org/wiki/Girgaon#/media/File:Girgaum_Back_Road.jpeg The Girgaon neighbourhood in south Mumbai is a hive of activity. Girgaon is a relatively unknown destination for travellers visiting Bombay (now Mumbai). Girgaon (sometimes spelled Girgaum) has a long history of firsts, with numerous social, political, educational, and cultural movements originating here. Girgaum Chowpatty, Khareghat Colony, and Gowalia Tank are located in the foothills of the Malabar and Cumbala twin hills, which open onto the plains of Girgaum Chowpatty Bandstand, Khareghat Colony, and Gowalia Tank.

One of the important addresses of Girgaon is Keshavji Naik Chawl where in 1893, Lokmanya Tilak organised the first public Ganesha festival with an aim to mobilise people for the Freedom movement. An imposing structure of Girgaon is the brick or red-coloured St Teresa's Church or the Portuguese Church. The area is crowded during Ganesha immersion. Girgaon also celebrates other festivals with equal zest whether it is Diwali, Gokulashtami or Makar Sankranti. Gudi Padwa celebrations are the best.

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Site Neighbourhood

Figure 84) - Satellite image of site neighbourhood Accessibility to the Site 1]

Malabar Hill

-

3.20

kms.

2]

Grant Road station

-

1.10

kms.

3]

Grant Road vegetable market

-

0.65

kms.

4]

Lamington road (electronics market) -

0.50

kms.

5]

Sir H.N. Reliance Hospital

-

0.05

kms.

6]

Girgaum Chowpatty

-

1.60

kms.

7]

Charni Road station

-

0.85

kms.

8]

Gol Deval temple

-

0.70

kms.

9]

Sir J.J. flyover

-

1.20

kms.

10]

Saifee Hospital

-

0.85

kms.

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Understanding the Urban grain density

Figure 85) – Figure ground image of the site neighbourhood and road network

Primary Roads

Secondary Roads

Tertiary Roads

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Existing Images of the Site

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CLIMATE ANALYSIS OF THE SITE

Figure 94) – Average annual rainfall received in Girgaon

Figure 95) – Average annual temperature in Girgaon

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Figure 96) – Graph showing the different cloudy, sunny and precipitation days

Psychrometric chart showing the comfort level for this particular site

Figure 97) – Psychrometric chart from Climate consultant app

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Figure 98) – Wind rose diagram from Climate consultant app 1. The maximum winds come from the South West, West and North Direction.

2. Though the winds from the south west and west have a higher average temperature, but because the humidity is in the range of 70% and more these winds are desirable.

3. North West winds are not desirable.

4. North and North east winds have a low percentage of hours when wind comes from that direction these winds are very desirable because of the cool temperature they bring.

Figure 99) – Sun shading chart from Climate consultant app

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7.5

SWOT analysis of the site selected

Strengths 1]

The site is located in the core centre of the island city where the density of the population is high and the need for redevelopment is important.

2]

The site has access to all the basic needs for a daily life like, hospital, school, entertainment, recreation etc.

3]

Towards the southern side of the site, there is beautiful view of the Queens necklace and the Arabian Sea.

4]

The site is at a short distance of 650 metres from the Charni road railway station.

Weaknesses 1]

The property rates in these areas of south Mumbai are very high, thus it will be difficult to sell the newly constructed flats and offices in the sale component of the building.

2]

The existing road and street conditions are not sufficient for the amount of motor vehicles as well as the residing population.

Opportunities 1]

The site is surrounded by primary roads on its three out of the four sides which will give good opportunities for access and also give good road frontage.

2]

There are no contours present on the site, the land is completely flat.

3]

The greater FSI and incentives provided for the sites in island city of Mumbai gives an opportunity to the developers and architects to propose a better redevelopment model.

Threats 1]

The Girgaon area in South Mumbai receives moderate to heavy rainfall in the months of July, August and September.

2]

The site being close to the Arabian Sea and the coast will have strong winds coming from that particular direction.

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7.6

CONCLUSION

In this chapter, inferences and conclusions from research and case studies were used to find an appropriate site for this dissertation project within the island city of Mumbai. The factors and the criteria for site selection helped to decide on a cluster of plots which has the potential to be redeveloped as a whole under the cluster redevelopment scheme. The selected site has old buildings which need to be redeveloped to provide better urban lifestyle to the people living in that area. Through the cluster re-development of this group of plots, a better re-development model can be proposed as compared to individual redevelopment of the buildings.

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CHAPTER 8 – DESIGN PROGRAM

1)

Design Intent

2)

Design Brief & Area program

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8.1

Design Intent

The problems and inferences mentioned above as a part of the research conclusions are mostly seen for all the individually redeveloped high-rise buildings in the island city. These issues and problems are majorly faced by the users who have been subjected to the redevelopment proposal like the existing shop owners, residents etc. who are shifted from a low-rise community neighbourhood to individual isolated flats of the high rise redeveloped buildings. These problems have directed to select the cluster redevelopment scheme as an intention for the design proposal of this dissertation.

Redevelopment is required since every building has a built-in shelf life after which it becomes difficult or hazardous to live in. The aim of this design project would be to re-imagine the redevelopment of old buildings happening in cities like Mumbai. To understand the drawbacks of existing individual redeveloped buildings and understand the problems faced by the people being rehabilitated in such buildings. The design will offer bigger apartments to the old tenants and also along with their residential apartments, recreational facilities and amenities to the people living there. The intention of this design is to propose self-sustainable high rise buildings which will be the future of cities.

The lateral transition from a highly interactive and human sized low rise to a socially isolated no scale high rise, community gardens, sky bridges, and other amenities supplied at various levels have become a grand narrative type solution to this challenge in a redevelopment project.

But do these spaces work in an Indian context, where anything outside the threshold of one's house, be it corridors, roads, or parks, is considered outside our personal “to illustrate this with an example, during my research I questioned how many middle-aged people would go for a family/friends dining in their building garden, and the answer was as low as 4 5.

These places also become unproductive since no one wants their balconies to face these areas, and no one who uses these spaces wants to look out at residents while resting. Making these places is not just taxing for the developer, but it also means providing areas that aren't being used to their full potential.

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8.2

Design Brief and Area program

The selected plot measuring 16600.77 m2 in areas will be redeveloped under the cluster

re-

development scheme under 33(9) of the DCPR 2034. There are total 34 individual plots considered in the cluster.

CTS nos. : - 1/1292, 1292, 1293, 1294, 1295, 1296, 1297, 594, 595, 596, 597, 598, 599, 600, 601, 602, 603, 1/603, 604, 605, 606, 608, 609, 610, 1/610, 2/610, 3/610, 611, 612, 613, 614, 615, 616, 617 Regulations from 33(9) DCPR 2034 – Conditions of Rehabilitation – 1] Each occupant/tenant shall be rehabilitated and given on ownership basis, carpet area equivalent to the area occupied by such occupant/tenant in the old building. However, in case of residential/residential cum commercial occupants, such carpet area shall not be less than 27.88 sq. m. This shall be the “basic area”.

2] In addition to [1] above, there shall be ‘’additional area’’ for the rehabilitation of residential/residential cum commercial Occupants governed by the size of the CD in accordance with the Table-A below -

Figure a)

Each eligible residential or residential cum commercial slum dweller shall be entitled

to a tenement of carpet area of 27.88 sq. m (300 sq. ft.) and b)

Existing or max 20.90 sq. m. whichever is less in case of non – residential.

c)

For purpose of existing "Carpet area"/ rehabilitation “carpet area” means the net usable

floor area within a tenement excluding that covered by the walls or any other areas specifically exempted from floor space index computation as per then/prevailing Regulation but including the areas of balcony if allowed free of FSI as per then Regulation.

Total permissible FSI for CDS – 113 | Page

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1]

The total permissible FSI for an CDS shall be 4.00 on gross plot area, but excluding the

reservations/ existing amenity, road set back, area under existing Municipal Roads but including the BUA under reservation/existing amenity, road set back or sum total of the Rehabilitation FSI + Incentive FSI, whichever is more. Provided that the aforesaid FSI shall be exclusive of the Fungible Compensatory area admissible under the provision of DCR 31(3).

2]

The incentive FSI admissible against the FSI required for rehabilitation shall be based

on the ratio (hereinafter referred to as Basic Ratio) of Land Rate (LR), in Rs/sq. m., of the lands included in the URC; as per the ASR and Rate of Construction (RC)* in Rs/sq. m, applicable to the area as per the ASR and shall be given as per the Table-B below:

FSI calculations: 

Existing FSI

= 3.46



Incentive [60%]

= 2.08

Total

= 5.54

Fungible [35%]

= 1.94

Total permissible FSI for the given site = 7.48 on gross plot area.

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9.

BIBLIOGRAPHY

Bibliography (n.d.). Retrieved from World Population Review: https://worldpopulationreview.com/worldcities/mumbai-population (n.d.). Retrieved from https://www.ncbi.nlm.nih.gov/pmc/articles/PMC6209905/ (n.d.). Retrieved from https://www.orfonline.org/research/formulating-open-space-policies-forindias-cities-the-case-of-mumbai-65007/ (n.d.). Retrieved from https://www.gensler.com/blog/redesigning-mixed-use-environments-for-apost-pandemic-world (n.d.). Retrieved from https://www.newcivilengineer.com/the-future-of/future-of-housing/futurehousing-high-rise-urban-solution-17-09-2019/ (n.d.). Retrieved from World resources institute: https://www.wri.org/insights/people-orientedcities-mixed-use-development-creates-social-and-economic-benefits Advantages of Mixed-Use Developments. (2021, January 8). Retrieved from https://prs3.com/6advantages-of-mixed-use-developments/ BDD Chawl Redevelopment. (n.d.). Retrieved from MHADA: https://www.mhada.gov.in/en/content/bdd-chawl-redevelopment-project Bimal Patel, A. a. (2015, March 30). Mumbai's New FSI Policy Makes Sense. Retrieved from HCP, Design, Planning and Management: https://hcp-com.b-cdn.net/wpcontent/uploads/2021/06/67319Why_Mumbai_s_New_FSI_Policy_Makes_Sense__3_x_100 0_words__30th_June_2015__copy_edited_.pdf climate. (n.d.). Retrieved from https://en.climate-data.org/asia/india/maharashtra/mumbai-29/ CPWD. (2019, December). High Rise Buildings. Retrieved from cpwd.gov.in: https://cpwd.gov.in/Publication/Compendium_of_High_Rise_Buildings_December_2019.pdf Creative city - Neu Marx. (n.d.). Retrieved from Young talent architecture award: http://ytaa.miesbcn.com/work/565 DP Remarks 2034. (2021). Retrieved from MCGM: https://dpremarks.mcgm.gov.in/dp2034/ Emerging and Evolving Trends in Mixed-Use Design. (2020, October 9). Retrieved from https://www.vagroup.com/emerging-and-evolving-trends-in-mixed-use-design/ Former Parisian railway station turned into housing and live-work units. (n.d.). Retrieved from Dezeen: https://www.dezeen.com/2021/07/16/moussafir-architectes-nicolas-hugoo-mixeduse-development-paris/ Herndon, J. D. (2011, May 5). Mixed-Use Development in Theory and Practice. Retrieved July 23, 2021, from https://smartech.gatech.edu/bitstream/handle/1853/40790/JoshuaHerndon_MixedUse%20Development%20in%20Theory%20and%20Practice.pdf?sequence=1&isAllowed=y Ibrahim, E. (2017). IrbNet. Retrieved from https://www.irbnet.de/daten/iconda/CIB5047.pdf 115 | Page

MIXED USE CLUSTER REDEVELOPMENT IN A DENSE FABRIC

Indian cities may not be sprawling, but their density is a major concern especially in a pandemic.

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