Change The Game: The urban rulebook by srushti_rahigude

The Urban Rulebook

CONNECT

REIMAGINE

CHALLENGE

CHANGE THE GAME

URBAN PLANNING AND REGULATIONS SPRING 2022

Srushti Rahigude | UG180595

URBAN PLANNING AND REGULATIONS SPRING 2022

Tutored by Tulika Nabar and Nishi Shah Assisted by Vaishnavi Akilla

Urban Regulation and Policy

STUDIO BRIEF Indian cities are plagued with, to mention a few, a lack of good quality public realm, insufficient green cover, lack of inclusive pedestrian infrastructure, unaffordable land market, and an over regulatory development framework. Many of these are resultant of an archaic idea of city planning and design but can also be attributed to the effect of multiple city stakeholders and their interactions. These stakeholders (politicians, citizen groups, slum dwellers, architects, engineers, administrators, urban planners/ designers, etc.) and their competing views towards city design and planning materialize in the form of national/State level policies, city-level development plans, city-level building regulations or outcomes of a judicial proceeding. All of which culminate in tangible change. The course aims to understand the competing process of city-making with a specific focus on land markets, public realm, and buil t form. Which will be explored in 2 modules at the City and Area level. The studio is based in Mumbai, owing to a long history of planning and design interventions.

Page 2

Urban Regulation and Policy

CONTENTS PART A

CITY LEVEL

01 Chrono Matrix 02 City Profile

PART B

07 11

AREA LEVEL

03 Manifesto

04 Site Analysis

PART C

MASTER PLANNING AND DESIGN

05 Master plan 06 Free and Constrian Design 07 Comparison and Approach

35 39 85

Page 4

PART A CHRONO MATRIX

Urban Regulation and Policy

The exercise intended to introduce acts, policies and regulations that occurred in Mumbai over last 10 decades. The layering of multiple situations draws attention to the dynamics of the city that have taken place.

Page 6

19 51

The city of Mumbai has a history that started in the 17th century, when India was under colonial rule. From then, the city has transformed over the centuries, seeing plagues, wars, industrialisation, plagues and most importantly urbanism. This has shaped the city to become what it is today, with cosmopolitan culture, multicultural population, a global city. At the same time, the city sees many stresses on the distribution of resources, population, employment, housing and living condition. This chronomatrix analyses the impacts on impacts of urban interventions through policy and regulation and the development plans by over laying the ever-growing population in Mumbai over the years.

19 61

19 71

Population:3,032,000 Slum Population:1,51,600

Population:4,151,854 Slum Population:4,98,222

Population:5,970,575 Slum Population:9,59,4

Ward Wise Population

400000 - 500000

100000 - 200000

500000 - 600000

200000 - 300000

Acts

Development Plans

Regional Plans

Regulation amendments

Regional Pla 1973 - 1996

Proposed a twin ci the MMR as well as Greater Bombay in decongest the ma succeeded but wa foresee population

First Development Plan 1964 - 1991

Development Control Regulations

1967 - 1991

The ﬁrst DP introduced zoning and FSI for the ﬁrst time as tools to limit development but failed to tackle the issue of rising population and informal settlements.

Slum Rehabiliation Act

1971 - Present

Targeted the rising number of informal settlements by providing incentives for public and private sector entities to construct low cost housing.

Maharashtra Rent Control Act 1948 - 1998

Until 1665, the islands were Portugese colonies. They were then gifted over to the British.

Under the British, the 7 islands became one larger land mass, which was then known as Greater Bombay

British possession of the 7 islands

Frist Land Reclaimation

1665

1845

16 50

18 50

Urban Regulation and Policy

Act amendments

The Rent Control Act put an unconditional cap on rent for all tenants, based at 1940's rates. Landlords lost income and interest in maintaining their buildings

Total Population of Greater Bombay Island City Population

Suburban Population Slum Population

Repairs and Re-construction

1969 - 1973

It was introduced to manage the resulting deterioration of buildings after the Rent Control Act. Failed to cope with reconstruction demand and the collapsing buildings.

BMC

Bollywood

Independence & Constitution

Formation of Maharashtra State

Shiv Sena

Deccan Region Droughts

MMRDA

1888

1930

1947

1960

1966

1970

1975

1915

Mumbai Town Planning Act

1942

Airport

19 50

1958

IIT Bombay

19 60

1964

Trams Dissolved

19 70

19 81

471

Regulations

19 91

20 01

Population:8,243,405 Slum Population:36,76,737

Population:9,925,951 Slum Population:45,06,336

Ward Wise Population

600000 - 700000

700000 - 800000

800000 - 900000

20 11

Population:11,978,450 Slum Population:64,75,440

Population:12,442,373 Slum Population:51,80,300

Ward Wise Population

Railway Station Railway Line

Ward Wise Population

11000000-1200000

12000000+

Final Regional Plan

Policy

2011

CRZ Notiﬁcation Amendements allowed for more

2011

development along the coastal zones with a retained attempt to preserve local communities and the environment

CRZ Notiﬁcation

COASTS

The threats of development on Bombay's coastal zones were ﬁnally recognised, and measures to control development on the coasts were put in place

1991

2019

ECOLOGY

Coastal Regulation Zones (CRZ)

20 M

Regional Plan Responding to the economic reform of 1991, the Regional Plan

accommodated greater private sector investment and proposed 'urbanizable zones' rather than detailed land use plans

1996 - 2011

2002

Attempts to mandate mill land owners to give a larger chunk of land to BMC or MMRDA with any new development, however this act came into place much after most of the mill lands were already redeveloped

2016 - 2034

Increased supply of land and investment in housing will generate direct and indirect income and employment. Moderated eﬀect on property prices. Remove the impediments to land supply and free it from obsessive government control.

Introduced tools to combat the failures of previous FSI measures such as AR, TDR and revised FSI ﬁgures

Final Development Plan & Final Development Control Regulation

LABOURS

1991 - 2016

Mill Land Redevelopment Act

INDUSTRY

Second Development Plan & Second Develop- Cess Policy 1996- Present ment Control Regulation

15 M

10 M SUPPLY

HOUSING & AMINITES

ULCRA Exemptions

ULCRA was enacted to prevent concentration of urban properties in the hands of a few and to ensure equitable distribution. Failed due to its many unclear and exemption clauses

ULCRA Repeal Act

2012 - Present

Mill Lands Worker’s Strike Mill workers went on a strike to demand higher wages. Mill owners refused to comply and shut down the mills instead, resulting in mass unemployment.

1982-1983

1977

Fungible FSI (DCR Amendment)

1999 - 2005

Act

BKC

19 80

1986

Enviroment Protectiion Act

LAND

ULCRA

1976 - 1999

ECONOMY

ity - Navi Mumbai in s new CBDs in n an attempt to ain city. Partially as still unable to n rise.

19 90

LPG

Bombay to Mumbai

50 Flyovers

1991

1995

2000

1992-1993

Communal Riots

1996

Cess Policy

20 00

Redeﬁned FSI regulations, giving more leeway for development

Mumbai Bandra-Worli Sea Link ﬂood, open JNNURM 2005

Coastal Road Development started 2018

2009

2004

2008

Trans Harbour

Terrorist Attack

20 10

2014

Mumbai Monorail

20 20

Page 8

PART A CITY PROFILE

Urban Regulation and Policy

The physical features of the city such as topography, climate shape the social and cultural, non-tangible features of the city. A quantitative study of looking at the city through layers of maps helps in understanding these complex layers of working.

Page 10

Road Network, Railway Network

Dhaisar

Boriwali

Kandivali

Sanjay Gandhi National Park

Malad

Thane

Mulund Goregaon

Bhandup

Kanjurmarg Andheri

Vikhroli Vile parle

Ghatkopar

Santacruz Khar

Kurla

Tilaknagar Chembur Govandi

Bandra

Mankhurd

Arabian Sea Dadar

Lower Parel

Layer Railway station western coastal road Monorail phase 2 Mumbai trans harbour line

Curchgate

This map shows the existing railway and road network of the city. The Western coastal road connects from the South to Bandra, that would reduce the traveling time. Different such projects are proposed.

Population Density, Transportation

Dhaisar

Boriwali

Kandivali

Sanjay Gandhi National Park k

Malad

Thane

Mulund Goregaon G

u Bhandup

K j Kanjurmarg Andheri

Vikhroli Vile Vi parle

Ghatkopar k

Santacruz n Khar a

Kurla

Bandra Ban ndra n

Tilaknagar Chembur G Govandi Mankhurd

Arabian Sea Dadar Daaadar

Lower ow Parel

Railway Station Railway Line

Curchgate

Population Density 7809-20000 20000-40000 40000-60000 60000-80000 80000-85808

Urban Regulation and Policy

A major part of the population relies on public transport, especially for work trips. For easy accessibility, a higher density can be found around these transport lines. Attributing to the growth from the southern part, the convergence of transport lines, and higher employment rate, there is a higher population density towards the south.

Slum Population, Industrial Area, Transit Lines Sanjay Gandhi National Park

Arabian Sea

Slum Population u 2011

399201 - 537900 3 234801 - 399200 9 111801 - 234800 3 77801 - 111800 1 Industrial aareas Sanjay Gandhi n National Park a Railway R il N Network e k a Railway Stations

The map shows the wardwise slum population in 2011, Industrial areas, and existing railway connectivity of Mumbai. The analysis shows that a major number of industries are mainly located along the railway. Lower the slum population, a smaller number of large and more concentrated industries ward has. Most of the large industries are located in wards with a higher amount of slum population.

Land Prices, Slum Settlements, MHADA Housing

Sanjay Gandhi National Park

Slums m l Housing Public e Land Prices (INR/sqm)) 9 0 - 79000 79000 0 - 150000 150000 0 - 290000 290000 0 - 530000 530000 0 - 1200000

Land Prices, Slum Settlements, MHADA Housing the main transport corridor of the city, which is also a cause of higher land prices. At the same time, the island city area is seen to have a lower concentration of slum settlements resulting from pre-colonial building typologies with servant quarter provisions, as well as the presence of chawls where lower income families can be accommodated. Page 12

PART B MANIFESTO

Urban Regulation and Policy

This exercise creates a base, vision, for the master planning and applied regulations. The focus of the project is decided and put down, essentially bringing all the designing ideas together.

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Newmbai: Pilot Episode

Urban Regulation and Policy

THE COUNT DOWN HAS BEGUN

DABBAWALA DABBAWALA

t i k - t o t i k - t o k t i k- t o k t i k- t o k t i k- t o k t i k- t o k t i k- t o k t i k- t o k t i k- t o k t i k- t o k t i k- t o k tik-toktik-toktik-toktik-t oktik-toktik-toktik-tokti k-toktik-toktik-toktik-to ktik-toktik-toktik-toktiktoktik-toktik-toktik-tokti k-toktik-toktik-toktik-to ktik-toktik-toktik-toktiktoktik-toktik-toktik-tokti k-toktik-toktik-toktik-to ktik-toktik-toktik-toktiktoktik-toktik-toktik-tokti

DABBAWALA

YEARS

The countdown has begun, Mumbai has 50 years left to live (or to save itself?). There is one submarine. Who gets to be on it? Actors? Migrants? Slum dwellers? Ambani? Who are the true Mumbaikars? Who does Mumbai belong to? Currently, seeing the way the distribution of resources is done, it is very easy to think that Mumbai belongs to those who have the money. Everything seems to favor them, their seaside apartments, private sealinks and even prime land across the city.

Antilia

needs to be on the submarine!

“Hum jahan khade ho jaate hain, line wahi se shuru hoti hain ”

Who gets to be on the Submarine? Page 16

MUMBAIS

I come from two

MUMBAIS

But those it does not favour have carved out a space for themselves in Mumbai regardless of what the city has given them, in both intangible aspects such as culture as well as in the physical city. Whereas the city sees no flaw in embracing their cultural and economic contributions, it still refuses to make physical formal space for them (housing, sanitation, infrastructure). So it is evident that there are two Mumbais. The Mumbai of the rich, the privileged and the Mumbai of the poor, the migrants.

Who are the true Mumbaikars? Who does Mumbai belong to? Currently, seeing the way the distribution of resources is done, it is very easy to think that Mumbai belongs to those who have the money. Everything seems to favour them their seaside apartments, private sealinks and even prime land across the city.

co-exist? co-exist? st? co-exist? co-exist? -exist? co-exist?

So it is evident that there are two Mumbais.

The Mumbai of the rich, the privileged and the Mumbai of the poor, the migrants.

Urban Regulation and Policy

Site

to the

City

1. The Public/Private Mix Up Just as with the larger city, in Lower Parel, the migrant community’s life is far more intertwined with the immediate public life of the area. Their housing, be it chawls or MHADA and SRA schemes, are located right on the main roads as well are their temples, shops and the governemnt schools.

Mill Land Interactions

Historically, mill lands were a place of interaction between the migrant community and the landlords or upper middle class people. Although that relationship was often exploitative, the mill lands stand for the merging of the two classes. Today, those large green spaces they lay either abandoned or redeveloped into high rise paradises that serve only the rich.

Where is the privacy for me and my family? Our private lives at home are always in the eye of the public.

3. Open Green Spaces?

Private open space

In the urban jungle of the city and the site, public open spaces are far and few. They are hidden away between the built forms and hardly used by the people. For the migrant, a green space he glimpses through a fence on his way back from a long day of work. For the rich man, a green space he glimpses from his tower. They both would like to visit, but hardly ever do.

Public open space

Page 18

Key Observations Streets

There is abundant vehicular access around the site and fewer local roads that by default downplay the on-foot users.

Local streets

Open/Green Spaces

Private Open Space

Public Open Space

The open/green spaces are not at similar proximity from both the economic groups, which further widens the gap between groups.

Built-Form

Public Housing

Urban Regulation and Policy

Commercial activity

Private housing is able to distance itself considerably from the rest of the public realm compared to public housing, creating a segregation in the spaces where people exist on a day-to-day basis.

Problem Statement Today, Mumbai stands divided economically and socially. Why does it have to be like this? Can the two Mumbais become equals so that even the worker, even the actor and even the businessman have the same opportunity to grab a seat on that submarine because each of them have contributed equally to the city?

Scope As Urban Designers 1. Provide opportunities in the physical realm to change the norms of the social.

2. Redistribute the land resource through the public realm and establish ownership and belongingness for a wider range of users.

3. Design spaces that facilitate a coexistence between the people to make one Mumbai

Vision Statement The vision of this project is to challenge the norms that are present today vis a vis the built environment and its adjoining open spaces and ownership biases. By re-imagining the functions and character of the public spaces, the aim is to create a prototype - a pilot - which can bring physical and social connections to the forefront of public life.

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Strategies

Urban Regulation and Policy

Challenge Accessibility WE LOVE “SATURDAYS ONLY FOR PEDESTRIANS”!!

Revising access of private vehicular traffic, and restrict private vehicles Close internal streets for vehicles temporally, by introducing new programs Demarcate pedestrianised street with a different material

Proximity Rethink ratio and location of public open green spaces Place the green/open spaces at similar proximity from all housing types Increase number/area of accessible green open spaces

Porosity Place the green/open spaces at similar proximity from all housing types Increase number/area of accessible green open spaces Exploring the human experience of the surrounding built form Buffer spaces intersections

private

and

public

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Reimagine Diversity ONE STOP SHOP FOR SMALL BUSINESSES

A FLE KET MAR

Increase number/area of accessible green open spaces. Exploring the human experience of the surrounding built form. Buffer spaces at private and public intersections Introduction of new programs like Flea markets promoting small businesses. Carving public spaces in between public and private housings

Temporal

Make-shift tactical inserts for changing the urban fabric to create active internal spaces. Activating tertiary street networks Mixed used build towards the streets

Ecology

Ecologically beneficial spaces to weave urban fabric and lifestyle around it. Use of techniques such as porous street materials and rain water harvesting in built Introduction of productive landscapes

Urban Regulation and Policy

Connect Continuity Interwoven smaller public spaces that make up one large public space experience Public spaces connected to main movement corridors Public open spaces and public amenities buildings in proximity Seamless transitions public spaces

between

different

Walkability

Focus on pedestrian access with increased walkability across the site. Walkable block sizes Multiple Junctions Accessibility of public transport

Interconnectivity

Absence of nonporous boundary walls Public road networks between the plots

and

movement

Strategically located private and public land uses for mutual interaction

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PART B SITE ANALYSIS

Urban Regulation and Policy

The intent of the exercise is to analyse the existing site conditions in terms of context, built, networks, land use and built use.

Page 26

SITE CONTEXT Kamala Mills: Lower Parel, Mumbai The site is located in the southern part of Bombay. It was home to many mill workers that worked in the industries in the Lower Parel area, Kamala Mills being one of them. Over the years, the mill lands were sold to private developers like the Lodha group. As a result, the plots that were originally mill lands, now don’t retain, neither its built character nor the social character.

Site Area

4,63,613 sqm.

SITE

Site Perimeter

3,286 m.

Decreased Mills and change in land-use over the years

Mills

Mills Emerging High rises

Urban Regulation and Policy

South Mumbai

Worli Metro Station

SITE Lower

Parel

Railway Station

Mahalaxmi Metro Station

Page 28

SITE ANALYSIS Physical Conditions Street Hierarchy Mahim, Dharavi, Dadar

PB Road 24m

Worli

The site connects key parts of the city through the arterial Senapati Bapat Road. It is also directly connected to Worli through the PB Road and GK Road. NM Joshi Rd 24m

Sen apa ti B a 32m pat R d

d NR SR 4m 1

Lodha Rd 10m

Arterial Roads Sub-Arterial Roads Worli

Arterial Roads

Ganpatrao Kadam Rd 24m

Gandhi Nagar

Collector Roads

Lower Parel Station

Sub-arterial Roads

Local Streets Roads Collector

Shastri Nagar

Local Streets

Flyover

Built Vs Open On site, the open to sky spaces are in good proportion with respect to the building footprint. However the plot divisions and private ownership, restricts the access and hence the potential remains untapped.

Plots

Building Footprint Built

Urban Regulation and Policy

Open and Green Spaces Lodha Park BMC Park Land under red

ev elopment

Private Building Compounds

Lodha Park and Garden

Land under redev elopment

Open Space Plots Green Space Open Space

Public open space

Public (ownershi p)

Built Use The site has predominately commercial built use. There is a presence of multiple housing typologies ranging from high rise towers, MHADA housing to chawls.

Abandoned Commercial Mixed Use Built Use Abandoned Residential C ommercial Mixed Use Residential Unidentified Unidentified

Page 30

SITE ANALYSIS Street Character And Activity Mapping

MHADA Housing

Public Toilet

Birla Sales Oﬃces

Corporation school

3 upcoming towers 60 ﬂoors

Chawl street

1 Bifurgated footpath

Temple

Cotton Mills housing scheme

Upcomig Bridge

4 Peninsula compound street

3 Lower Parel Station

Thelas

Market Street

Pandurang Bundhkar Road

NM Joshi Road

Market Street

Sub arterial road with active vehicular and pedestrian movement. One sided parking allocated. New projects coming along, 3 towers, 60 floors high each.

Sub arterial road with partial road one way traffic. Active vehicular and pedestrian network. Further meets market street with flyover alongside (under construction)

Local road with active vehicular and pedestrian network. Active market and commercial street fabric. Undergoing bridge construction

Senapati Flyover And Road

Shankar Rao Raod

Arterial road with heavy vehicular network. Flyover present

Collector streets with chawls on one side and Lodha builder’s compund wall on other.

Urban Regulation and Policy

2 4

People Walking Cycling Taxis Buses Cars

People in groups

Walking

Cycling

Taxis

Buses

Cars Page 32

PART C MASTER PLAN

Urban Regulation and Policy

The exercise intended to initially conceptualise a plan that manifests the vision and goals discussed. Street network, plot size, block size, green spaces are also to be taken in consideration. Further the existing built regulations (constrains) were applied to the plan to achieve a new master plan.

Page 34

Master Plan Free Design

Urban Regulation and Policy

Page 36

Master Plan Constrain Design

Urban Regulation and Policy

Page 38

PART C BUILT REGULATIONS FREE AND CONSTRAIN DESIGN

Urban Regulation and Policy

CHANGE THE GAME The Urban Rule Book

In this project regulations and policies act as game changers, trigger points or initiators to create built and open environments. Today, the regulations are framed such that build form is the central player while public space shapes around it. This project explores the possibility of having dynamic spaces and functions through regulations, thus making it an “urban rule book”.

Free Design: Initially each urban condition is to be thought of and designed. FSI, margins, building heights and a such kit of parts of self designed regulations are to be applied to a specific urban condition. Constrain Design: The same urban conditions are to run through the existing regulations and policies designed by Indian government.

Page 40

FREE DESIGN

URBAN CONDITIONS Master plan

URBAN CONDITION 1

URBAN CONDITION 2

URBAN CONDITION 3

Residential

Commercial

Residential+Commercial

Commercial

Residential

Pedestrian Corridor

Mill Lands

Mixed Use

Institutional

Recreational space

Inclusive Housing

Urban Regulation and Policy

CONSTRAIN DESIGN

URBAN CONDITION 1

URBAN CONDITION 2

URBAN CONDITION 3

Residential

Commercial

Residential+Commercial

100m

200m

Page 42

PART C BUILT REGULATIONS

Urban Regulation and Policy

URBAN CONDITION 1

Page 44

URBAN CONDITION 1 Residential

Pedestrian Corridor

Design Intent

Arterial Street

Key Plan

Land Use

On the periphery of the neighborhood park all the plots are residential, opening into the local road. 1. The regulations are visioned to respond the central green space. Building elements such as staircases and setbacks are regulated opening towards the pedestrian corridor. 2. Inclusive housing is proposed to have mixed unit sizes ranging from 35 sq. m. upto 160 sq. m.

Urban Regulation and Policy

Residential

FREE DESIGN

Plan and Function

Outdoor Sports Area

Local Street

Neighborhood Park

PLOT 1

PLOT 2

Built 0

60 meters

Plot 1

Plot 2

Landuse: Residential

Plot area: 18007 sq. m.

Plot area: 7827 sq. m.

Set Backs: 4.2

FSI: 3

FSI: 3.6

Built to open: 60 : 40%

Margins

Pedestrian Corridor

Private Open Space

Page 46

URBAN CONDITION 1 Residential

Plot Growth

1. Plot Plot Size: 18017 sq.m. FSI: 3-3.6 Maximum built coverage: 9008 sq. m.

2. Margins Set Back: 4.2 m. Rear, Side and front

3. Open space Minimum 50% open space on ground level

50% 50%

Pedestrian Street 47

Urban Regulation and Policy

Local Street

Arterial Street

FREE DESIGN

Explorations with ranging FSI

12 Floors 16 Floors

FSI 3

Total Built up area: 54051 sq. m.

Height: 36 meters

6 Floors

FSI 3.6

Total Built up area: 64861 sq. m.

Height: 21 meters

6 Floors 8 Floors

FSI 3.6

Total Built up area: 64861 sq. m.

Commercial

Set Back

Height: 24 meters

FSI incentive Page 48

URBAN CONDITION 1 Residential

Edge Condition

Private open space

Residential Block

Crossings at each junction

Urban Regulation and Policy

Commercial Block

Residential Block

20 m

Wider footpaths on commercial edge

Parking along comercial Seating spaces and front pause points

FREE DESIGN

Local Street The ROW of local streets is 10m with 6m carriageway. The commercial edge has been given wider footpath to accommodate more footfall with alloted seating and vending spaces.

15 m.

Private Property

Carriageway Footpath

Private Property Seating and vending spaces

Key Plan

Page 50

URBAN CONDITION 1 Residential

Local Street

Regulations Applied

Pedestrian Corridor

Key Plan

Arterial Street

Land Use

1. According to Mill Land Redevelopment Act, the land of cotton textile mills are permissible for development or redevelopment. The parcel of land shall be divided in three parts; MHADA housing, recreational ground and commercial use. 2. Inclusive housing is proposed to have mixed unit sizes ranging from 35 sq. m. upto 120 sq. m.

Private open space MHADA Housing

Urban Regulation and Policy

Recreational ground

CONSTRAINT DESIGN

Plan and Function

Neighborhood Park

Local Street

PLOT 1

PLOT 2

Built 0

60 meters

Plot 1

Plot 2

Land-use: Residential

Land-use: Recreational ground

Plot area: 14990 sq. m.

Plot area: 7709 sq. m.

Margins

Pedestrian Corridor

Private Open Space

Set Backs: FOS: 9 m Side and Rear: 5 m FSI: 4 Open space: 8%

Page 52

URBAN CONDITION 1 Residential

Plot Growth

1. Plot Plot Size: 14990 sq.m. FSI: 4 By the Mill land redevelopment act the plot is allocated for MHADA Housing.

2. Margins Set Back: 5 m. Rear and side FOS: 14 m.

3. Open space Minimum 8% open space on ground level

Pedestrian Street 53

Urban Regulation and Policy

Local Street

Arterial Street

CONSTRAINT DESIGN

Ground Coverage: 7473 Total Built up area: 59960 sq.m.

H3 H2

H1: 18 m.

H2: 54 m.

H3: 60 m.

H4: 60 m

H5: 24 m

6 Floors

18 Floors

3 Floors

20 Floors

8 Floors

By regulation the building heights respond to the street the building is abutting thus giving varying heights.

Mixed Use

Set Back

LOS Page 54

URBAN CONDITION 1 Residential

Edge Condition

Residential Block

Commercial Block

Recreational Ground

By Mill Land Redevelopment Act

20 m

Public space

Urban Regulation and Policy

Continuous Footpaths

CONSTRAIN DESIGN

Local Street The ROW of local streets is 10m with 7m carriageway. A 14 front open space looks into the street but is disconnected from it.

Private Property

7 10

Private Property (FOS) Footpath

Private Property (Side Margin)

Key Plan

Page 56

PART C BUILT REGULATIONS

Urban Regulation and Policy

URBAN CONDITION 2

Page 58

URBAN CONDITION 2 Commercial

Sub Arterial Street

Design Intent

Local Street

Key Plan

Arterial Street

Land Use

Responding to the existing conditions on site, this block is proposed as a commercial sector. The connectivity from arterial and sub arterial road makes it an active block. Commercial areas are prime spots for public interactions. The idea is to monitor these interactions through regulations. Continuous public spaces that are in collaboration with private properties can be designed. (Privately owned public spaces are one way of such approaches) Commercial 59

Urban Regulation and Policy

FREE DESIGN

Plan and Function

Sub arterial Road Privately owned public spaces (POPs) PLOT1

Arterial Road

PLOT 2

PLOT 3

Recreational Space under bridge PLOT 4

Existing flyover

Built 0

Margins

60 meters

Pedestrian Corridor

Plot 1

Plot 2

Plot 3

Plot 4

Landuse: Commercial

Land-use: Commercial

Plot area: 8581 sq. m.

Plot area: 9478 sq. m.

Plot area: 15193 sq. m.

Plot area: 16800 sq. m.

Set Backs: 3

FSI: 10

FSI: 11

FSI: 10

Built to open: 60 : 40%

Built to open: 60 : 40% Page 60

URBAN CONDITION 2 Commercial

Plot Growth

1. Plot Plot Size: 16800 sq.m. FSI: 10-12 Maximum built coverage: 8400 sq. m.

2. Margins Set Back: 3 m. Rear and front Build form must be built to line one of the edges that are connected to local street. Equivalent floor space given as FSI incentive

3. Open space Minimum 40% open space on ground level

40% 60%

Pedestrian Street 61

Urban Regulation and Policy

Local Street

Arterial Street

FREE DESIGN

Explorations with ranging FSI

20 Floors

FSI 10

Total Built up area: 16800 sq. m.

Height: 84 meters

11 Floors

FSI 12.1

Total Built up area: 221380 sq. m.

Height: 42 meters

25 Floors

FSI 12.7

Total Built up area: 214000 sq. m.

Height: 109 meters

If podium is incorporated then podium must be maximum upto 5 floors with a setback of minimum 3 meters along the periphery of the built.

Commercial

Set Back

FSI incentive Page 62

URBAN CONDITION 3 Commercial+Residential

Edge Condition

Commercial Block

POPs 0

Multi user arterial road with slower lanes running through the middle

Urban Regulation and Policy

20 m

To achieve height up to 35 floors 10% of open space must be alloted for POPs in commercial buildings

Defined landscape (hard and soft scape)

POPS

FREE DESIGN

Sub Arterial Street The ROW of arterial streets is 21 m with 12m carriageway. A central slower lane is introduced for intermediate movement. The compound walls of commercial blocks are maximum to be kept 0.9 m.

6 22

15 m.

Private Property Carriageway POPS

Footpath and cycle track

Carriageway

Green Buffer

Key Plan

Page 64

URBAN CONDITION 2 Commercial Sub Arterial Street

Regulations Applied

Local Street

Key Plan

Arterial Street

Land Use

1. Building regulations for commercial land use such as; allotting width of margins according to height and length of the building. 2. Applying function specific regulations such as for cinemas and theaters. 3. Street design according to the width of the road.

Commercial 65

Urban Regulation and Policy

CONSTRAINT DESIGN

Plan and Function

Sub arterial Road Privately owned public spaces (POPs) PLOT 1 Arterial Road

PLOT 2

PLOT 3

PLOT 4

Existing flyover

Built 0

Margins

60 meters

Pedestrian Corridor

Plot 2

Plot 1

Plot 3

Plot 4

Landuse: Commercial

Landuse: Commercial (Cinema and theaters)

Landuse: Commercial

Plot area: 9478 sq. m.

Plot area: 8581 sq. m.

Set Backs: 4.5 Side and rear

Set Backs: FOS: 9 m Side: 4.5 m Rear: 5m

FSI: 3

Open space: 20%

Plot area: 15193 sq. m. Set Backs: FOS: 10 m Side: 6 m Rear: 8m FSI: 3 Open space: 20%

Plot area: 16805 sq.m. Set Backs: FOS: 10 m Rear and 4.5m

Side:

FSI: 3 Open space: 20% Page 66

URBAN CONDITION 2 Commercial

Plot Growth

1. Plot Plot Size: 16805 sq.m. FSI: 4 According to Mill land redevelopment act FSI 4 will be applied to the plot

2. Margins Set Back: 4.5 m. Rear and side FOS: 10 m. (According to building length)

3. Open space Minimum 25% open space on ground level, minimum 12 m wide from edge of the road.

Pedestrian Street 67

Urban Regulation and Policy

Local Street

Arterial Street

CONSTRAINT DESIGN

Ground Coverage: 10156 Total Built up area: 67220sq.m.

Building Height: 29.4 m.

Commercial

Set Back

LOS Page 68

URBAN CONDITION 2 Commercial

Edge Condition

Residential Block

20 m

Larger carriageways to proritise private vehicles

Urban Regulation and Policy

Commercial Block To utalise the maximum land the POPs is replaced by building blocks

CONSTRAIN DESIGN

Sub Arterial Street The ROW of local streets is 21 m with 18m carriageway. As the carriage way is wide and no building set backs are present, built is disconnected from the street.

Private Property Private Property (FOS)

2 2

Private Property Carriageway

Key Plan

Page 70

PART C BUILT REGULATIONS

Urban Regulation and Policy

URBAN CONDITION 3

Page 72

URBAN CONDITION 3 Commercial+Residential

Arterial Street

Design Intent

Pedestrian Corridor

Key Plan

Sub Arterial Street

Land Use

Commercial areas are prime spots for public interactions. The idea is to monitor these interactions through regulations. The pedestrian corridor runs parallel to the arterial road, the idea is to bring the pedestrian footfall towards the corridor.

Mixed Use

Urban Regulation and Policy

Commercial

FREE DESIGN

Plan and Function

Flyover start

POPs

Arterial Road

PLOT 1

PLOT 2

Pedestrian Corridor

Sub arterial road PLOT 3

PLOT 4

Built 0

Margins

60 meters

Pedestrian Corridor

Plot 1

Plot 2

Plot 3

Plot 4

Landuse: Commercial

Plot area: 10249 sq. m.

Plot area: 4586 sq. m.

Plot area: 15587 sq. m.

Landuse: Commercial+ Residential

Set Backs: 3 m and one edge built to line

Set Backs: 3 m and one edge built to line.

Set Backs: 3 m and one edge built to line

Permissible FSI: 12

Built to open: 60 : 40%

Plot area: 11455 sq. m. Set Backs: 3 m and one edge built to line. Permissible FSI: 9 Built to open: 60 : 40%

Page 74

URBAN CONDITION 3 Commercial+Residential

Plot Growth

1. Plot Plot Size: 11426 sq.m. FSI: 7-9 Maximum built coverage: 6855 sq. m.

2. Margins Set Back: 3 m. Rear and front Buildform must be built to line to the edge that is connecting to the local street. Equivalent floor space given as FSI incentive

3. Open space Minimum 40% open space on ground level

40% 60%

Pedestrian Street 75

Urban Regulation and Policy

Local Street

Arterial Street

FREE DESIGN

Explorations with ranging FSI

33 Floors

FSI 9

Total Built up area: 103095 sq. m.

Height: 109 meters

12 Floors

FSI 7

Total Built up area: 79982 sq. m.

Height: 40 meters

10 Floors

FSI 8

Total Built up area: 91408 sq. m.

Mixed Use

Set Back

Height: 90 meters

FSI incentive Page 76

URBAN CONDITION 3 Commercial+Residential

Edge Condition

Commercial Block

Wider footpaths to accommodate the footfall to pedestrian corridor

Urban Regulation and Policy

20 m

POPs as an pausepoint on the pedestrian corridor

Defined landscape (hard and soft scape)

FREE DESIGN

Arterial Street The ROW of local streets is 10m with 6m carriageway. The commercial edge has been given wider footpath to accommodate more footfall with alloted seating and vending spaces.

15 m.

Private Property

Footpath

Carriageway

Seating and vending spaces

POPs

Pedestrian Private Corridor Property

Key Plan

Page 78

URBAN CONDITION 3 Commercial+Residential Arterial Street

Regulations Applied

Local Street

Key Plan

Sub Arterial Street

Land Use

1. For two commercial plots regulation for tower like structure to define podiums at first three levels. 2. No specific regulations for mixed use plots, thus regulations for commercial plots are applied to them.

Mixed Use

Urban Regulation and Policy

Commercial

CONSTRAINT DESIGN

Plan and Function

Flyover start

POPs

Arterial Road

PLOT 1

PLOT 2

Pedestrian Corridor

Sub arterial road PLOT 3

PLOT 4

Built 0

Margins

60 meters

Pedestrian Corridor

Plot 1

Plot 2

Plot 3

Plot 4

Landuse: Commercial

Plot area: 10641 sq. m.

Plot area: 5670 sq.m.

Plot area: 15431 sq. m.

Landuse: Commercial +Residential

Set Backs: FOS: 13 Side and rear: 4.5

Set Backs: FOS: 9 m Rear and Side: 4.5 m

Set Backs: FOS: 13 m Rear and Side: 4.5 m

FSI: 3

Open space: 20%

Plot area: 10629 sq.m. Set Backs: 4.5 FSI: 3 Open space: 20%

Page 80

URBAN CONDITION 3 Commercial+Residential

Plot Growth

1. Plot Plot Size: 10629 sq.m. FSI: 3

2. Margins Set Back: 4.5 m. Rear, Front and side

3. Open space Minimum 25% open space on ground level

Pedestrian Street 81

Urban Regulation and Policy

Local Street

Arterial Street

CONSTRAINT DESIGN

Ground Coverage: 1170 Total Built up area: 42516 sq.m.

H1: 41 m.

H2: 11.4 m.

13 Floors

3 Floors

Mixed Use

Set Back

LOS Page 82

URBAN CONDITION 3 Commercial+Residential

Edge Condition

Commercial Block

20 m

Use of commercial blocks

Urban Regulation and Policy

Commercial Block

Restricted pedestrian corridor

CONSTRAIN DESIGN

Arterial Street The ROW of local streets is 24 with 14m carriageway. The pedestrian corridor is sitting between two private properties cutting off it’s connection with the street.

14 24

Private Property (FOS) Footpath

Private Property (LOS)

Private Property (Side Margin)

Carriageway Pedestrian Corridor

Key Plan

Page 84

PART C COMPARISON AND CONCLUSION

Urban Regulation and Policy

This exercise summarises the urban conditions physically by analysing them through different parameters. Further non-negotiable and approach towards policy making is concluded.

Page 86

Comparison| Master Plan

Urban Regulation and Policy

Page 88

Comparison | Built Residential

Commercial

Free Design

Constrain Design

Free Design

Height Range: 21-36 meters

Height Range: 9-24 meters

Density Achieved: 1316 Household

Density Achieved: 1180 Household

Building Coverage: 39%

Building Coverage: 14 %

Free Design

FSI

Height Range: 84-109 meters

Building Coverage: 21%

Constrain Design

Building Coverage

Building Height

Density

FSI

Building Coverage

Analysis The changing FSI in free design did not affect the density achieved but gave opportunity to accommodate higher densities. In residential condition (UC1) the FSI even if is lower than constrain, it achieved higher density because of the ground coverage. In mixed use plots (UC3) as well the densities achieved show that higher ground coverage values have higher densities. Thus, along with FSI it is the ground coverage as well that defines the volumes. 89

Urban Regulation and Policy

Residential+Commercial Constrain Design

Height Range: 42-75 m.

Free Design

Constrain Design

Height Range: 30-100 meters

Height Range: 9-39 meters

Density Achieved

1188 Household

595 Household

Building Coverage: 25%

Building Coverage: 33%

Building Coverage: 30%

Building Height

FSI

(Mixed Use Plot):

Building Coverage

(Mixed Use Plot):

Building Height

Density

Non Negotiable Defining minimum ground coverage is must in the regulation. Currently clear open space, built area and margins are defined that shape the ground coverage, but this leads to high rise structures that leave huge open spaces that many a times are used for parking.

Page 90

Comparison | Open Space and Edge Condition Residential

Commercial

Free Design Private open space

Constrain Design

Free Design

Public open space

26%

40%

25%

73%

75%

59%

Edge Condition

Local Street

Sub Arterial Street

Differing heights of compound walls

Underutilised FOS

Set backs for street interaction

No connection between built and open space

Set backs for street interaction Buffer green space for pedestrian network

Analysis: Open Space

Non negotiable

Public spaces are essentially waste spaces or left over spaces because their function is not defined in the regulation. It is seen that in UC1 40% is public land but use is limited to a ground or a park.

Functional public spaces having new programs must be imagined. According to context the regulation must define the function of the public open space. POPs must be included in commercial plots.

Urban Regulation and Policy

Residential+Commercial Constrain Design

Free Design

Constrain Design

13%

10%

95%

87%

89%

Edge Condition Sub Arterial Street

No connection between built and open space

Collaboration between private and public sector to create public spaces (POPs)

Analysis: Edge Condition

Large unutilised private open spaces

Non Negotiable

The transition between public and private is defined by the multiple layers between built and open on the edge.

Constrain design specifies front open space that acts as buffer but largely becomes left over space.

Constrain design specifies front open space that acts as buffer but largely becomes left over space. Page 92

Non Negotiable 1. The transition between public and private is defined by the multiple layers between built and open on the edge. Designing streets for not only private vehicles but for multiple users is must. Proritising footpaths, cycle tracks and such slow way lanes is one way of including them.

Antilia

needs to be on the submarine!

Access to commercial building and spill over spaces must accommodate the footfall. Compound walls must be made porous with heights responding to the function of the plot.

2. Functional public spaces having new programs must be imagined. According to context the regulation must define the function of the public open space. While allocating POPs the space must be visually accessible and the ratio of soft and hard landscape must be defined.

“Hum jahan khade ho jaate hain, line wahi se shuru hoti hain ”

Open space must be bifurcated into clear front open spaces and marginal spaces but should be functional.

3. Defining minimum ground coverage is must in the regulation. Currently clear open space, built area and margins are defined that shape the ground coverage, but this leads to high rise structures that leave huge open spaces that many a times are used for parking.

TWO MUMBAIS 93

Urban Regulation and Policy

Approach Finally, who sailed in the submarine? Cities work in multiple layers and transformation on this scale takes years. Regulations and policies are game changers in this process. They define the inter mingling of public and private realm. In Indian context policy and regulations are seen as lengthy long documents that are to be referred only by a certain group of people. Why can’t the policies be accessible to all user groups? They must be written in more interactive format that can be understood by many. The physical elements can be represented by drawing manuals or handbook that can be understood easily. Another aspect is what are policies defining and prioritising. Currently, the regulations are intensely talking about built and it’s functioning inside the plot. The FSI, build area, setbacks and margins are the starting point of the discussion right now. The open space inside the plot and that overlooks the public realm is not defined, the functions in them are not decided. Essentially, while drafting the policies the built is thought first and then the open spaces, thus making them backyards, parking lots, dump yards, basically, left-over spaces. The physical as well as social factors define the working of the city. While Mumbai is home to actors and the richest, it is also where the poorest reside. But where are they living? The policies not only define the physical leftover spaces but also the social “left-over” groups. The fringes of the cities, site next to polluted rivers become the relocation zones. The need to make livable spaces for all must be addressed through regulations. Designing public spaces that are not only gated parks but transitional open spaces such as interactive streets, innovative functions that change with time, inclusive non-motorised paths, brings in dynamics in the space. The need to think about public realm through policies is essential. After all it is on these grounds the two Mumbais in every city will meet!

Page 94

References https://www.pmc.gov.in/en/urban-street-design-guidelines-usdg https://itdpdotorg.wpengine.com/wp-content/uploads/2011/12/Better-StreetsBetter-Cities-ITDP-2011.pdf https://www1.nyc.gov/site/planning/plans/pops/pops.page: Privately Owned Public Space Overview - DCP. (2021). Nyc.gov. https://www1.nyc.gov/site/planning/ plans/pops/pops.page Leite, Carlos; Acosta, Claudia; Social Urbanism in Latin America Cases and Instruments of Planning, Land Policy and Financing the City Transformation with Social Inclusion, Volume 13, (2008). https://link.springer.com/book/10.1007/978-3-030-16012-8 Schmitz, Adrienne. Creating walkable places : compact mixed-use solutions,Urban Land Institute. 2006. Jagdale, Rohit. An Overview of Slum Rehabilitation Schemes in Mumbai, India,The University of Texas, Austin, May.2014. Urban design Guidelines:Victoria City, 2016. https: //www.urban-design-guidelines.planning.vic .gov.au/guidelines/ buildings#buildings_in_activity_centres Ministry of Housing and Urban Affairs, Government of India. (2019). Mohua.gov. in. https://mohua.gov.in/ Who.int. https://www.who.int/

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