The constraints that cause hindrance for the conversion of a traditional Haveli into a hotel. by Anirudh Rampuria

THE CONSTRAINTS THAT CAUSE HINDRANCE FOR THE CONVERSION OF A TRADITIONAL HAVELI INTO A HOTEL

DISSERTATION IN ARCHITECTURE 2018-2019

Submitted by:

ANIRUDH KUMAR RAMPURIA 150BARCHI021/SSAA/B.Arch./15

Guide: MRS TAPASYA SAMAL

SUSHANT SCHOOL OF ART AND ARCHITECTURE ANSAL UNIVERSITY, GURGAON, INDIA

SUSHANT SCHOOL OF ART AND ARCHITECTURE ANSAL UNIVERSITY, SECTOR 55, GURGAON â&#x20AC;&#x201C; 122003, HARYANA

BONAFIDE CERTIFICATE

This Dissertation is submitted by ANIRUDH KUMAR RAMPURIA, student of Fourth Year B. Arch. Session 2017-2018, at Sushant School of Art and Architecture, Gurgaon, as partial requirement for the Five Year B. Arch. Degree course of Ansal University, Gurgaon.

Originality of the information and opinion expressed in the Dissertation are of the author and do not reflect those of the guide, the mentor, the coordinator or the institution.

Signature of the Student:

Signature of Guide

Roll No.: 150BARCHI021

Name: TAPASYA SAMAL

Name: ANIRUDH KUMAR RAMPURIA

Date: 05-12-2018

Signature of Coordinator Name: RADHA DAYAL Date: 05-12-2018

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

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Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

ACKNOWLEDGEMENTS The end outcome of this undergraduate dissertation research project required a lot of supervision and help from many people and I am extremely obliged to have their guidance and direction along the journey of my research paper. First of all, I am extremely grateful to my research guide, Prof. Tapasya Samal for her valuable guidance, inputs and consistent encouragement I received throughout the research work. The weekly discussions helped me from formulating the research question to executing the research work done. The completion of this research paper would not have been possible without her constant guidance. I thank her for the dedicated involvement and the systematic method of working on the paper, which encouraged me to work towards the best of my capabilities. I would like to thank our dissertation coordinator, Prof Radha Dayal, for keeping the batch on track with the well worked out instructions and submission timelines. The frequent crossreviews helped us get different perspectives and ideas on our work. I would like to thank my cross reviewers, Prof. Niraja Aldoori, Prof. Suruchi Shah, Prof. Mrunali Balki and Prof. Himanshu Sanghani who helped me in refining the research by giving new perspectives and insights. I would like to give a warm thanks to Syed Faiz Ali, who has always ensured that the submissions reach the faculty on time, despite us always delaying and creating a chaos at the reprographic center. I would also like to thank Saumyaa Taneja for constantly helping me with this research paper. Special thanks goes to Ashutosh Sharma and Kartik Malhotra for always helping me through my dissertation classes every week. I would like to thank Randeep Singh and Aarush Matta for the constant support and encouragement to work efficiently and before time. The unwavering support from all these people brought the quality of this paper up much higher than it would have been without them.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

ABSTRACT Rajasthan draws in major foreign and domestic tourists due to its rich heritage cultural value. Havelis1 are a significant appealing feature for the tourists in Rajasthan, but with time they are being destroyed due to lack of attention from the owners. Despite the efforts and schemes by the government to preserve state heritage and incentives provided in the tourism policy of Rajasthan for the development of a hotel, not many havelis are adopted for use in the hospitality sector. The havelis are nevertheless left in an abandoned condition, which is destroying the state culture as well as affecting the tourism of the state. This dissertation looks in depth at the idea of adaptation of Havelis in Rajasthan into Heritage hotels using Bikaner as a sample area of study. This research is undertaken to understand the issues related to the adaptation including those relating to lack of physical infrastructure or pertaining to the ownership, restrictions for reuse of a haveli to a heritage hotel. Further it analyses how the government policies affect the reuse of a haveli (vis a vis requirements for functioning of hotel) and the limitations posed on a heritage building. Literature used for the research include the Rajasthan Tourism Unit Policy 2007 and 2015, Annexure 3 of HRACC guidelines for hotels establishes the minimum requirements, which is required for the classification of a hotel and the Indian heritage policy and the National Heritage Policy of Germany. The research is carried out through primary study of sample 10 Havelis across Bikaner and a comparative analysis has been attempted between Indian Heritage Policies pertaining building reuse and conversion with those of Germany. It intends to summarise into possible changes that the government may bring about to their policies to promote the conservation of havelis by reuse.

Haveli is a traditional townhouse or mansion in India, Pakistan, Nepal and Bangladesh, usually one with historical and architectural significance (Sarah, Tillotson (1998). Indian Mansions: A Social History of the Haveli, p. 72.) The word haveli is derived from Arabic hawali, meaning "partition" or "private space" popularised under Mughal Empire (Bahl, Vani. "Haveli â&#x20AC;&#x201D; A Symphony of Art and Architecture". The New Indian Express.) 1

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

LIST OF TABLES/ FIGURES/ ILLUSTRATIONS Fig 1. Haveli in Bikaner (Source: Author) Fig. 2. Shows the share of top 10 States/UT in India in number of foreign tourist visits in 2016. (Source: Indian Tourism Statistics 2017, Ministry of Tourism) Fig 3. Abondened haveli in Bikaner (Source: Author) Fig 4. Abondened haveli in Bikaner (Source: Author) Fig. 5. Table depicting the total number of unofficial heritage hotels in different states. (Source: Indian Tourism Statistics 2017, Ministry of Tourism) Fig. 6. Shows the compact surrounding of the haveli (Source: Author) Fig. 7. Shows the compact surroundings of the haveli (Source: Author) Fig. 8. Highlights the narrow roads approaching the havelis (Source: Author) Fig. 9. Highlights the minimal buffer zone between the road and the haveli (Source: Author) Fig. 10. Shows the open drains of Bikaner running along the havelis (Source: Author) Fig. 11. Shows the open drains of Bikaner running along the havelis (Source: Author) Fig. 12. The inventory checklist which is drawn with relation to the minimum guidelines required for a building to be converted to a hotel (Source: Author) Fig. 13. Inventory list for haveli 1 derived by survey (Source: Author) Fig. 14. Inventory list for haveli 2 derived by survey (Source: Author) Fig. 15. Inventory list for haveli 3 derived by survey (Source: Author) Fig. 16. Inventory list for haveli 4 derived by survey (Source: Author) Fig. 17. Inventory list for haveli 5 derived by survey (Source: Author) Fig. 18. Inventory list for haveli 6 derived by survey (Source: Author) Fig. 19. Inventory list for haveli 7 derived by survey (Source: Author) Fig. 20. Inventory list for haveli 8 derived by survey (Source: Author)

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Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Fig. 21. Inventory list for haveli 9 derived by survey (Source: Author) Fig. 22. Inventory list for haveli 10 derived by survey (Source: Author) Fig 23. Table depicting the list of havelis that can be converted to a hotel (Source: Author) Fig 24. Table depicting the State/UT – wise domestic and foreign tourist’s visits, 2015 – 16 (Source: Indian Tourism Statistics 2017, Ministry of Tourism) Fig 25. Table depicting the Share of top 10 states/UTs of India in number of foreign tourist visits in 2016 (Source: Indian Tourism Statistics 2017, Ministry of Tourism) Fig 26. Table depicting the Share of top 10 states/UTs of India in number of domestic tourist visits in 2016 (Source: Indian Tourism Statistics 2017, Ministry of Tourism) Fig 27. Table depicting the Number of approved hotels and availability of hotel room in the country, as on 31st December, 2016. (Source: Indian Tourism Statistics 2017, Ministry of Tourism) Fig 28. Table depicting the Number of hotels and availability of beds in different states. (Source: Indian Tourism Statistics 2017, Ministry of Tourism) Fig 29. Table depicting dimensions of various rooms and spaces available in haveli 1 (Source: Author) Fig 30. Table depicting dimensions of various rooms and spaces available in haveli 2 (Source: Author) Fig 31. Table depicting dimensions of various rooms and spaces available in haveli 3 (Source: Author) Fig 32. Table depicting dimensions of various rooms and spaces available in haveli 4 (Source: Author) Fig 33. Table depicting dimensions of various rooms and spaces available in haveli 5 (Source: Author) Fig 34. Table depicting dimensions of various rooms and spaces available in haveli 6 (Source: Author)

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Fig 35. Table depicting dimensions of various rooms and spaces available in haveli 7 (Source: Author) Fig 36. Table depicting dimensions of various rooms and spaces available in haveli 8 (Source: Author) Fig 37. Table depicting dimensions of various rooms and spaces available in haveli 9 (Source: Author) Fig 38. Table depicting dimensions of various rooms and spaces available in haveli 10 (Source: Author)

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

RESEARCH QUESTION Why are the havelis of Rajasthan not being converted to heritage hotels to increase tourism and preserve the haveli? What are deemed by owners as constraints that cause a hindrance for conversion of a traditional haveli into a hotel?

AIM AND OBJECTIVE Havelis are of cultural importance to the state of Rajasthan. These historic structures could be converted into heritage hotels to preserve the structure as well as increase tourism for the state of Rajasthan. Different sizes of havelis have been surveyed during the course of this research to evaluate and establish the possibility of the structure being converted into a hotel. Detailed dialogue with different stakeholders have been carried out to analyse factors restricting the reuse of the havelis. The owners of the havelis face constraint due to the Indian heritage policy. The aim of this paper is to understand if a haveli can be converted into a hotel and how the government policies are causing difficulties for the reuse and preservation of the havelis. How can the policies be changed to help the owners of the havelis to preserve them?

SCOPE AND LIMITATION The havelis surveyed to check the viability and scope of the structures being transformed to hotels was restricted to Bikaner. The lack of physical infrastructure and the constraints faced by the owners were established with respect to the 10 havelis surveyed. Due to the lack of time only 10 havelis were surveyed in Bikaner. Due to the lack of availability of plans, the measurements had to be taken manually; the overall dimensions of the different areas provided for the havelis marginally differ from the actual figures.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

METHODOLOGY Understanding the importance of havelis Identifying the intensity of tourim in Rajasthan Establishing the present abandoned state of havelis Government efforts and schemes to preserve the havelis (Tourism unit policy 2007/2015) Identifying the demand of heritage hotels in the state and government policies to promote them Identifying the lack of infrastructure due to traditional planning Studying the government guidlines for minimum requirments for a hotel Establishing the infrastructure requirments of a hotel and generating a minimum requirment checklist Surveying different havelis in bikaner with respect to the established guidlines Establishing the percentage of havelis in which the physical infrastructure allows for the conversion into a hotel Interviewing owners of the haveli to understand the problems beyond the physical infrastructure of the haveli

Identifying the policies for heritage properties pretaining to havelis Comparing the german heritage policy with those indian heritage policy which restricts owners of haveli to list their building

Identifying the constraints due to the policies for heritage properties

Understanding the German heritage policy

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Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

LITERATURE REVIEW 1)

Ministry of tourism. Rajasthan Tourism Unit Policy 2007. New Delhi

In the year 2006, the Tourism Department had announced a New Hotel Policy of Rajasthan. In order to increase tourism infrastructure, the previous policy was replaced by Rajasthan Tourism Unit Policy 2007. The policy includes classified hotels in the Hotel Policy but also to include all other category of hotels, heritage hotels and other tourism units. The policy covers all the schemes provided by the government for existing or a new investment in the hotel sector. The policies are generated to increase the construction of tourist infrastructure. The tourism policy highlights the demand of hotels in Rajasthan and the incentives the government is offering for investors.

Ministry of tourism. Rajasthan Tourism Unit policy 2015. New Delhi

It is an update to the Rajasthan Tourism Policy 2007. The Rajasthan Tourism Unit Policy, 2015 primarily addresses issues relating to time bound conversion of land for tourism units including new hotels and heritage hotels.

Ministry of Tourism (2018). Indian Tourism Statistics 2017. New Delhi.

This document published by ministry of tourism states the official statistics on tourism in India in 2016. It provides statistics regarding the Domestic and Foreign tourists visiting each state/UT, Statistics regarding the existing tourism infrastructure stating the different classification of hotels present in different states/UTs. The statistics highlights the importance of tourism and the demand of heritage hotels in the state of Rajasthan.

Hotel and Restaurant Approval and Classification Committee. Annexure 3 of

HRACC guidelines for hotels. Annexure 3 of HRACC guidelines for hotels submitted to the tourism ministry is a checklist which includes the different services and amenities provided by the hotel. Hotels are

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Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

evaluated on the basis of this checklist and are then rated different stars. This checklist establishes the minimum requirements which is required for the classification of a hotel.

Handbook of Conservation of Heritage Buildings. (2013). New Delhi: Central

Public Works Department. The handbook of Conservation of Heritage Buildings by CPWD provides model-building byelaws for heritage structures. The book highlights policies related to heritage-listed structure. They highlight the involvement and strategies of the government towards built heritage. These policies are studied to understand the impact they have on the existing structures and its effect on owners of heritage buildings.

Heritage European Network. National Heritage Policy of Germany. Munich.

National heritage policy of Germany provides the rules and regulations towards heritage structures in Germany. The document helps us to understand the different approach which the German government has adopted compared to the Indian government. The German heritage policy is referred for its comparison with the Indian heritage policy.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

TABLE OF CONTENTS Acknowledgments…………………………………………………………………….…….i Abstract ……………...…………………………………......................................................ii List of Tables / Figures / Illustrations ……………………………………………………...iii Research question…………………………………………………………………………..vi Aim and objective…………………………………………………………………………..vi Scope and limitations………………………………………………………………………vi Methodology…………………………………………………………………………...….vii Literature Review…………………………………………………………………………viii Chapter 1: Introduction..........................................................................................................1 1.1 Havelis of Rajasthan…………………………………………………...………1 1.2 Tourism in Rajasthan…………………………………………………………..3 1.3 Need and efforts for preservation of havelis……………………………………4 1.4 Demand for heritage hotels…………………………………………………….6 Chapter 2: Physical infrastructure criteria for conversion of haveli to hotel.........................8 2.1 Constraints of physical infrastructure in havelis………………………………8 2.2 Additional requirements for hotel conversion……………………………..…10 2.3 Inventory checklist…………………………………………………….……..12 2.4 Survey of different havelis to check its viability…………………………..…13 Chapter 3: Adaption issues beyond physical infrastructure.................................................24 3.1 Constraint of the owners..................................................................................24 3.2 Constraints of policies for heritage properties.................................................25 3.3 National heritage policy of German.................................................................27 Chapter 4: Conclusion..........................................................................................................30 Bibliography.........................................................................................................................32

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Annexure 1..........................................................................................................................34 Annexure 2...........................................................................................................................38 Annexure 3...........................................................................................................................45 Annexure 4...........................................................................................................................53

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Chapter 1: Introduction The existence of heritage in our environment has indeed provoked the belief that people came from somewhere and this offers the people the self-confidence to face the future (Handbook of Conservation of Heritage Buildings, 2013). Heritage can be described as the features belonging to the culture of a particular society, such as traditions, languages, or buildings, that were created in the past and still have historical importance (Cambridge Dictionary). To maintain the cultural relevance and justify the emotional connect attached to the building, sustaining them has become a necessity. Heritage buildings constructed in the past usually hold high historical, architectural, spiritual, social, political and/or economic values. Heritage buildings are structures that for various associated values are earmarked for preservation jointly by members of the society. With the advent of climate change bringing with it an array of physio-chemical changes, heritage buildings are more seriously threatened by environmental factors, which change their physical attributes with time. To extend the life of these structures, well-monitored checks become extremely important to ensure proper maintenance and prevent deterioration. Reusing the building to incorporate another makes the functionality process faster and much more environment friendly since it retains the embodied energy, rather than constructing an entirely new building. This whole conversion would definitely increase the survival rate of a building rather than letting it fall into a state of dilapidation and disuse. Heritage buildings that are sympathetically recycled can continue to be used and appreciated. (Handbook of Conservation of Heritage Buildings, 2013). Adaptive reuse has become the key strategy to ensure this urban regeneration. With the passage of time, the heritage structures are prone to environmental damages. Thus, this process ensures that they serve the practical aspect of being maintained and at the same time ensure sustainability and help to retain the identity.

1.1: Havelis of Rajasthan Rajasthan, the largest state of India is located in the north-western region and has the maximum versatility in terms of geographical features. The richness is also visible in the traditional Rajasthani architecture. Highly influenced by the Rajput style, a coherent mix of Hindu and Mughal features are seen all over the states. Ornamented havelis, elaborately

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

carved temples and also magnificent forts is a part of the Rajasthan’s architectural heritage (Interior Design. Travel. Heritage: Online Magazine, 2018). Jaipur, Jaisalmer, Bikaner and Jodhpur are few of the cities in Rajasthan which are known for their extraordinary examples of traditional havelis. These mansions which make Rajasthan one of the most interesting destinations for the tourists are decorated by murals, intricate artwork and paintings, these havelis are the store house of antique objects and items which are centuries old (A way to Experience Heritage Royalty: Online, 2018).

Figure 1. Haveli in Bikaner The whole idea of ‘haveli’ came into being an architectural typology when Rajasthan began attracting merchants from the neighbouring Marwari community. These people began to set up their homes in different parts of Rajasthan. The businesspersons not only commissioned the havelis, but also ordered artists to decorate these grand mansions. An old world charm could be seen in these frescos laid grand homes entered through a series of courtyards. With time, these havelis became a symbol of power and wealth that was indicated by the size of your home and intricacy of detailing’s. In recent times, this ancient opulence of extremely spacious indoors, well carved out interiors, wooden doors and well ventilated verandas began to attract people into analysing whether this typology could serve any other purpose or not.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

1.2: Tourism in Rajasthan Located in the arid zones of the Aravalliâ&#x20AC;&#x2122;s, havelis build the beauty of the desert state of Rajasthan. The scale and profuseness of this typology is most eminent in Rajasthan, the density of havelis in present in the state adds to its characteristic. Tourists visit Rajasthan due to its uniqueness in architecture compared to any other state in the country. Rajasthan attracts both domestic and foreign tourists. Tourism has been one of the biggest revenue generators for the state for a long time. As per Budget 2016-17, US$ 23.65 million was allocated by the government for improving the condition of the tourism sector in the state (Rajasthan State Report, 2017). As per state budget 2018-19, US$ 27.68 million was allocated for the tourism department (Rajasthan State Report, 2017). With every passing year, the government is increasing the investment in the tourism sector. In 2016, 41.49 million domestic tourists and 1.51 million foreign tourists visited Rajasthan (Refer Fig 1, Annexure 1). Rajasthan was responsible for 2.57% of domestic tourism and 6.13% of foreign tourism of the total tourism in India in 2016. Rajasthan was the 6th highest state for foreign tourists and 10th highest for domestic tourism among the states in India (Refer Fig 2, Annexure 1) (Refer Fig 3, Annexure 1). Figure 1 (below) shows the share of top 10 States/UT in India in number of foreign tourist visits in 2016.

13 19.1 Tamil Nadu 2.7

Maharashtra

2.8

Uttar Pradesh Delhi

4.1

West Bengal 4.2

Rajasthan 18.9

6.1

Kerala Bihar Goa Punjab

6.2

Others 10.2

12.8

Figure 2. 3

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

1.3: Need and efforts for preservation of havelis Havelis are often being neglected despite attracting tourism and being an important cultural value to the state. The grandeur and aesthetics of the havelis has diminished with time. Over last few decades post Indiaâ&#x20AC;&#x2122;s Independence from British rule, owners and families have moved out of the havelis and settled into different locations. Havelis were therefore left in the hands of a care taker or were abandoned. Huge number of havelis between Nawalgarh and Mandawa in the Shekhawati regions of Rajasthan are mostly locked up and abandoned (Dhar, 2014). Many havelis in that region have been under lock up for decades now. In regions like Bikaner and Jaisalmer few havelis are maintained and preserved by private owners, but throughout the year they are abandoned and only houses the care taker. The money required for the constant upkeep of these havelis become a hassle for the owners and therefore these havelis are left unattended and abandoned.

Figure 3. Abondened haveli in Bikaner

Figure 4. Abondened haveli in Bikaner

The government has made several efforts and policies to promote the preservation of havelis. The Rajasthan heritage conservation bill had provided the state heritage authority to identify and preserve heritage properties. The local self-government (LSG) in 2016 constituted a heritage development council (HDC) to preserve and restore ancient havelis in Shekhawati region. The councilâ&#x20AC;&#x2122;s duty was to preserve, regulate and maintain the heritage structures in the region. A fund known as Shekhawati region heritage development fund was established

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

by the council which received heritage grants from the government. The council could also enter into agreements with private persons for the conservation of heritage-listed assets vested in the state government. Shekhawati region comprises of districts like Jhunjhunu, Sikar, Churu and Nagaur. These regions consist of traditional havelis, which are a major tourist attraction. The council was established by the government to protect the heritage and the tourism of the area (The Times of India, 2016). The government made regulations to commercialise the havelis, so that the owners get a profitable incentive to pay attention to their properties. The government, in order to protect and preserve the heritage property had introduced a regulation that would allow the owners of nearly 10,000 private heritage buildings including traditional havelis to use them as guest houses, hotels, art galleries, museums, craft and culture centres, dance and music centres and restaurants. The regulation will also allow the owners to sell these buildings. Nearly 10,000 heritage buildings in 40 cities of the state will come under the purview of this new regulation. It will be mandatory for the owners to conserve the heritage structure and traditional features of the building. They can renovate the buildings, but will have to ensure that the heritage look is kept intact. The owners will be offered a 25 percent discount in urban development tax for conservation and restoration (The PinkCity Post, 2016). The government, in an approach to attract more tourists and facilitate the setting up of tourism-related projects, Rajasthan had revamped its tourism unit policy in 2007. One of the major highlights of the policy had included high priority to tourism infrastructure and ease of building new hotel projects with easy availability of land and incentives. Incentives available for establishment of Hotel Industries in Rajasthan (Refer Tourism unit policy 2007, Annexure 2): 1. There will be no conversion charges for conversion of Agriculture land in urban areas and conversion of agriculture land for non-agriculture purpose in rural areas under Tourism Unit Policy 2007. 2. Regularization of residential land and buildings which are running as hotels or other tourisms units without permission and are also operational the same shall be regularized on merits basis on payment of 25% of regularization fees under Rajasthan Municipality Rule 2000 under Tourism Unit Policy 2007. 3. F.A.R. for hotels already established will be increased from 1.75 to 2.0 to allow construction of additional floor under Tourism Unit Policy 2007. 5

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

4. Fifty percent of the conversion charges shall be charged in case of conversion of land for development of Tourism Hub as declared by the Tourism Department Government of Rajasthan under the provisions of Tourism Hub Policy. 5. Heritage Property which is converted into Heritage Hotel having Minimum of 10 rooms has been exempted 100% from conversion charges. 6.

75% concession in Stamp Duty on conversion of old Heritage properties (more than 100 years) into Hotels.

50% Remission in Luxury Tax during the off-season i.e. April to July. Incentives under Rajasthan investment promotion scheme, 2003 of Industries Department, Govt. of Rajasthan.

Department of Tourism had announced a Rajasthan Tourism Unit Policy in 2007. This Policy was then updated by Rajasthan Tourism Unit Policy, 2015 in order to extend more support and incentives for establishment of Tourism Units in the State. The unit policy of 2015 also had special consideration for heritage hotels offering the owners and investors incentives (Refer Tourism unit policy 2015, Annexure 2).

1.3: Demand for heritage hotels Heritage properties in Rajasthan are often converted to hotels, restaurants, museum etc. They not only attract tourists due to their heritage value but by reusing them for a different function they also maintain and preserve the property. Tourists mainly flood in to see the rich heritage of Rajasthan. Hotels established in heritage structures are often the first priority for tourists for their accommodations. There are a total of 40 approved heritage hotels in the country (Indian Tourism Statistics 2017, Ministry of Tourism) (Refer Fig 4, Annexure 1). Rajasthan has the highest number of official2 and unofficial heritage hotels in the country. Rajasthan has a total of 20 approved heritage hotels in the state (Refer Fig 5, Annexure 1) and has a total of 70 unofficial heritage hotels (Indian Tourism Statistics 2017, Ministry of Tourism).

Official or Approved hotels: Hotels which confirm to certain laid down standards on physical features, standards of facilities and other services are approved by the Tourism Department of Central and State Governments are known as approved hotels or official hotels. 2

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Figure 5. The total number of unofficial heritage hotels in different states. (Indian Tourism Statistics 2017, Ministry of Tourism) Rajasthan has a total of 75 approved hotels in the state out of which 20 are heritage hotels. The state of Rajasthan with the highest number of heritage hotels in the country, highlights the demand for it. The government schemes and policies providing benefits for heritage hotels and the demand for the same should promote havelis to be converted to hotels. Havelis owned by private owners and families, which are left to decay and are abandoned due to the lack of resources for its maintenances can be leased out to investors or companies who can convert it in to a hotel. Converting a haveli into a hotel increases the tourism infrastructure of the state and also preserves the haveli. This also offers the owner a profitable option. Despite the efforts by the government and the presence of a demand of such properties in the state, no progress has taken place. Havelis are still left unattended and abandoned to rot with time.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Chapter 2: Physical infrastructure criteria for conversion of havelis to hotels 2.1: Constraints of physical infrastructure in havelis The havelis of Rajasthan are excellent examples of regional character and traditions. They represent a house form that showcases intricate architectural responses to the culture of Rajasthan as well as the climate. Havelis were the traditional homes for people and were built according to the techniques, material and lifestyle popular during the time of their construction. The planning of the different spaces may not compliment the living standards of today. 2.1.1: Washrooms or Toilets In the past, the washrooms did not exist inside the building of the haveli. Washrooms were not necessarily placed inside of the building due to lifestyle and sometimes cultural beliefs. The washrooms or the area used as a washroom was often outside the building in a smaller ancillary structure or existed as common buildings shared by a community. 2.1.2: Surroundings of the havelis The havelis were often found in clusters, which only allowed two or three sides of the faรงade to be exposed outwards. This often led to a few rooms not having windows opening outwards. Few rooms had windows opening only into the courtyards. Figure 6 and 7 shows the cluster of built blocks blocking two sides of the faรงade to direct sunlight and ventilation.

Figure 6.

Figure 7.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

There is a marginal buffer zone between the havelis and the main road. The entrance into the grand structure is often directly from the street or road outside. No or minimal set back area is seen, which leads to disturbing noise of every passer-by or every vehicle to the rooms placed on the exterior faรงade. The accessibility of the havelis is often not from wide roads. Many roads which lead to the havelis are usually only wide enough to access them by foot. Havelis which cannot be accessed via cars cause problems to the handicapped and the elderly inhabitants, visitors and guests. Figure 8 and 9 (below) highlights the narrow roads approaching the havelis and the marginal buffer zone between them.

Figure 8.

Figure 9.

2.1.3 Open drains The city of Bikaner where the survey is done has open drainage throughout the city. The washroom pipes are therefore difficult to be connected to the drains. The area of connection is often messy and generates bad smell outside the havelis. In the absence of access to municipal piped sewage disposal systems, haveli structure require their own sewage treatment plants which are again not practical due to lack of space. Figure 10 and 11 shows the open drains running along the perimeter of the havelis.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Figure 10.

Figure 11.

2.2: Additional requirements for hotel conversion There is a set of minimum requirements by the government for any building to be used as a hotel. Hotel and Restaurant Approval and Classification Committee (HRACC), revised their guidelines for approval of hotels at project stage and classification of hotels on 19th January, 2018. All hotels at either the project stage or operational had to comply by the checklist for classifications of hotels as per the Annexure 3 of the submitted document. (Annexure 3 of HRACC guidelines for hotels). Requirements for a hotel as per the document: 1. 24hour lift service for buildings higher than ground plus two floors. 2. Minimum size of bedrooms excluding washroom should be 120 sq. ft. 3. Minimum size of single bedroom excluding washroom is 100 sq. ft. 4. Minimum 25% of rooms should have Air conditioning. 5. Sufficient lighting of 1 lamp per bed and 5-amp power socket per bed 6. All rooms should have attached washrooms. 7. Minimum size of bathroom is 30 sq. ft. 8. 25% of the rooms should have western WC

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Even though the previous submitted Guidelines are applicable to Heritage Hotels, the Federation of Hotel and Restaurant association of India has created another Guideline for classification of Heritage Hotels which the Department of Tourism (inside the Tourism Ministry) has accepted. These new Guidelines provide a better and more complete definition of attributes of a Heritage hotel. A Heritage Hotel is run inside places like palaces, castles, forts, havelis, hunting lodges, residence (no matter the size), which essentially should have been built before 1950. These constructions should retain the classical architectural features and must show the classical way of life. The renovations must be respectful with these features, and must not represent more than the 50% of the previously built area. There is a classification for rating the quality and extent of services provided by the hotel. According to the document submitted the criteria for the classification of heritage hotels stands the following (Guideline for classification of heritage hotels, Ministry of Tourism) Heritage: Hotels run in historical buildings built before 1950 with a minimum of 5 rooms (10 beds). General features and ambience should conform to the overall concept of heritage and architectural distinctiveness. Heritage Classic: Hotels run in historical buildings built before 1935 with a minimum of 15 rooms (30 beds). General features and ambience should conform to the overall concept of heritage and architectural distinctiveness. The hotel should provide at least one of the sporting facilities. Heritage Grand: Hotels run in historical buildings built before 1935 with a minimum of 15 rooms (30 beds). General features and ambience should conform to the overall concept of heritage and architectural distinctiveness. However, all public and private areas including rooms should have superior appearance and decor. At least 50% of the rooms should be airconditioned. The hotel should also provide at least two of the sporting facilities.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.3: Inventory checklist According to the guidelines submitted to the ministry of tourism and guidelines for heritage hotels an inventory checklist is drawn which covers the existing physical infrastructure of the haveli hotel. The inventory list is filled with respect to the havelis surveyed to determine the availability of the spaces at the present state of the haveli and the possibility of the structure being converted to a hotel. This checklist helps to establish whether a haveli can be adapted to a hotel or not, pertaining to the physical infrastructure. For every haveli all the rooms are divided into four different sizes. The minimum size of a room is considered to be 120 sq. ft. and the rooms below 120 sq. ft. are considered as stores (non â&#x20AC;&#x201C; attached) as the minimum size of a room should be more than 120 sq. ft. according the government guidelines. All the rooms are also subdivided with respect to which have windows opening to the outside. Stores are sub categorized as attached and non-attached. The attached stores to the rooms could be considered as potential washrooms.

Figure 12. Inventory checklist for different havelis

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4: Survey of different havelis to check its viability The compliance checklist is filled by surveying 10 different havelis. The survey of havelis of different sizes was undertaken in Bikaner. 2.4.1: Haveli 1 Size: Large Location: Dauji road, Bikaner. Haveli 1 is a ground plus two-floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 1, Annexure 3)

Figure 13. Inventory list for Haveli 1

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.2: Haveli 2 Size: Small Location: Mawa Patti road, Bikaner. Haveli 2 is a ground plus one floor structure. The availability of spaces is less to fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 2, Annexure 3)

Figure 14. Inventory list for Haveli 2

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.3: Haveli 3 Size: Large Location: Mohta Chowk, Bikaner. Haveli 3 is a ground plus one floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 3, Annexure 3)

Figure 15. Inventory list for Haveli 3

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.4: Haveli 4 Size: Medium Location: Thanthera Road, Bikaner. Haveli 4 is a ground plus one floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 4, Annexure 3)

Figure 16. Inventory list for Haveli 4

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.5: Haveli 5 Size: Small Location: Teliwara Road, Bikaner. Haveli 5 is a ground plus one floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 5, Annexure 3)

Figure 17. Inventory list for Haveli 5

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.6: Haveli 6 Size: Medium Location: next to Teliwara Road, Bikaner. Haveli 6 is a ground plus one floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 6, Annexure 3)

Figure 18. Inventory list for Haveli 6

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.7: Haveli 7 Size: Medium Location: next to Heritage Rte Road, Bikaner. Haveli 7 is a ground plus two floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 7, Annexure 3)

Figure 19. Inventory list for Haveli 7

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.8: Haveli 8 Size: Medium Location: Heritage Rte Road, Bikaner. Haveli 8 is a ground plus two floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 8, Annexure 3)

Figure 20. Inventory list for Haveli 8

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.9: Haveli 9 Size: Large Location: Heritage Rte Road, Bikaner. Haveli 9 is a ground plus two floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 9, Annexure 3)

Figure 21. Inventory list for Haveli 9

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.10: Haveli 10 Size: Medium Location: next to Heritage Rte Road, Bikaner. Haveli 10 is a ground plus two floor structure. The availability of spaces can fulfil the minimum requirements provided by the government guidelines for its conversion to a hotel. (Refer Fig 10, Annexure 3)

Figure 22. Inventory list for Haveli 10

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2.4.10: Conclusion Among the 10 different sized havelis surveyed, 1 haveli could not meet the requirement to be converted into a hotel. Figure 23 (below) shows the nine out of the ten havelis surveyed which can be converted into hotels on the basis of their physical infrastructure.

Figure 23.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Chapter 3: Adaptation issues beyond physical infrastructure 3.1: Constraints of the owners The physical infrastructure of havelis was one aspect required for the redevelopment. Another important aspect is to understand the perspectives of owners and analyse if they are in agreement to provide their consent for any such proposal of redevelopment. It was observed that the following factors were responsible for causing this hindrance: 3.1.1: Lack of capital For the maintenance of the original fabric of traditional havelis, a huge investment is needed to keep them in a proper and sound condition. This requires regular monitoring and continuous restoration. Negligence can cause worn out wallpapers, cracks on the faĂ§ade and structural members, damaged sidewalks, ruined electric system, cramped up gutters, broken locks and gates etc. with the passing of time. Most of the owners do not have enough money to spend on a structure, which is not being used directly by them. The lack of investments from the government or companies for funding the process of redevelopment cause a major problem. 3.1.2: Lack of intent The traditional havelis are mostly located in different parts of Rajasthan. In a lot of instances, the families who have inherited these properties have moved out of that particular area. The regional differences lead to a lack of motivation to take up any effort for redevelopment or maintenance. Another factor is also the absence of emotional connectivity or attachment for the haveli, which stops them from travelling across states on a regular basis to look after it or invest large amount of money into it. 3.1.3: Number of shareholders The inherited havelis usually passing down generations of the same family have a large number of shareholders. The lack of understanding and coordination in these extended familiesâ&#x20AC;&#x2122; acts as another factor which stops them from investing into their ancestral homes. Since the ability to make decisions about the property is not with a single individual, usually leads to delay or no progressive conclusions at all.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

3.1.4: Loss of heritage property Owning an old ancestry gives the owners a sense of pride. The notability and the value is something that the owners would enjoy for years and generations to come. They might not have enough money to look after it, but they still aren’t willing to sell it because they don’t want to lose out on a ‘noted heritage monument or old ancestry’. The government policy for heritage listed property does not promote individuals to declare their private properties as heritage or allowing the government to invest in it, as the government policies does not provide any security of possession to the owner. The possession of a depreciating asset is considered better than not owning one at all. 3.1.5: Loss of heritage artefacts Most of these havelis have intricate detailing on the interiors. The lampshades, the jewels and mirrors, carved out wooden doors, inlaid stone work on walls, candle holders, frames, etc. form an important part of retaining the identity of a noted traditional haveli. In most probabilities the owners would not want to lose out on these artefacts and those purchasing or settling a deal for the hotel would not want to do without the highlights either. This also holds back the owners from listing their havelis as they lose out on artefacts of high economic value to the government.

3.2: Constraints of policies for heritage properties Problems faced by the owners beyond the structure of the haveli are related to the government policies. The heritage policy of India does not recognize many of the havelis worthy of being listed or protected. The policy does not protect the owners of the few havelis which are listed as well. 3.2.1: Policy towards funding for heritage buildings It shall be the duty of the owners of heritage buildings and buildings in heritage precincts or in heritage streets to carry out regular repairs and maintenance of the buildings. The State Government, the Municipal Corporation or the Local Bodies and Authorities concerned shall not be responsible for such repair and maintenance except for the buildings owned by the Government, the Municipal Corporation or the other local bodies. (Handbook of Conservation of Heritage Buildings, 2013)

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

The owners of heritage properties are not provided any incentive despite the buildings being listed as heritage. There is no financial support provided by the government for privateowned listed heritage. For an individual, to seek financial help from the government to maintain their property is entitled to a threat of losing the ownership of the haveli. Since the government only helps with the maintenance of owned properties, owners restrict listing their property for the right of possession of the haveli. 3.2.2: Types of inventories According to the government policies for heritage structures, the criteria for listing of Heritage Buildings include: 1. Historic significance

2. Historic integrity

3. Historic context

Historic significance is the importance of a property to the history, architecture, archaeology, engineering or culture of a community, region or nation. In selecting a building, particular attention should be paid to the following: 1. Association with events, activities or patterns 2. Association with important persons 3. Distinctive physical characteristics of design, construction or form, representing work of a master 4. Potential to yield important information such as illustrating social, economic history, such as railway stations, town halls, clubs, markets, water works, etc. 5. Technological innovations such as dams, bridges, etc. 6. Distinct town planning features like squares, streets, avenues, e.g. Rajpath in Lutyen's New Delhi The major short-coming of the current list of legally protected architectural heritage is that it does not recognise vernacular architecture and historic settlements as categories of heritage worthy of being conserved. Due to this most havelis are neglected from the listing. The listing of unprotected architectural heritage and sites must, therefore, include this category. These sites must be dealt with due sensitivity and knowledge of the local social and cultural imperatives governing their sanctity. Listing must record such characteristics associated with these sites.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

3.2.3: Policy towards conservation and re-development of heritage buildings According to the policy the restrictions on development / re-development / repairs is that No development or redevelopment or engineering operation or additions / alterations, repairs, renovations including painting of the building, replacement of special features or plastering or demolition of any part thereof of the said listed buildings or listed precincts or listed natural feature areas shall be allowed except with the prior permission of Commissioner, Municipal Corporation /Vice Chairman, Development Authority. Before granting such permission, the agency concerned shall consult the Heritage Conservation Committee to be appointed by the State Government and shall act in according with the advice of the Heritage Conservation Committee. Violation of the regulations shall be punishable under the provisions regarding unauthorized development. In case of proved deliberate neglect of and/or damage to Heritage Buildings and Heritage Precincts, or if the building is allowed to be damaged or destroyed due to neglect or any other reason, in addition to penal action provided under the concerned Act, no permission to construct any new building shall be granted on the site if a Heritage Building or Building in a Heritage Precinct is damaged or pulled down without appropriate permission from Commissioner, Municipal Corporation/ Vice Chairman, Development Authority. (Handbook of Conservation of Heritage Buildings, 2013) If the owner of a listed Haveli does not have the means required for its constant upkeep, they either lose the ownership to the government for their financial support or leaves the building unattended to disintegrate with time. Either the havelis ownership is lost or eventually the structure disintegrates and therefore violating the heritage policy which restricts the use of the land for the.

3.3: National heritage policy of Germany The heritage policy of India has been analysed in comparison to the national heritage policy of Germany, which seems to have quite a few overlaps as well as pointers relevant for adapting to Indian context. Due to the limited time and word constraint for this research, the Indian policy could not be compared with different national heritage policies. The German policy has been divided and compared under the same headings as the Indian heritage policy. Germany has preserved and redeveloped the old post war â&#x20AC;&#x201C; buildings to accommodate functions of the modern times. Cooperation between private initiatives and government 27

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

bodies to preserve cultural heritage has a long tradition in Germany. As early as the 19th century, societies for antiquities, local cultural traditions, monument conservation and architecture were founded to prevent the loss or decay of important cathedrals, cloister churches, castles and palaces. National Heritage Policy of Germany promotes redevelopment and conservation of heritage compared to the Indian heritage policy. 3.3.1: Funding for heritage buildings The German government funds heritage properties to maintain and conserve them irrespective of the ownership of the building as opposed to Indian policy. The funding is equally divided among the state, local authority and the owner, as opposed to the Indian heritage policy, which does not fund private owned listed heritage. The duty of preserving the heritage is not entitled to one particular committee formed by the government. The Federal Ministry of Transport, Building and Urban Development, which is responsible for urban design issues and energy efficiency of buildings, also represents the interests of cultural heritage and funds its maintenance (Refer Annexure 4). This doesnâ&#x20AC;&#x2122;t segregate conservation of heritage as a separate task but a factor to be considered by the different development committees. The Indian government on the other hand only maintains and funds the heritage property which are listed and under their ownership. A heritage property, listed and privately owned is not eligible for aid by the government in any manner. 3.3.2: Types of inventories Germany has two different systems for determining the type of protection: Within the constitutive system, an object is protected by law only if its heritage value has been acknowledged and the object has been entered in a cultural register or list. In some systems, such as that of North Rhine-Westphalia, some heritage provisions also apply to nonregistered monuments. In systems with declaratory procedures, all monuments worthy of protection are placed under protection even without formal procedures. Some states, such as Bavaria, use combined systems (Refer Annexure 4). The Indian heritage policy does not recognize any structure worthy of conservation or attention if it is not listed. Since they do not recognize housing typologies, havelis are majorly neglected from the listing. This is one of the main reasons why havelis are in an abandoned state of negligence.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

3.3.3: Conservation and re-development of heritage buildings In Germany 70% of all planned construction consists of redevelopment of buildings. The government promotes re-development and preservation of the old heritage by promoting craft centres which educate labours in the skill and technique required for conserving their architectural heritage. The German government protects the right of the owner to their properties and also ensures the new construction and material added to the old structure be of such construction that it can be removed anytime without affecting the historical balance. This model may be explored in case of buildings which are not on the National Register in case of India. An amendment to existing laws can help improve the situation immensely. 3.3.4: Tourism In Germany, the state cultural heritage laws usually also contain provisions on access to monuments. Monument owners who have received public funds to restore their monuments are obligated to make these monuments accessible to the public to a reasonable extent and after consultation. Germany has participated in European Heritage Day since 1993. On this day, some private owners also allow access to their cultural monuments which are otherwise not open to the public. A catalogue with information on opening and tour times is published every year for this purpose. This promotes the heritage as well increases the economy and tourism of the country. A similar way adopted in India could help the structures get maintained as well promote tourism of the state. In India, There are several special schemes floated by the Government including HRIDAY, which make provisions for heritage buildings and cities. Yet the issue is of the identification of the un-listed properties which gets overshadowed by these schemes.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Chapter 4: Conclusion There is a great importance of heritage in the state of Rajasthan. Built Heritage is a characteristic of the state. Abundance of havelis scattered in clusters around the cities add to the immense heritage value of the stateâ&#x20AC;&#x2122;s architecture. The tourism in the state is impacted positively by the grand heritage structures present in the state. Increasing tourism generates revenue as well. The government in order to attract tourists and increase the setting up of tourism related projects had introduced the tourism unit policy in 2007. The government offered incentives for the construction of new hotel projects in the policy. Hotels accommodated in heritage buildings in Rajasthan are often the first priority of stay for the tourists visiting the state. Rajasthan has the highest number of official and unofficial heritage hotels in the country, showing the demand for heritage category of hotels in Rajasthan. Converting havelis to hotels conserve as well as reuses the heritage structure. Havelis were built according to the lifestyle of the past. A lot of features and spaces do not compliment the way of living today. In order to check the viability of the physical infrastructure of the havelis, the minimum requirements are established as per the revised guidelines by the Hotel and Restaurant Approval and Classification committee (HRACC). The inventory list created based on minimum requirements for hotels when used to analyse the different havelis surveyed revealed some insight into the possibility of the structure being converted to a hotel. Out of the 10 different havelis surveyed, only one haveli could not meet the requirements for conversion into a hotel. Majority of the havelis have sufficient area for it to meet the requirements, which means they have the feasibility for adaptation physically. The other aspect for conversion is the consent of the owner. The paper highlights some of the aspects of Indian heritage policy, which does not provide benefits or aid to the owner. The general fear is of losing their heritage building or the artefacts housed in them, deters owners for allowing listing of their properties. The Indian heritage policy does not recognize vernacular houses for listing under their set criteria. Even if an owner gets their haveli listed as a heritage building, no financial support is provided to them by the government which is seen as a drawback by the owners for upkeep or conversion. Once a listed haveli is not maintained properly, the risk of the government taking over its possession restricts the owner to list their heritage. In order to maintain the possession of the haveli, owners refrain from the option of converting their heritage to a

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

heritage hotel. The numerous restrictions and risks by getting their property listed outweighs the minimal benefits of it. The Indian policy towards haveli does not promote listing or redevelopment of it. Other countries have made a better progress in re-developing and maintaining their heritage. The German policy promotes the conservation of their heritage, and has made a successful progress in doing so. Germany had problem areas which included dealing with post-war architecture, protecting world cultural heritage sites in Germany, finding appropriate new uses for religious buildings no longer needed for worship, managing the growing number of protected buildings which are vacant due to demographic change, especially in regions where the population is shrinking, and retrofitting protected buildings to improve their energy efficiency. The German government had different authorities and ministries work together towards the maintenance and development of cultural heritage. The government provided aid and support to even the non - listed structures which were worthy of protection. Conserving and maintaining cultural heritage is an important part of promoting regional economies and culture, thus also an important element for tourism. In doing so, tourists are also to be directed to less-visited cultural, architectural and archaeological monuments and eventually promoting the economy. The government is out of ignorance of long due policy change, is depreciating the heritage value of havelis. If the havelis were to be redeveloped, they would save the cultural heritage of the state and promote tourism as well.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

BIBLIOGRAPHY Bahl, Vani. "Haveli â&#x20AC;&#x201D; A Symphony of Art and Architecture". The New Indian Express. Dhar, A. (2014). Rajasthan havelis abused and in disuse. [online] The Hindu. Available at: https://www.thehindu.com/todays-paper/tp-national/rajasthan-havelis-abused-and-indisuse/article6340035.ece [Accessed 19 Aug. 2018]. Handbook of Conservation of Heritage Buildings. (2013). New Delhi: Central Public Works Department. Heritage European Network. National Heritage Policy of Germany. Munich. Hotel and Restaurant Approval and Classification Committee. Annexure 3 of HRACC guidelines for hotels. Indian Holiday PVT.LTD. (n.d.). Havelis in Rajasthan - A way to Experience Heritage Royalty. [online] Available at: https://www.indianholiday.com/touristattraction/rajasthan/havelis-in-rajasthan/ [Accessed 3 Sep. 2018]. Indian Brand Equity Foundation (2017). Rajasthan State Report. IBEF, p.56. Interior Design. Travel. Heritage: Online Magazine. (2018). Rajasthani Architecture features and elements. [online] Available at: http://www.prismma.in/rajasthaniarchitecture-features-and-elements/ [Accessed 15 Oct. 2018]. Ministry of tourism. Rajasthan Tourism Unit Policy 2007. New delhi Ministry of tourism. Rajasthan Tourism Unit Policy 20015. New delhi Ministry of Tourism (2018). Indian Tourism Statistics 2017. New Delhi. Sarah, Tillotson (1998). Indian Mansions: A Social History of the Haveli, p. 72. The Times of India. (2016). Heritage council for restoring Shekhawati havelis soon. [online] Available at: https://timesofindia.indiatimes.com/city/jaipur/Heritage-council-forrestoring-Shekhawati-havelis-soon/articleshow/52409156.cms [Accessed 4 Sep. 2018].

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The PinkCity Post. (2017). Rajasthan government to allow commercialization of private heritage buildings and havelis. [online] Available at: https://www.pinkcitypost.com/rajasthan-government-allow-commercialization-privateheritage-buildings-havelis/ [Accessed 10 Sep. 2018].

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Annexure 1 1. State/UT â&#x20AC;&#x201C; wise domestic and foreign tourists visits, 2015 â&#x20AC;&#x201C; 16 (Source: Indian Tourism Statistics 2017, Ministry of Tourism)

Figure 24.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2. Share of top 10 states/UTs of India in number of foreign tourist visits in 2016 (Source: Indian Tourism Statistics 2017, Ministry of Tourism)

Figure 25. 3. Share of top 10 states/UTs of India in number of domestic tourist visits in 2016 (Source: Indian Tourism Statistics 2017, Ministry of Tourism)

Figure 26.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

4. Number of approved hotels and availablility of hotel room in the country, as on 31st December, 2016. (Source: Indian Tourism Statistics 2017, Ministry of Tourism)

Figure 27.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

5. Table depicting the Number of hotels and availability of beds in different states. (Source: Indian Tourism Statistics 2017, Ministry of Tourism)

Figure 28.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Annexure 2 1. Rajasthan tourism unit policy – 2007 In the year 2006, the Tourism Department had announced a New Hotel Policy of Rajasthan. This policy is proposed to be replaced by Rajasthan Tourism Unit Policy– 2007. Rajasthan is one of the leading Tourism States of India. The Glorious Heritage and colourful culture of the state is a special attraction for Foreign Tourists. Heritage assets, found all over the state can be utilized for development of Tourism. During the last few years, there has been tremendous increase in the number of Tourists to the State. However the infrastructural facilities have not kept pace. Presently there are 36,000 rooms available for Tourists and by year 2012 an additional 20,000 Hotel rooms would be required for Tourists in the State. With this objective, the State Govt. had in 2006 announced a New Hotel Policy proposing several concessions. The concessions in the hotel Policy 2006 were to be extended to the Star category of Hotels only, whereas several other categories of hotels, heritage hotels and other tourism units such as camping sites, holiday resorts and restaurants etc. are also providing accommodation for tourists. In this regard, Tourism unit as defined in rule 1AA of Rajasthan Land Revenue (Industrial Area Allotment) Rules, 1959, and Rule 2 (r) of Rajasthan Land Revenue (Conversion of Agricultural Land for Non-Agricultural purpose in Rural areas), Rule, 2007, includes all types of hotels, heritage hotel, holiday resorts etc. In view of the new definition of Tourism Unit, it has become essential for Tourism development not only to include classified hotels in the Hotel Policy but also to include all other category of hotels, heritage hotels and other tourism units in the New Policy. With this objective Rajasthan New Tourism Unit Policy – 2007 is being announced. The following concessions and facilities have been made applicable for all types of Tourism Units :– 1.

In Rule 2(r)(d) of Rajasthan Land Revenue (Conversion of Agricultural Land for Non - agricultural purposes in Rural areas), Rule, 2007, a restaurant having investment of Rs.10.00 lacs or more, has been included. This investment will be increased to Rs. 1.00 crore.

Considering the new developments taking place in the Tourism sector and the possible need for inclusion of new definitions in the policy to avail of the benefits, Principal Secretary, Tourism and Principal Secretary, Urban Governance would 38

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

define and recommend to the concerned departments to include such activities as Tourism Units in applicable rules. 3. Health Spa or other medical health related activities such as Yoga etc. attached with Tourism Units, Golf Academy, Golf Course, other Sports related activity would be included in the definition of Tourism Units in applicable rules. As per the above definition and interpretation with regard to the Tourism Unit, the concerned departments would amend their respective rules, sub-rules and notifications accordingly. (1) Allotment of Land for Hotels and other Tourism Units For establishment and development of all types of Tourism Units, including all types of Hotels State Govt. would make available land as per following procedure:a. Jaipur Development Authority, UIT, Municipal Bodies, Gram Panchayat and District Collectors would identify suitable land for the establishment of Tourism units in which hotels are also included. Such land bank will be reserved for all categories of Hotels and Tourism Units such as:1- Budget Hotels (1, 2 & 3 Stars)

2- 4 Star Hotels

3- 5 Star & 5 Star Deluxe Hotels

4- Other Tourism Units b. Information of such Land Bank would be made available on the website of the Tourism Department and that of concerned Local Body/ District Collector. 2. (b) The process of competitive bidding and allotment for such reserve Hotel lands with "Special Reserve Price" shall be as follows:i. The Local Bodies shall notify through public advertisement for sale and disposal of lands identified and reserved for hotels and other tourism units through competitive bidding. The Special Reserve Price for sale / disposal shall be indicated in the advertisement and this price shall be the base price for disposal of land through competitive bidding. ii. Concerned Local Body / Panchayats / District Collectors shall regularly take action for the disposal of the available land, through public advertisement. In case more than one applicant applies for the land within the specified time period, the sale / disposal of land shall be done through competitive bidding. In case no application is received in the specified time

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

period, than allotment of land, shall be made to the single bidder on special reserve price, as per the other provisions of the Tourism Unit Policy iii. In case of above 2 b (i) and 2 b (ii), the Local Body / Panchayats / District Collectors shall ensure applicability of pre-qualification of bidders who are allowed to bid for the hotel land or the single applicant / bidder who is considered for allotment of land at Special Reserve Price. The Local Bodies / Panchayats / District Collectors shall also ensure that the successful bidder in the competitive bidding process or the single bidder / applicant (who has been considered for allotment of the land on Special Reserve Price) shall provide a "Performance Guarantee" equivalent to 10% of the project cost. Commercial activities on such land shall be restricted to a maximum of 15% of constructed area. iv. The following eligibility criteria is laid down for being eligible for bidding and applying for hotel / tourism units land under this policy 1. No conditions for Budget Hotel ( for 1,2 and 3 Star Category hotels) 2. For 4 Star and above â&#x20AC;&#x201C; The bidder / applicant should be a Hotelier / Tour Operator / involved in the field of tourism. In case the applicant does not have the above eligibility, then a tie up with a consortium with one of the members having the desired eligibility conditions can be considered. 3. Land made available under this policy cannot be used for any other purpose for 30 years. (3) Conversion of Agricultural Land in urban areas (i) Conversion of agricultural land in urban areas have been done under Section 90'B' of Rajasthan Land-Revenue Act, 1956. Required orders are passed by concerned Local Body viz Jaipur Development Authority / UIT / Municipal Bodies. Presently for the establishment of Hotel and other tourism units, since there is no separate category, conversion is done in the commercial category. Recently, State Government has launched a new Township Policy vide Notification No. F19(1)UD/3/2002 dt. 29.03.2007. As per para no. A(13), a provision has been made for conversion of agricultural land in to non-agricultural land for different proposes. In this Policy commercial conversion of agricultural land @ of Rs. 400 /- per sq.mtr. in Jaipur City and different rates for other cities, have been made applicable. There is no separate rate for Hotel and other Tourism Units. Generally hotels are considered to be in commercial category. As such it is proposed to assign a subcategory in the commercial

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

category, for hotels and tourism units, so that there is no ambiguity in land conversion for commercial lands and Hotels. (ii) The State Govt. intends to provide full relaxation to Hotels and other tourism units for conversion from agricultural land, therefore sr. no. 3 in the table given below para no. A(13) of the Township Policy, a new provision would be included by which conversion charges / fees would be exempted for establishment of hotels and other tourism units from agricultural land. (iii) Similarly as per para no. C/6 of above notification, development fees are also imposed, which have been determined as Rs. 200/- per Sqr. yard in Jaipur and in other cities Rs. 150/100 per sqr. yard. Under this Tourism Unit Policy, provision for abolition of the charges are also being proposed by adding new proviso (iv) to para 6/c of the new Tourism Policy as under :(iv) Hotels and other Tourism Units - Nil (4) For conversion of agricultural land into non-agricultural land in Rural areas. Under Rule-7 of Rajasthan Land revenue (conversion of agricultural land for nonagricultural purpose in Rural areas) Rules, 2007, provision for conversion for different purpose has been made and Rule 8 mentions about provisions for relaxation. As per provisions of Sub Rule(2) & (4) of Rule 8 a maximum area of 2000 sqr. mtrs and 1200 sqr. mtrs for Tourism Units and Hotels has been made. Similarly in Sub-Rule (3) & (5) 50 % exemption in fees has been made. It is proposed that in rural areas for different types of hotels and other tourism units full exemption from agricultural land conversion fees will now be made, for which necessary amendment in Rule 8 will be made as under :The amended Rule-8 of the Rajasthan Land Revenue (Conversion of Agricultural Land for NonAgricultural Purposed in Rural Areas) Rules, 2007 is proposed to be as under â&#x20AC;&#x201C; (8) Exemption of Conversion Charges â&#x20AC;&#x201C; (1) No conversion charges shall be payable by any department of State Government or a local authority for conversion of land for non-agricultural purpose for any official use.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

(2) No conversion charges, as prescribed in Rule-7, shall be payable where a tenant desires to establish a hotel or any other tourism unit as defined in Rule 2 (r) on the land held by him, upto 31st March, 2010." (5) Regarding conversion of residential land and heritage properties into Hotels and other tourism units In Rajasthan Municipal Corporation (Land-Utilization Conversion) Rule, 2000, provisions for conversion of residential land into commercial and other purposes, have been made and definition of commercial, residential and industrial land â&#x20AC;&#x201C; utilization has been given. In Rule 12, provision for conversion of non-commercial land for commercial purpose has been made on 40% of the reserve residential price. As per these provisions any residential land or building used for hotels shall be converted on the 40% residential reserve price. All such heritage properties forts, palaces are also covered in this category and in case of establishing hotels in such heritage properties, developer has to deposit conversion charges as per provision of the Rule-12. In Rajasthan presently there are many havelis, forts and palaces in heritage category that can be developed into hotels, which would be of special attraction to tourists. This would not only increase the tourist arrivals in the state but also promote the culture of Rajasthan. Hence for this, in Rule-12(i) the following proviso shall be added :(i) that any heritage property such as havelis, forts, palaces, hunting lodges etc, which have been constructed prior to 1950, and are proposed to be utilized for conversion / construction into heritage hotels having minimum of 10 rooms shall be exempted from above mentioned fees. (ii) provided further that if any residential land or residential buidling is proposed to be used for hotels or other tourism units, having minimum of 10 rooms, shall be exempted from above mentioned fees. Provided further that for other tourism units and camping sites or tents etc, restriction of 10 rooms will not be applicable. (6) Regularization There are some heritage properties and residential land and buildings which are running as hotels or other tourism units without permission and are also operational. Under new policy, 42

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

new hotels and tourism units will be fully exempted from land conversion charges. If land and buildings are being used as Hotels and tourism units without prior permission, the same shall be regularized under Rule-12 of Rajasthan Municipality (Land-use conversion) Rule â&#x20AC;&#x201C; 2000 on the basis of merits as per new clause of Rule-12 on payment of 25% of regularization fees. (7) F.A.R. Presently there is provision of 1.75 FAR in JDA area and other urban areas, which has been doubled by Urban Governance Department order dt. 19.02.07 in new developed and New Township areas, subject to condition that overall FAR of the Township area shall not exceed 1 (one). FAR for Hotels already established would be increased from 1.75 to 2.0 to allow construction of an additional floor. But in both circumstances, land coverage area shall be similar to previous permissible area. But in such cases only rooms would be permitted for construction rather than restaurant, bar or banquet hall etc. 8. Other such policy matters which are related to Hotels and other Tourism units and which are not covered in this Tourism Unit Policy-2007, will be put up through nodal department on the basis of merits to BIDI for appropriate decision. (9) All concessions available in Rajasthan Investment Policy Scheme 2003, shall also be available to all tourism units. (10) Nodal Department For infrastructural development of all tourism units, Tourism Department shall work as Nodal Department. 11. After the approval of the Tourism Unit Policy 2007 by the Cabinet, concerned departments would not be required to send to the cabinet amendments in their respective rules/ sub-rules and notifications. Concerned departments can make such amendments at the departmental level.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2. Tourism unit policy, 2015 Annex-2 Special Incentives available for Heritage Hotels in Tourism Unit Policy, 2015 1. Minimum investment limit shall not be applicable to heritage hotels for availing RIPS benefits. 2. Heritage hotels situated on narrow roads in urban areas which arrange for a dedicated alternative parking on a 40/60 feet wide road and provide park-and-ride system from hotel to parking place, shall be permitted to operate on such roads. 3. Similarly, heritage hotels situated on narrow roads in Rural /Rural Abadi areas will be permitted to operate. 4. These provisions shall also be applicable for existing heritage buildings proposed to be used as heritage hotels in future. 5. Concernd Departments will issue conversion orders for existing and operating heritage hotels/building. Similar order will also be issued for those which intend to operate heritage buildings as heritage hotels after issue of this Policy. 6. For Rural (Abadi) areas, Panchayati Raj Department will formulate rules for regularization of existing Heritage Hotels and also other existing Heritage buildings which may be used as heritage hotels in future. 7. Heritage hotels will be allowed to convert a maximum of 1000 square metres or 10% of plinth area, whichever is less for commercial use. 8. Additional exemption of 25% on Stamp Duty will be available for more than 100 years old heritage properties as per the scheme declared by the Department of Tourism as provided in the Finance Department notification No.F.12(20) FD/ Tax/ 2005-2019 dated 24.03.2005. 9. Basic Service for Urban Poor (BSUP) charges shall be levied only on the constructed area of Heritage hotels. 10. Heritage Hotels approved by Ministry of Tourism, Government of India/ Government of Rajasthan shall be eligible for all benefits under RIPS.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Annexure 3 1. Haveli 1 (Source: author)

Figure 29.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

2. Haveli 2 (Source: author)

Figure 30. 3. Haveli 3 (Source: author)

Figure 31.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

4. Haveli 4 (Source: author)

Figure 32.

5. Haveli 5 (Source: author)

Figure 33.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

6. Haveli 6 (Source: author)

Figure 34.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

7. Haveli 7 (Source: author)

Figure 35.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

7. Haveli 8 (Source: author)

Figure 36.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

9. Haveli 9 (Source: author)

Figure 37.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

10. Haveli 10 (Source: author)

Figure 38.

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

Annexure 4 National Heritage Policy of Germany 3. FINANCIAL POLICY 3.1 Public funding sources 3.1.1 State Federal funding for cultural heritage The number of cultural monuments in the Federal Republic of Germany is estimated at roughly 1.3 individual monuments, ensembles and historical city centres. It is an important cultural and social policy task of the state to maintain this cultural heritage. Also in terms of funding, cultural heritage is an originary task of the states (Länder). The Federal Government is mainly responsible only for supplemental funding. Federal funding priorities are conserving and restoring cultural monuments of national significance, or are the result of obligations deriving from certain law, such as the Unification Treaty or administrative agreements with the states concerning financial assistance. Heritage funding from the Federal Government Commissioner for Culture and the Media Programme “Cultural Monuments of National Significance” The programme “Cultural Monuments of National Significance” provides funding for architectural monuments, archaeological sites and historical parks and gardens displaying outstanding cultural, political, historical, architectural or scientific achievements of the nation or playing a key role in the cultural or historical development of German cultural landscapes. Since 1950, this programme has provided funding for roughly 580 cultural monuments. Federal funding between 2006 and 2010 amounted to approximately €57.5 million. Special cultural heritage conservation programme In 2007, the German Bundestag launched a special cultural heritage conservation programme, with a budget of €40 million. This funding was matched equally by the states,

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

local authorities and monument owners. The programme provided funds for about 270 smaller monuments in cities and towns. Heritage funding from the Federal Ministry of Transport, Building and Urban Development (BMVB9) Protecting the urban architectural heritage The Federal Ministry of Transport, Building and Urban Development provides funding for heritage conservation above all in the context of urban development. Its programme to protect the urban architectural heritage is the most important for preserving historical town and city centres and neighbourhoods. In 2009, â&#x201A;Ź115 million was available for this purpose (â&#x201A;Ź85 million for eastern Germany, â&#x201A;Ź30 million for western Germany). 4.1.2 Types of inventories Due to its federal structure and the resulting division of responsibilities, Germany does not have any inventories at national level. Most of the state ministries responsible for heritage conservation have delegated the task of inventorying to the specialized heritage conservation authorities. The inventories are funded from the state budgets designated for heritage conservation. It is necessary to distinguish between the listing of monuments carried out by the specialized heritage conservation authorities, which serves as the legal basis for protection, and the inventories themselves, which as a rule are also compiled by the specialized heritage conservation authorities as the scientific basis for dealing with the monuments. Most of the inventories are compiled by the individual states. The inventories differ depending on their purpose (basic inventories, short inventories or illustrated lists). All types of inventories are constantly updated. Crafts in heritage conservation The Council of Europe symposium in Fulda in 1980 first drew attention to the need for and value of traditional crafts techniques and occupations in conserving architectural heritage and the related urgent need for advanced training for craftsmen. This was followed by a conference in Wuerzburg in 1984 and the European Conference on Crafts and Heritage Conservation: The Future of the Architectural Heritage in the Alpine Region in Thierhaupten

Dissertation | The Constraints that cause hindrance for the conversion of a traditional haveli into a hotel | 2018

in 2008, where this topic was discussed in detail and placed on a broader footing. These symposia and conferences and the recommendations they adopted have been very important for Germany: In 1980, while the symposium was still under way, the German Centre for Crafts and Heritage Conservation was founded in Fulda on the model of San Servolo in Venice. This was the first centre for advanced training of its kind in Germany. It was followed by similar institutions, especially in eastern Germany after reunification in 1990.