Revitalisation of Mill Land Report

REVITALIZATION OF MILLS LAND MUMBAI

Dr. AMY TANG K14IUD

SACHIN V. PORKUTE

By, STUDENT ID: 4231360

SACHIN V. PORKUTE M.ARCH SUSTAINABLE URBAN DESIGN THE UNIVERSITY OF NOTTINGHAM, NOTTINGHAM, UNITED KINGDOM. REVITALISATION OF MUMBAI MILLS LAND 16th jan’15

Content: 1.0

ABSTRACT

03 - 04

2.0

INTRODUCTION

03 - 04

3.0

MUMBAI URBAN FABRIC

04 - 05

4.0

THE MILL PRECINCT – GIRGAON

06 - 07

4.1 4.2 4.3

06 06 - 07 07

ORIGIN OF GIRGAON DEVELOPMENT CHARACTERISTICS

5.0

SOCIAL STUCTURE

08 - 09

6.0

DECLINE OF MILLS LAND AND REDEVELOPMENTS OF MILL LANDS

7.0

STAKEHOLDERS

09 - 11

7.1 7.2

09 11

MILL WORKERS MILL OWNERS

8.0

THE CITY

11 - 12

9.0

CASE STUDY AND RECENT TREND OF REDEVELOPMENT OF MILL LANDS

12

10.0 URBAN ENVIRONMENTAL ISSUE: MUMBAI 10.1 10.2 10.3 10.4 10.5

MANGROVES DESTRUCTION LAND USE CHANGES: SALT PAN LANDS LAND USE CHANGES: MILL LANDS FOREST DEPLETION RAPID LAND RECLAMATION

11.0 CONCLUSION, SUGGESTION AND RECOMMENDATION 11.1 11.2 11.3 11.4 11.5 11.6 11.7

URBAN FORM TRANSPORT OPEN SPACES AND URBAN LANDSCAPE EMPLOYMENT GENERATION HOUSING POOLING OF LAND REDEVELOPMENT OF ENTIRE MILL PRECINCT

12.0 REFERENCES SACHIN V. PORKUTE 02

12 - 13 12 12 12 13 13

14 - 15 14 14 14 14 - 15 15 15 15

16 - 17 REVITALISATION OF MUMBAI MILLS LAND 16th jan’15

ABSTRACT:

The basic character of every city is to undergo transition so does its architecture

respond to it, along with its people and environment. This transition brings in opportunities of growth for the citizens, expansion and improvement in social and urban fabric along with new development strategies. Mill lands (urban industrial land) in Mumbai, once an economic driver of the city and employment generated, now after its decline is to undergo a transition of land-use, architecture by redevelopment of mills.

My essay examines the contemporary inclination towards cotton (textile) mills

redevelopment and analyse the case study and it’s before and after development impacts on the city. I will be focusing on its drawback and design principal on reuse of existing physical conditions, functions and make suggestion and recommendation for the advantage of the city. It’s an attempt and effort to control on random development within the city and provide the habitable development and deconjuction in the city. The thought provoked from observation of the Mumbai city, its nature of behavior and people.

INTRODUCTION:

Urban industrial land is of great significance and an essential division of the city

land use. Mumbai had been the Industrial powerhouse of India since the British were in rule. It was cardinal community for the textile (cotton) transforming that immediately bolstered into the cotton processes that were built in the consequent part of the history.

India's 1st and world’s sixth largest metropolitan area, capital of Maharashtra

state. Mumbai extended across 603 sq. km. (233 sq. mi.) with having costal length of 180 km. (112.5 mi.). Mumbai bounded by Arabian Sea to the west Northern region of the city consist of a National park spread out over 40 sq. mi, capability of its 1/6th size of the city house three major natural lakes (Vihar, Tulsi and Powai). Urban communities real land possessed by fifty eight textile (cotton) mills, however since mid of 70’s a various these factories have been pronounce as under a misfortune making Division. According to 'Ceiling guide line-1976' of Urban Land Use the owner can offer their property for future genuine advancements. Amid the previous ten years a different amount of area exchange and expansive scale of business land advancements on factory land has been occurred. Development Control Regulation of India-1991 has gave flexibility to mill landowners to endeavor the business capability of the area either through a deal or redevelopment without anyone else's input.

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MUMBAI URBAN FABRIC:

When it comes to urban development, Mumbai is considered as an organic city

that was built, transformed and developed by a number of reclamation projects and temporary policies. The city is entirely a mixed-use settlement where place of residence, place of work, public places, transportation, retail shops, industries, commercial, educational districts etc. exist together. This is perhaps the most important reason for its vibrant character.

Incepted in 1853, Mumbai’s local always occupy most of corner side plazas,

train system consists of three transit lines public places and beaches all year around. running south north and effectively connecting almost all the corners of the city. Maximum proportion of people in Mumbai use public transport that runs almost 20 hours a day & 7 days a week or walk to work, which are fundamental components of any good city. It celebrates festivals of all the religions, almost monthly, with same enthusiasm and energy. Mumbai’s hot & humid climate is one of the reasons for its constant active nature. Citizens of all kinds Fig. 1 – How people travel

Hawkers, vendors, street side food stalls and most importantly, people are never

rare in this city. Mumbai is a true metropolis and the city of the migrants, the growing population of this metropolis proves the same.

Mumbai’s built environment does not lack variety either. From the southern tip of

the city to its northern border, it encompasses array of spaces, buildings and destinations representing its growth from colonial era to present day metropolis. Most of the monumental buildings in the city were built during the British regime. These structures still serve as important public, infrastructure and administrative buildings of the city. The built environment throughout Mumbai is composed of various architectural styles – from Indo-Saracenic to Hindu, from Greek revival to modern.

The urban characteristic of Mumbai could be studied by looking at the different spatial elements that are woven into its urban fabric.

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Fig. 2 – Urban sprawl of Mumbai SACHIN V. PORKUTE 05

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“Girangaon” in a Marathi language means “Mill village” or the mill precinct, which is

characterized by industrial architecture of more than 50 mills. Over 600 acres of land in this region was dedicated to textile industry in early19th century.

Girangaon was home to thousands of mill workers and their families. The unique

housing settlements called "Chawls" by workers, their social networks and communities dominated Mumbai’s mill precinct for decades.

The precinct spreads across an

area of 25sq.km. The entire mill precinct is efficiently integrated into Mumbai’s mass transit system and well connected to major streets in the city.

ORIGIN OF GIRGAON:

The inception of Girgaoan started

with the first mill, which was in the year of 1856 by businessmen of Mumbai.

This number slowly grew to 21 by 1885. By early 20th century there were more than 50 textile mills in Mumbai, which transformed it from a trading town to a manufacturing centre. Increased employment opportunities in mills drew thousands of migrants from towns and villages all over the state. Half of the city’s

population

was

economically

dependent on textile industry, residing in

Fig. 3 - Map showing location of textile mills in

Girgaon area.

Girgaon

DEVELOPMENT:

To encourage the development of textile industry and promote industrial

production, acres of lands were taken by the factory landlord at concessional rates from the provincial Government of Bombay. Areas where mills were located grew to become the heart of the city allowing the residential, institutional and other sectors to come up SACHIN V. PORKUTE 06

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with it. Eventually central Mumbai witnessed a distinctive skyline of tall chimneys and gigantic mill structures.

CHARACTERISTICS:

The closely residing mills converted this portion of the city into an incredibly

crowded, lively and dynamic hub. Such a close habitat of mill workers created a strong bonding through evolving social and cultural community within them.

Fig. 04 - Map showing location of textile mills in the city

The map above shows the locations of 58 mills in Girangaon that establish a

unique urban fabric of this region. Mill workers housing, recreational grounds (for worker colonies), places of worship and entertainment are some of the dominant elements in the urban characteristics of Girangaon.

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SOCIAL STRUCTURE:

Mumbai now received migrants from not just east and coastal Maharashtra, but

it was also populated by crowds from Uttar Pradesh, Bihar and Gujarat (some of the other states of India) all employed in textile industry. Mill workers included people from all castes and religions who established their distinctive places of worship such as temples and mosques and started side businesses in meat and vegetable markets.

When the textile industry was at its peak the housewives of workers, started working in the mills for additional income. Most of the single men lived in groups. As a result a number of housewives started buffet services and canteens for lunch and dinner. By 1970’s, the Girgaon had around 500 canteens predominantly serviced by the housewife’s. Along with these, the mill workers family incorporated side businesses for daily needs such as retail, grocery, newspaper, snack centers, pharmacy, service shops like laundry shop, domestic flourmills etc. on street level.

DECLINE OF MILLS AND REDEVELOPMENT OF MILL LAND:

There were fifty textile (cotton)

mills in Bombay (Mumbai). Of these, in late eighteenth century twenty-six were considered "wiped out" and consequently, assumed

control

by

the

Indian

Government. The mill owners thus wanted to recover the losses by auctioning off their plants and putting resources into other productive wanders while the costs of area were climbing high. As a result, the largest mills in Girangaon were shut down and more than 200,000 workers were laid off. All this disrupted the positive atmosphere of Girangaon; that was once a town burgeoning with happiness, prosperity and a promising future.

Fig. 5 - India United Mill No 1

Mumbai's cotton mills began to redevelop in 1992. Efforts began to reconstruct

the numerous cotton mills that once were the pioneers in Mumbai's economy and

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industrial strength. This redevelopment made way for new residential and commercial buildings, as part of the wider modernization and transformation of Mumbai.

In 1991 the Development Control regulations (DCr’s) of the city passed a rule

that tried to state the future of these unused lands. DCr 58 promoted redesigning of mill lands in a way that will be beneficial to the city, profitable to owners and will assist public housing. This principle conceded authorization to offer of an allotment of the mills land with a specific end goal to be utilized for cleaning up monetary liabilities of factory landlord like laborers wages, Vrs (Voluntary retirement Service), loan retiring etc.

As per the Dcr 58, on account of redevelopment, whole mill area (either open or

after pulverization of existing structures) must be circulated as follow:

§

1/3RD to the Brihanmumbai Municipal Corporation for open spaces.

§

1/3RD to the Maharashtra State Area & Development Corporation for public

§

housing.

The vast majority of the private factories discovered the regulations of the Dcr 58 (1991) difficult and declined to go that way. Consequently DCr 58 was modified in 2001 and as per the amendments just the 'open area' on which there was no development was to be conveyed in the way set down in the first Dcr 58 (1991) (Rajshri Mehta, 2007).

Thus mill owners realized the real estate value of 600 acres of land in the heart

of the city and it was reason enough to exploit the DCr rule for increased commercial profit.

STAKEHOLDERS:

MILL WORKERS:

DCr 58 (1991& 2001) does not consider employment opportunities for ex-

workers. It assumes that every worker will be given a lump sum amount in the VrS scheme, which should be enough for him or her to sustain for the rest of their lives (D D'Monte, 1998). The job in a textile mill was hereditary which gave entire generations an association with a particular mill. The new development should therefore seek to create employment opportunities for workers.

Present redevelopment of mill sites is changing the social fabric of Girangaon,

which is upsetting its occupants. High rise residential complexes and high-end SACHIN V. PORKUTE 09

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commercial destinations are practically only for the white-collar society. Although some of the workers find low-skilled jobs in building security, cleaning and household services, they are accepting the jobs as a necessity as opposed to preference. The wages too, in such employment are almost equal to their ex-salaries in mills or sometimes less and the jobs more strenuous.

Mill owners:

Many people believe that land belonging to mill owners is their private property

and they should have the complete authority for the sale or development of their respective possessions. However one cannot ignore the massive amount of public money that has been invested into running these enterprises, thousands of mill workers who dedicated their lives and successive generations to working in mills and the city that is in a dire shortage of open space and public housing.

Some of the mills could be recycled even today. However with today’s technological changes and increased prices owners find it difficult to support these initiatives. In addition, owners are facing infrastructural challenges like maintaining the required conditions (humidity, temperature etc.) inside the structures, rehabilitating structural damages, and keeping up a healthy atmosphere inside the 75 years old mill structures.

Also the luring offers of the developers to redevelop these mill lands further.

The City:

Mumbai and its need for open spaces is perhaps the most delicate and crucial

subject at this point in time where there exists a substantial environmental threat not just to the city but also to the entire world. As mentioned earlier in the book, Mumbai faces a number of urban issues that are affecting its natural environment. Increased pollution and population density further exacerbate this effect remaining mill sites in Girangaon are possibly the last chance for city’s sustainable restoration. If majority of vacant mill lands are restored to be natural habitats, Mumbai will receive a number of pockets of urban greens (forests) that could act as carbon sinks and natural retreat places that could support and enhance local ecology and biodiversity.

Pairing these recreation spaces with public uses will contribute towards creating

urban public plazas. Such public open spaces of different kinds can support variety of open-air activities. Mumbai has a rich social fabric. Girangaon too has an affluent

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community life. However the areas around defunct zones of mill sites are less active and need revival.

Developing mill sites will not only give them a new use but it will also enhance the surrounding urban framework.

CASE STUDY AND RECENT TREND OF DEVELOPMENT OF MILL LANDS:

The city developers and builders have already initiated the redevelopment of

many defunct mill lands. In most cases the land has been used for residential high rises and in some cases for commercial, retail and entertainment sectors. The majority cases have completely demolished the existing structures on these mill lands (except a few factory features like Chimney) for redevelopment.

The first textile mill to redevelop was central Mumbai’s shopping and

entertainment hub - High Street Phoenix. A hotel and a multiplex added later in the development. The new development replaced mill buildings with very little green open space. Some of the developers did create some public spaces like shopping complexes, multiplexes and other retail outlets, however the benefit of these areas and buildings for the ecological sustainability of the city is questionable (Surve, 2011).

Fig. 6 - High Street Phoenix mall SACHIN V. PORKUTE 11

Fig. 7- Residential tower

REVITALISATION OF MUMBAI MILLS LAND 16th jan’15

Following Phoenix mills a number of Large-scale redevelopment projects took place.

These projects have taken a huge advantage of FSI and proposed 30 to 50 storied residential towers. Apart from residential complexes and towers proposals of economy offices have also come up, using added FSI.A few mills redevelop within existing structures on DCR 58 stipulations to develop only 15% of the land to clear workers dues and renew mill machinery.

Majorly all the privately owned properties are sprouting on mill lands with private clubs, office complex, shopping complex, hotels and arcades with access to limited population of the city.

URBAN ENVIRONMENTAL ISSUES – MUMBAI: MANGROVE DESTRUCTION:

Mangroves are an integral part of the landscape of Mumbai. The city was

originally surrounded by 5000 acres of mangrove swamps. Among these, the city has lost almost 40% to reclamation of land for construction and development projects. As a result, Mumbai became more vulnerable to natural disasters.

LAND USE CHANGES: SALT PAN LANDS:

Similar to its mangrove cover, the city has a chunk of land dedicated to salt

production. However, the lack of land for residential accommodation has pushed the developers to convert the salt pan lands into residential and commercial zones. Saltpan lands are an important barrier between land & sea. And with their land use change, the danger of flooding has increased.

LAND USE CHANGES: MILL LANDS:

Central district of Mumbai consists of 600 acres of defunct mill lands that

represent the textile era of the city. These mill lands are a boon for Mumbai if developed in the right way. However city developers are using these lands for residential and commercial unsustainable constructions. This is further adding to the already inflated problems of the city.

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FOREST DEPLETION:

Urban development didn’t spare Mumbai’s only breathing lung too. Illegal

construction continues to develop on National Park periphery. Consequently this rich and unique forest, which acts as, an essential green cover and carbon sink is shrinking day by day.

RAPID LAND RECLAMATION:

Mumbai once had numerous creeks flowing into the island. But as urbanization of

the city continued, these water bodies got filled up. Such excessive coastal land reclamation is unhealthy for an island city like Mumbai. With change in climate and global temperature rise, Mumbai now receives extravagant monsoon showers making city’s drainage system inadequate. On 26th November 2005, Mumbai was lashed with 39 inches of rainfall within 24 hours. This day was an eye opener when the city came to a standstill. Disasters like 26/7 not only cause a distress among the citizens but they also drain the city economically. Mumbai’s urban environmental issues might not have a watertight solution at the moment. But it’s important that they are studied, analyzed & addressed in the best possible way.

Over the last few years Mumbai has witnessed several signs of ‘sanity’ in terms

of environmental protection. Some of the leading organizations in the city along with active environmentalists are persistently fighting for city’s sustainability. Their efforts are essential & could turn out to be one of the most crucial steps towards Mumbai’s environmentally healthy future. Mumbai is still in the need of similar efforts. Considerable damage has already been done to the 600 acres of land belonging to the textile era of the city. Yet there exists a small ray of hope for Mumbai since some of the major chunks of derelict mills indicate a strong potential for a sustainable development.

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CONCLUSION, SUGGESTION AND RECOMMENDATION:

The current piecemeal and individual development of mill lands is one of the major

problems when it comes to retaining the character of Girangaon. Redevelopment of mill lands should be done considering some important factors like existing heritage structure and its urban form, open spaces, transport, employment generation and housing facilities for mill workers' family and immigrants, etc. These factors are explained and elaborated below as:

URBAN FORM:

Most importantly identifying heritage structures on mill sites to preserve and

recycle them as studios for artists, workplaces for fashion designers, and other such public activity.

While redevelopment considering larger footprints for economical & energy-efficient construction, also maintain the character by using building facades.

TRANSPORT:

There is a need to establish important connector roads and widen capacity of the

existing road and rail network. To encourage pedestrian movement, by providing exclusive roads for buses to support heavy traffic of passengers travelling between buses and trains.

OPEN SPACES AND URBAN LANDSCAPE:

A purposeful mix of open spaces of different sizes to allow variety of uses such

as social facilities for general public, clinics, schools, or community centers contingent on the demand of the neighborhood. Landscaping of the principal roads must be done lined with trees to create leafy boulevards, along with creation of pedestrian plazas in front of public transport junctions and covered shopping arcades alongside major roads.

EMPLOYMENT GENERATION:

Encouraging new development of High Technology Park, non-polluting industries

like computers and garment industries. Balanced development of high-end and lowSACHIN V. PORKUTE 14

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income group housing can create large number of household jobs, wherein high-end residential zones are allotted in place of former mills in private sector.

HOUSING:

MHADA (Maharashtra Housing & Area Development Authority) can play a

major role in developing low income housing to land allotted to it, also by redevelopments of unsound buildings or redevelopment of slums.

POOLING OF LAND:

Pooling the land for increased FSI can be beneficial in creating large new public

spaces and cluster of taller residential buildings, which would create a visible landmark, recognizable across the city’s skyline.

In conclusion, I recommend further detailed research and analysis of the existing

conditions in Girangaon and its mill lands as per their sizes and location to extract the best potential of the land for the benefit of the city and its resident’s especially the mill workers family. I have limited this report just to the mill plots themselves, yet some attention has been paid to the surrounding areas.

REDEVELOPMENT OF THE ENTIRE MILL PRECINCT:

Also, there is a need to bring about more comprehensive & decisive urban

renewal, detailed planning has to undertaken to address many problems of the area such as chawl reconstruction, housing for the pavement dwellers, parking for intercity buses etc. The private developers before planning for the redevelopment of private mill lands should consider the urban context of the proposed project, in accordance with the transport, public utility and other factors stated above. This would also involve resolution of legal considerations related to repairs and reconstruction of old and dilapidated buildings.

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Image 16

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