ABSTRACT The process of the thesis project accelerates with understanding the culture of living and working spaces in Greater Bombay, India, and perpetually providing with a better structural solution encouraging stay, work, better lifestyle for the population lacking social housing facilities and yet hustling in this mega city for a living.
BY
YASHITI MUDRAS
LIVE. WORK. PLAY. A MIXED-USE FACILITY. ARCHITECTURAL DESIGN THESIS BLACK BOOK
1
LIVE. WORK. PLAY. A mixed-use facility at Mumbai Port Trust.
M s . Y A S H I T I S H I L P A S U N I L MU D R A S B. ARCH. DESIGN DISSERTATION 2019-20 EXAM NO. RE/OCT19/9040
GUIDE: AR. AMIT KADAM
P I L L A I H O C CO L L E G E O F A R C H I T E C T U R E , RASAYANI
University of Mumbai
2
PILLAI HOC COLLEGE OF ARCHITECTURE Pillai HOCL Educational Campus, HOCL Colony, Rasayani – 410 207
Certificate This is to certify that the Design Dissertation titled ‘LIVE. WORK. PLAY. – A mixed-use facility at Mumbai Port Trust’ is the bona-fide work of Ms. Yashiti Shilpa Sunil Mudras of the Final Year B.Arch. and was carried out in the college under the guidance of Ar. Amit Kadam
Signature of guide
Date: 15.11.19
Signature of Juror 1
Signature of principal
College Seal
Signature of Juror 2
3
Plagiarism Declaration
I, Yashiti Shilpa Sunil Mudras confirm that thesis titled ‘LIVE. WORK. PLAY. – A mixed-use facility at Mumbai Port Trust’, is my own work and is not copied from any other person's work (published or unpublished), and has not previously submitted for assessment eithe r at Mumbai University or elsewhere. I confirm that ALL the work submitted for assessment is my own unaided work except where I have explicitly indicated otherwise. I have followed the required conventions in referencing the thoughts and ideas of others. I understand that Mumbai University may take disciplinary action against me if there is a belief that this not my own unaided work or that I have failed to acknowledge the source of the ideas or words in my writing.
Yashiti Shilpa Sunil Mudras
Date:15.11.19
Place: Rasayani
4
TABLE OF CONTENTS CHAPTER ONE: ABOUT THE PROJECT ................................... 10 I.
ABSTRACT ................................................................... 10
II.
INTRODUCTION ........................................................... 11
III.
AIM ........................................................................... 13
IV.
OBJECTIVES .............................................................. 13
V. VI.
SCOPE ......................................................................... 13 LIMITATIONS ............................................................ 14
GUIDELINES FOR DEVELOPMENT OF BEACH RESORTS, HOTELS AND TOURISM DEVELOPMENT PROJECTS IN CRZ II. ..................................................................................................................................................... 14
V I I . M E T H O D O LO GY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 6
C H A P T E R T WO : R E S E A R C H S T U D Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 7 I.
EASTABLISHMENT AND INITIAL MOTIVE .................... 17
II.
C O N C E P T T O DA Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 8
III.
USERS ....................................................................... 19
IV.
SURVEY .................................................................... 21
V.
INFERENCE.................................................................. 27
C H A P T E R T H R EE : C A S E S T U D IE S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 8 I . A M A N O R A F U T U R E T O WE R S , P U N E , I N D I A . A M I X E D USE FACILITY. .................................................................. 28 LOCATION................................................................................................................................................... 30 CONNECTIVITY ........................................................................................................................................... 30 NEIGHBOURHOOD INFRASTRUCTURE ....................................................................................................... 31 CLIENT BRIEF .............................................................................................................................................. 32 CONCEPT .................................................................................................................................................... 33 STRUCTURE ................................................................................................................................................ 35
II.
KOHINOOR SQUARE, DADAR, MUMBAI, INDIA ............ 41
A MIXED USE COMPLEX. ................................................... 41 INTRODUCTION .......................................................................................................................................... 42
5 LOCATION................................................................................................................................................... 43 CONNECTIVITY ........................................................................................................................................... 43 NEIGHBOURHOOD INFRASTRUCTURE ....................................................................................................... 44 CLIENT BRIEF .............................................................................................................................................. 45 STRUCTURE ................................................................................................................................................ 46 STRUCTURAL SYSTEM ................................................................................................................................ 54 SERVICES .................................................................................................................................................... 55 SUSTAINAIBLE FEATURES ........................................................................................................................... 56
C H A P T E R F O U R : S I T E A N A LY S I S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 9 I.
BACKGROUND STUDY ................................................. 59
II.
HISTORY ..................................................................... 60
III.
P O R T L A N D R E S E R V A T I O N S AN D P R O P O S A L S . . . . . . . . . . 6 5
IV.
THE SITE ................................................................... 66
V.
LOCATION ................................................................... 68
VI.
PORT ACTIVITIES ...................................................... 69
VII. LAND USE DISTRIBUTION ......................................... 70 VIII. IX. X.
TRANSPORT ............................................................ 71 V E G E T AT I O N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4
EXISTING SITE CONDITION ......................................... 75
XI.
I N F R A S T R U C T U R A L T Y P O L OG Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 6
X I I . F I G U R E G R O U ND . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 7 XIII.
P O P U L A T I ON . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 9
RESIDING POPULATION.............................................................................................................................. 79 FLOATING POPULATION............................................................................................................................. 81
XIV. XV.
EXISTING SOCIAL INFRASTRUCTURE ..................... 81 EXISTING INFRASTRUCTURE FACILITIES .................. 81
X V I . P L A N N I N G P R OP O S A L S F O R T H E D E V E L O P ME N T O F T H E L A N D U N DE R M U M B A I P OR T T R U S T . . . . . . . . . . . . . . . . . . . . . . . . . . 8 5 AIM ............................................................................................................................................................. 85 OBJECTIVES ................................................................................................................................................ 85 PROPOSED LAND USE ZONE ....................................................................................................................... 85
6 XVII. URBAN DESIGN PROPOSAL FOR SOCIAL INFRASTRUCTURE ............................................................. 87 INTRODUCTION .......................................................................................................................................... 87 PROPOSALS ................................................................................................................................................ 88
XVIII. DEVELOPMENT CONTROL REGULATIONS FOR AREA U N D E R M U M B AI P O R T T R U S T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 3 Reservations and Designations: ................................................................................................................. 93 DCR Provisions FSI: ..................................................................................................................................... 93 Approach for the redevelopment .............................................................................................................. 95
REFERENCES ..................................................................... 96
7
TABLE OF FIGURES Figure 1. Chart showing number of user in each user group in percentage. ............................................................................ 20 Figure 2. Chart showing Age groups approaching Shared Spaces. .. 20 F i g u r e 3 . S l a b w it h p r o g r a m ( 1 8 m w i d e , Figure 4. Fol ds inculcated to fit on site. .......................................................... 33 Figure 5. Breaks for green connections. Figure 6. Slab with green cavities. ................................................................. 33 Figure 7. Push to create height variations Figure 8. Push for set-backs. .............................................................................. 33 Figure 9. Subtracted mass added to create Figure 10. Identity for each courtyard................................................................... 33 Figure 11. Amonara Future Towers : Site Plan ............................ 34 Figure 12. Phase-I : Site Plan ................................................... 34 Figure 13. Ground floor plan Figure 12. First floor plan .............................................................................. 35 Figure 14. Typical plan for 2 nd to 8th floors Figure 15. Ninth floor plan ...................................................................... 36 Figure 16. Tenth floor plan Figure 17. Eleventh floor plan ................................................................. 36 F i g u r e 1 8 . V o l u m e t r i c a r e a d i s t r ib u t i o n o f s p a c e s . . . . . . . . . . . . . . . . . . . . . . . 3 7 Figure 19. The courtyard view. Figure 20. Courtyard landscape night view ................................................ 37 Figure 21. View of transition of levels Figure 20. Internal v i e w o f t h e s e r v ic e c o r e . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 7 F i g u r e 2 2 . I n d o or a n d O u t d o o r m a s s / a r e a d i s t r i b u ti o n d i a g r a m . . . . . 3 8 F i g u r e 2 3 . T r a n s it i o n o f b a l c o n i e s : D i g i t a l l y r e n d e r e d v i e w ( 1 ) a n d after completion (2) ................................................................ 38 F i g u r e 2 4 . ' S c o op s ' - c o l o u r e d o p e n i n g s c o n n e c t i on b e t w e e n c e n t r a l corridors................................................................................ 40 Figure 25. Kohinoor Square Towers. ......................................... 42 Figure 26. Kohinoor Square Site Plan. ....................................... 46 Figure 27. Area distribution diagram. ........................................ 46 Figure 28. Internal green spaces and double height lobby spaces. . 47 Figure 29. Co-working spaces. ................................................. 47 Figure 30. Double height entrance lobby and Terrace garden spaces vertical distribution. ............................................................... 47 Figure 31. View within a typical apartment’s private terrace / deck design. .................................................................................. 48
8 Figure 32. Residential tower common leisure terrace area. ........... 48 F i g u r e 3 3 . V e r t i c a l a r e a d i s t r i b u t io n d i a g r a m . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 9 Figure 34. Kohinoor Square North -west Elevation....................... 49 Figure 35. Typical floor plan (6th to 24th) ................................. 50 Figure 36. Typical floor plan with refuge area. ........................... 50 Figure 37. Fire layout. ............................................................ 51 Figure 38. Typical floor Plan (25th to 47th) ............................... 51 Figure 39. Vertical circulation orientation diagram. .................... 52 Figure 40. Typical floor plan. .................................................. 52 Figure 41. Ground floor plan. ................................................... 53 Figure 42. First floor plan. ...................................................... 53 Figure 43. Second floor plan. ................................................... 54 F i g u r e 4 4 . C o l um n l a y o u t a n d S p a n d r e l b e a m s y s te m . . . . . . . . . . . . . . . . . . . 5 4 Figure 45. Combination of pile ................................................. 55 F i g u r e 4 6 .D i f f e r e n t s e r v i c e s p o s i t i o n s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 5 F i g u r e 4 7 . S e c t i o n t h r o u g h t h e e ne r g y c e n t r e t o s h o w i t s w o r k i n g . 5 6 F i g u r e 4 8 . R a i n wa t e r H a r v e s t i n g S y s t e m w o r k i n g d i a g r a m . . . . . . . . . . . 5 7 F i g u r e 4 9 . Wo r k i n g o f a t y p i c a l B l a c k w a t e r a n d G r e y w a t e r systems. ................................................................................ 58 Figure 50. Mereweather Dry Dock(1891), Prince's Dock(1880), Victoria Dock(1888), Alexandra Dock(1914), Hughes Dry Dock(1914). ........................................................................... 60 F i g u r e 5 1 . C o n s tr u c t i o n o f t h e e a s t a r m o f A l e x a n d e r D o c k f r o m reclaimed land. ....................................................................... 62 F i g u r e 5 2 . H u d g e s D r y D o c k C o n s t r u c t i o n . C o n s t r uc t i o n w o r k seemed to be never ending in the first quarter of 20th Century. .... 62 F i g u r e 5 3 . T o a c c o m m o d a t e i n c om i n g p a s s e n g e r s f r o m E u r o p e , railway tracks were laid right up to Ballard Pier. Passengers could d i s e m b a r k f r o m t h e s h i p s a n d w o ul d g e t i n t o t h e t r a i n w a i t i n g r i g h t outside the Pier. ..................................................................... 63 F i g u r e 5 4 . T h o m a s O r m i s t o n ' s P l a n o f E l p h i n s to ne L a n d a n d P r e s s C o m p a n y ' s p r o p os e d D o c k a n d L a n d E s t a t e . T h i s p l a n w a s n e x t revived for the construction of Prince's Dock. ............................ 63 Figure 55. Shift of MbPT port activities to JnPT port. ................. 64 Figure 56. Map 1- Activity rate of Port, Map 2 - Proposals. ......... 65 Figure 57. Site Plot. ................................................................ 66 Figure 58. Site Plot: Early 2000 ............................................... 66 Figure 59. Site plot: Present day scenario. ................................. 67 Figure 60. Site Plot Boundaries. ............................................... 68 Figure 61. MbPT Boundaries. ................................................... 68
9 Figure 62. Map showing MbPT Port activities in the North and South part of the port stretch. ........................................................... 69 Figure 63. Area statement for existing land use in MbPT. ............ 71 Figure 64. Pie chart showing area distribution f or existing land use p e r c e n t a g e i n M bP T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 1 Figure 65. Map showing transport facilities around the site. ........ 73 Figure 66. Map showing vegetation on and around the site. .......... 74 F i g u r e 6 7 . T y p i c a l h o u s i n g t y p o l og y a t S e w r i . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 7 Figure 68. Plan showing buildi ng heights in the site context. ....... 78 F i g u r e 6 9 . P o p u la t i o n b a s e d o n s e c t o r s i n M b P T L a n d . . . . . . . . . . . . . . . . . 7 9 Figure 70. Estimation of existing residential area. ...................... 80 Figure 71. Estimated number of slums on MbPT Land (2000 -2014 survey). ................................................................................. 80 Figure 72. Existing Social Infrastructure on the MbPT land. ........ 81 F i g u r e 7 3 . E x i s t i n g Wa t e r S u p p l y N e t w o r k . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 2 Figure 74. Existing Sewage System. .......................................... 82 Figure 75. Existing Drainage System. ........................................ 84 F i g u r e 7 6 . E x i s t i n g P o w e r D i s t r i bu t i o n S y s t e m . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 5 F i g u r e 7 7 . P r o p o s e d L a n d U s e D is t r i b u t i o n C h a r t . . . . . . . . . . . . . . . . . . . . . . . 8 6 F i g u r e 7 8 . P r o p o s e d L a n d U s e D is t r i b u t i o n P i e c ha r t . ( P e r c e n t a g e ) ............................................................................................ 87 Figure 79. Norms adopted for planning the social -infrastructure at the waterfront area. ................................................................. 88 F i g u r e 8 0 . A w e l l d e s i g n e d s p a c e i n t e g r a t i n g m u l ti p l e u s e r g r o u p s and uses. ............................................................................... 89 Figure 81. Typical block form for commercial and mixed use purpose. ................................................................................ 90 Figure 82. Street view depicting 'Transit Oriented Developme nt'. . 90 Figure 83. Conceptual design of Recreational Park and Tourism promoting garden. ................................................................... 91 F i g u r e 8 4 . C o n c e p t u a l i s a t i o n o f T h e m e d S t r e e t s f o r Wa t e r F r o n t Development. ......................................................................... 92 Figure 85. Conceptualisation of Central Business District. ........... 92
10
CHAPTER ONE: ABOUT THE PROJ ECT I.
ABSTRACT
The process of the thesis project accelerates with understanding the culture of living and working spaces in Greater Bombay , India, and perpetually providing with a better structural solution encouraging stay, work, better lifestyle for the population lacking social housing facilities and yet hustling in this mega city for a living. The idea is to create a space that encourages co -living, coworking,
entertainment
educational
growth
and
and
interactive
hence
inversely
spaces helping
for
social
growth
and
economic
growth
and
maintaining the life of the city’s business hubs and social culture in a more convenient way while the population livi ng a quality life, simultaneously, remains balanced. The project suggests a programme based structure that will focus on all the aspects, all together to find one ultimate solution to it, all at one place leading to growth of various factors including self -betterment and standard of living. This project implementation will help maintaining the city’s skyline and will promote vertical growth throughout the project while working against the issue of area crunch with a positive approach.
11
II.
INTRODUCTION
Living spaces in greater Bombay are at a premium, as the population is of 20 million people. Greater Bombay possesses houses in various shapes, sizes, heights, utility, etc., from chawls with people adjusting to the situation they are in, to apartments with a great range of facilities to provide. The living spaces hold nuclear families, bachelorettes, bachelors, couples, joint f amilies, senior citizens, etc. T his city has known what ‘fitting like a glove’ mean s and hence, people here, are fami liar to adjusting themselves in all kinds of transitions regarding the availability of brown field surface area in the city for residing purpose. This rising demand for provision of accommodation facility is the effect of ‘urban sprawl’.
Urban sprawl, also called sprawl or suburban sprawl, the rapid expansion of the geographic extent of cities and towns, often characterized by low -density residential
housing,
single-use zoning,
and
increased
reliance
on
the
private automobile for transportation. Urban sprawl is the effect of the need for one to achieve exclusive standard of living, employment, wealth and luxury in this fast growing world. Hence, the growing population is aiming at fast growing cities like Mumbai for the increment in the bar set for their achievements. The population density of Mumbai is approximately 73,000 per square mile, which makes Mumbai one of the most densely populated cities in the world. Because land is at such a premium, residents of Mumbai frequently live in cheap, cramped housing far from work, leading to long commutes on the city’s busy mass transit system . The city relies heavily on public transport with about 80% of all motorized trips being undertaken on public rail and bus services but
majorly use of private vehicles le ading to environmental
problems. The thriving and eager population is categorised in different user groups in the city, who’re in their element of seeking opportunities to outgrow the present economic and social growth. Majority of this mass includes students, employed, unemployed, freelancers, etc.
12
Today, the younger aged groups are witty and more decisive towards issues and are at tip-toed with alternatives to avoid disrupts in the procedure. As observed, there is an adverse effect of population and economic growth on everything and everybody. As a result, regarding dwelling and property related investments, it could be an upcoming trend where, soon for the youth investing economy in residential spaces wouldn’t be of any benefit due to the increased prices, diversity of scope of work and its easy availabili ty, lack of economy and urge to socialise; promoting a scope for introducing an architectural and socio-cultural solution to it.
The function of a Co -working or Co-living space is to sustain flexible spaces which offer variations according to the requirements of the users. In Mumbai, there have been many companies which tried to bring this concept of ‘Shared Spaces’ in existence but couldn’t be the ultimate example of a ethical shared space. The increment in the congestion throughout the city is the reaso n why one needs to have a place where the aim of LIVING and WORKING happens without any restrictions and waste of time and any kind of energy and also without harming the environment but only interaction and exchange of ideas inversely prompting and contri buting to economic, social and cultural growth in a part of the city.
‘Live. Work. Play.’, the architectural solution , introduced to terminate all the drawbacks generated due to the increase in population and could be one ultimate design that will help reduce environmental drawbacks, comfort the users
by
favouring
the
materialistic
needs,
encouraging
and
providing
economical flexibilities yet promoting the functionality all in one place.
13 III.
AIM
To provide with an affordable structural solution encouraging co-living, coworking, entertainment, education and interactive spaces for social growth and hence inversely helping economic growth, to only provide better lifestyle for the part of population that have no such provision built under social amenities and are yet hustling in this Big City.
IV.
OBJECTIVES 1. To develop a space encouraging co -working, co-living, entertainment and educational facilities, under one roof. 2. To promote socio-cultural spaces in Indian context. 3. To acknowledge the users with the pros of the concept of ‘shared spaces’. 4. To introduce a 24 hrs open facility. 5. To promote affordable rental schemes for all types of users. 6. To introduce a night study/working centre and a library for all. 7. To introduce sleeper cells for commuters. 8. To promote self-sustaining program for the economic stability of the facility. 9. To create a space that helps to eliminate the classification of population based on economic weaknesses and promotes ‘Equal Facilitation’ for all.
V.
SCOPE 1. To provide a mixed-use structural solution to promote ‘shared spaces’ within
the
commercial
and
residential
sectors,
simultaneously,
encouraging entertainment and educational facilities . 2. To provide a platform which can help to eradicate the economical differences generated between the users and promote social and cultural growth of the users. 3. To create alternative spaces solution, for the commuters as well as other user groups encouraging their routine through a program based platform.
14 4. To develop a place that engages the visitors, students, commu ters, residents, etc. in activities for their development and provides the best environment for performing i t.
VI.
LIMITATIONS
Development of vacant plots in designated areas for construction of beach resorts or hotels or tourism development projects subject to the conditions or guidelines given in the DCR.
GUIDELINES FOR DEVELOPMENT OF BEACH RESORTS, HOTELS AND TOURISM DEVELOPMENT PROJECTS IN CRZ II. Construction of beach resorts or hotels in designated areas of CRZ -II for occupation of tourist or visitors shall be subject to the following conditions, namely: -
(i)
construction shall be permitted only to the landward side of an existing road or existing authorized fixed structures;
(ii)
live fencing and barbed wire fencing with vegetative cover may be allowed around private properties subject to the condition that such fencing shall in no way hamper pu blic access to the beach;
(iii)
no flattening of sand d unes shall be carried out;
(iv)
no permanent structures for sports facilities shall be permitted except construction of goal post s, net posts and lamp posts;
(v)
construction of basement may be allowed subject to the condition that no objection certification is obtained from the State Ground Water Authority to the effect that such construction will not adversely affect fee flow of groundwater in that area;
(vi)
the State Ground Water Authority shall take into considerat ion the guidelines issued by the Central Government before granting suc h no objection certificate;
(vii)
the quality of treated effluents, solid wastes, emissions and noise levels and the like, from the project area must conform to the
15 standards laid down by the competent authorities including the Central
or
State
Pollution
Control
Board
and
under
the
Environment (Protection ) Act, 1986 (29 of 1986); (viii)
necessary arrangements for the treatment of the effluents and solid wastes must be made and it must be ensured that the untreated effluents and solid wastes are not discharged into the water or on the beach; and no effluent or solid waste shall b e discharged on the beach;
(ix)
if the project involves diversion of forest land for non -forest purposes, clearance as requir ed under the Forest (Conservation) Act, 1980 (69 of 1980) shall be obtained and the requirements of other Central and State laws as applicable to the project shall be met with and approval of the State or Union territory Tourism Department shall be obtaine d.
16 VII.
M E T H O D O LO GY
To understand the need of inclusion of ‘shared -spaces’ in a ‘mixed-use’ facility, it is necessary to know the present scenario and how we came onto it. Accomplishing that would require a research module solely focused on the history of same and gathering information on various methodologies adopted by the indigenous and world -wide as well in context to site. To revive the existing structural facilities based on book case studies and reports and understanding their failings to come up with a plan of action. Also , understanding the workings of a building centre and its requirements to mak e a program suitable to the context of the site chosen. To document live case study to understand the working of centres with reference to their context and other bodies with similar objective. The study of existing places practicing similar activities and identifying the scope of sustainable practices that can be undertaken through the project in context to the site. To accomplish that a rigorous research in the field of such buildings and the drawing up parameters based on the conclusions from the steps taken above is necessary. The final step is dedicated to understanding the s ite and justifying the need of a social infrastructure in the area based on the community interests and uplifting point of views to promote the interests of the population in that area. It also involves the study of materials already being used on site.
17
CHAPTER TWO : RESEARCH STUDY MIXED USE FACILITY
I.
EASTABLISHMENT AND INITIAL MOTIVE
A mixed use development is said to be a development that is a combination of different typologies like residential, commercial, business, entertainment, social infrastructure and institutions, assembly buildings, etc. with different allocated land use
program
put together under one roof to make the
facilitations at ease for the users.
There could be various variations of the resulting structure. For example, apartments or condos located in the upper floors of a multi -story building, with commercial space such as restaurants or stores on the ground floor, would be mixed-use. You could also locate several types of businesses, such as law firms or tech companies, in that same building. Some var iations include a grocery store and other businesses in one part of a project with townhouses in a nearby section. The key point to keep in mind is that multiple types of land use are close to each other.
The concept of mixed use development of a facility serving residing, working and entrainment amenities all under one roof, came into existence while I experienced a problem regarding special crunch in my own apartment. The idea of creating a ‘shared space’ equipped infrastructure came up because one night when I had to work, I had the lights on and everybody else in the room were disturbed but couldn’t help as there are no ‘night working safe places’ around in Mumbai to go to. In order to suffice the needs of users of all the age groups regarding having a potential place to perform all kinds of activity and having a place where a culture of acceptance and all the professions and cultures would be encouraged came up.
18 II.
C O N C E P T T O DA Y
Today, there are many countries that are marketing such ‘shared spaces’ concept all over the world. In India major cities like Bangalore, Pune, Mumbai, Hyderabad, Indore, Jaipur, Delhi and Dehradun have proposed the ‘shared space’ concept portraying their interpretation through its structural form or interior design.
The concept followed today is based on market value of the structure than that of the facility it provides the users with for comfort. The co-working and cohousing spaces generally facilitates user friendly equipped spaces on personal and private level mostly sporting community spaces. There are many famous co-working and co-living spaces, each sporting a variable concept with re spect to the users, locality and the purpose for which all the respective functions are inculcated in it. Concept followed by mix ed use shared spaces today is -
1. Today co-working spaces publish es offers introducing different flexible utility programs through social media networks or telecommunication attracting users. 2. Co-working spaces offer variations in spatial requirements that at tract users in this area crunch crisis seen now -a-days. 3. Co-working
spaces
also
provide
co -housing
facility
with
all
the
amenities in common and personal as per demand. 4. Shared spaces are made to be flexible considering all the factors like economy, age groups, requirements and functionality. 5. The motive of these shared spaces is to promote social activities as well as support the edutainment and employment based activities. 6. Spaces provided are: •
Co-Working spaces •
Private studio
•
Private suite
•
Lounge membership
•
Team meeting rooms
•
Board meeting rooms
19
•
III.
•
Interview rooms
•
Workshops
•
Virtual office space
•
Event spaces
•
Designated desk
•
Shared desk
•
Community kitchen and necessary other services
Co-Housing spaces •
Large community spaces
•
Living room
•
Community kitchen
•
Bedrooms
•
Guestrooms
•
Terraces
•
Shared entertainment room
•
Community leisure spaces
USERS
The shared spaces are made to be flexible for all the users. Users of shared spaces are categorised like -
WORK •
Employed
•
Unemployed
•
Freelancers
•
Student
•
Small private start-up companies
20
Figure 1. Chart showing number of user in each user group in percentage.
AGE GROUP •
16-18 years
•
19-25 years
•
26-35 years
•
36+ years
Figure 2. Chart showing Age groups approaching Shared Spaces.
A l s o , u s e r s c o n s i d e r i n g o t h e r c r i t e r i a t h a t a r e b o un d t o u s e a s h a r e d space facility with respect to accommodation are • • • •
Bachelors Married Couple Nuclear families Senior citizens
21 IV.
SURVEY
A digital survey was performed t o get to a final result by knowing the users point of view about the topic, ‘LIVE. WORK. PLAY . – A mixed use facility’. The survey is a graphically represented attempt to get to a user friendly design solution and all the questions mentioned are based on t he factors that are corelated.
1. Where are you from?
2. Where else would you prefer working other than the designated work space?
22 3. How often do you work at a public utility place in a month?
4. Would you like to share one work space, with people having different career preferences than yours for a longer run or divided work spaces?
5. Would you choose to live in a community housing facility?
23 6. Have you been to a 'shared space' before?
7. Would the class of the crowd be a concern or ‘open t o all’ at the work place, works fine with you?
8. How many hours should this facility be accessible for visitors?
24
9. How often do you choose to attend a group activity held in a working / living / leisure place?
10.
Which kind of social activity would be more preferable for you?
11.
What kind of spatial amenities would you expect in your shared
work space? •
Pantry
•
Digital library
•
Vending machine room
•
Indoor and Outdoor interactive gathering space
•
Music rooms
•
Quite rooms
25 12.
How would you like your work space to feel like?
13.
How would you like the vision and movement to be at your work
space?
14.
What kind of environment would you prefer around yourself in your
work area?
26
15. Would you prefer your work station to be a like?
16. H o w m u c h d o y o u p r e f e r a p a i d / r e n t a l w o r k p l a c e w i t h a m e n i t i e s o v e r a café, food court, etc.?
17. W h a t w o u l d y o u r p r e f e r r e d p r i c e b r e a k d o w n r a n g e b e f o r a s h a r e d w o r k space? (weekly)
27 18.
What would your preferred price breakdown range be for a
shared / community living space? (monthly)
V.
INFERENCE 1 . A s h a r e d s p a c e c a n b e c r e a t e d i n a n y l o c a l i t y wh e r e t h e u s e r s demand for a facility like it and also where there is a adequate count of people that would help the institution to be self sustaining and independently worked by the members of the community. 2 . A s h a r e d s p a c e i s m a j o r l y u s e d b y s t u d e n t s , e m p l o y e d u s e r s, f r e e l a n c e r s a n d p r i v a t e c o m p a n i e s a n d h e n c e , i t i s s h o u l d h a ve all the necessary amenities as per the user requirements. As a result, the youth count covers the maximum part of shared living spaces. 3 . D o u b l e h e i g h t i n d o o r s p a c e s , b a r r i e r f r e e l a r g e s p a n f l o o r s p a c es a n d s e m i o p e n s p a c e s a r e m o s t p r e f e r a b l e f o r c r e a t i n g a s h a r ed space infrastructure. Also, vacant plots with old non -functional mill plots would be an ultimate solution considering the area crunch factors in relation w ith the topic. 4. 24 hrs. open, affordable shared facility shall be a prominent solution for maximum problem. 5. A shared space is better with a theme based construction and a l s o , i s a p p r e c i a t e d m o r e w i t h p r o v i s i o n o f v a r i a t i o n a nd flexibility in the spatial distribution and program based on user groups; their necessities and factors.
28
CHAPTER THREE : CASE STUDIES
I.
A M A N O R A F U T U R E T O WE R S , P U N E , I N D I A . A MIXED USE FACILITY.
29 INTRODUCTION Future Towers is a part of Amanora Park Town at Hadapsar, Pune, India, a community created in 2007
to encourage the development of residential
“townships” in Pune city. The Future Towers comprises 1,068 apartments & public amenities, as a part of a large scale housing development with a total of 400.000m2 and 70 acres of well-designed clean and open space comprising 3,500 apartments. The phase-I of this project was c ompleted in 2014. The apartments and facilities are interwoven and c reate a vertical city which, due to its various apartment types , offer housing to a diverse group of residents. This project is a structure resembling a landscape formation, with peaks and valleys, canyons and b ays, and grottos and caves. Its irregular geometry defines three distinct blocks and pedestrian lin ks through the building with an adjacent park. A variety of indoor and outdoor amenities and unusual spatial qualities encourages to develop a rich social li fe, creating a community.
Location: Future Towers, Amanora Park Town, Hadapsar, Pune , India Year: 2010 – 2018 Program: Mixed-use (housing, commercial space and public amenities) Design by: MVRDV Area: Phase 1 = 210,000 m² with 1,068 units Phase 1, 2, and 3 = 3,500 units Floor: 30 Storey
Parking: 49,662m2
30
LOCATION Amanora Future Tower is located on the Eastern Corridor of Pune in Hadapsar on Kharadi Bypass near Magarpatta, which is the buzzing I T Centre of Pune.
CONNECTIVITY Railways Hadapsar railway station
4.9km | 13 mins
Ghorpuri railway station
7.8km | 20 mins
Pune junction
11.3km | 26 mins
Bus stops Hadapsar bus stop
3.4km | 7 mins
Bapusaheb magarvasti bus stop
1.8km | 6 mins
Airport Pune international airport Manjari helpad
11.9km | 25 mins 2.5km | 8 mins
31
NEIGHBOURHOOD INFRASTRUCTURE EDUCATIONAL FACILITIES Amonara School
400m | 2 mins
The HDFC School
3.4km | 8 mins
The Billabong High International School
2.2km | 5 mins
HEALTHCARE FACILITIES Noble hospital Hadapsar
4.5km | 9 mins
Villoo Poonawalla Memorial Hospital
4.5km | 9 mins
ENTERTAINMENT Amanora Mall
2.8km | 7 mins
Seasons Mall
2.4km | 6 mins
32
CLIENT BRIEF Design for the Future Towers aimed to offer a better alternative to the usual principles i.e. provision of a diverse, high -quality mixture of towers alongside low-density villas followed, while still delivering apa rtments at the usual low price,
since,
competition
developments is fierce.
for
new
residents
between
different
housing
33
Figure 3. Slab with program (18m wide,
Figure 4. Folds inculcated to fit on site.
100m high).
Figure 5. Breaks for green connections.
Figure 7. Push to create height variations
Figure 6. Slab with green cavities.
Figure 8. Push for set-backs.
and openings on the lower floors.
Figure 9. Subtracted mass added to create
Figure 10. Identity for each courtyard.
CONCEPT The form of the building is a singular mountainous structure with peaks and valleys instead of a cluster of freestanding buildings , and where 1,068 apartments are unified in Phase-I. The entire development is made to be more vibrant with a mixture of different units to ensure that users from the full spectrum of India’s e xploding middle class category including young, mobile professionals who are new to the city; older, established residents; and families both large and small, all at a range of income levels could be accommodated in the building.
34 The project, to encourage the concept of reduction of the construction cost, set a decline in the number of lift cores built and combined it with corridors which in this case more economically desirable than having many towers, each with its own core and fewer corridors which reflected well.
Figure 11. Amonara Future Towers : Site Plan
Figure 12. Phase-I : Site Plan
35 STRUCTURE The total surface of the first phase is about 210,000m2 comprising of 115,000m2 housing, 8,400m2 public amenities and 49,662m2 parking . The design is based on a hexagonal grid. The 120 degree angle optimises abundant inflow of natural light and ensures a great view. The orientation of the building on the site is such that when, cut along the site’s boundaries, it forms three distinct fragments. These three fragments are the three phases of the projec t. Since, the architect chose to maintain the authentic culture of the city by portraying the Indian ‘Aangan’ (courtyard) concept in this project by inculcating 6 courtyards, around different convenience zones.
Figure 13. Ground floor plan
Figure 12. First floor plan
36
Figure 14. Typical plan for 2nd to 8th
Figure 16. Tenth floor plan
floors
Figure 15. Ninth floor plan
Figure 17. Eleventh floor plan
37
Figure 18. Volumetric area distribution of spaces.
Figure 19. The courtyard view.
Figure 20. Courtyard landscape night view
The design features 9 housing wings ranging from 17 to 30 storeys arranged around just 4 circulation cores. The slabs form a hexagonal grid, which allows for wide views from the apartments and leaves large open public courtyards at ground level. The ‘peaks ’ allow for optimized daylight conditions and the resulting inclined roofs allow for a number of exterior terraces, both private and communal.
Figure 21. View of transition of l evels
Figure 20. Internal view of the service core
38
Figure 22. Indoor and Outdoor mass/area distribution diagram.
Recessed balconies on the main facades of the residential slabs themselves hint at the diversity of the homes behind, with a mixture of normal size, double-height, double-width and even some L -shaped balconies. The strong graphical appearance created by th e balconies is accentuated by large, brightly coloured openings known as “scoops” that puncture the building’s façade to connect with the central corridor, providing public meeting spaces and cross ventilation in all communal spaces in the process.
Figure 23. Transition of balconies: Digitally rendered view (1) and after completion (2)
39
These spaces—which originated in the need to provide refuge spaces to meet the fire code requirements for long corridors— help to give a sense of “neighbourhood identity” to different parts of the building, with each scoop designated for a different activity (such as yoga or mini golf) or for a different type of resident (such as teens or toddlers).
40
Figure 24. 'Scoops' - coloured openings connection between central corridors
The courtyards below are linked by four -storey-high triangular gates, creating a 500-metre-long walk, and also feature different uses, with some designated for play, and others for sport, garden spaces, and more. This impressive list of amenities was made possible by the scale of the development: With so many apartments in one project , luxury features such as a 50 -metre lap pool only add a fraction to the overall cost.
The floor plans also incorporate the principles of Vastu Shastra, the tra ditional system of architecture that has long been expected of new developments in India.
41
II.
KOHINOOR SQUARE, DADAR, MUMBAI, INDIA A M I X E D US E C O M P L E X .
42 INTRODUCTION Kohinoor Square is a result of mixed use development that has emerged as the new trend in global cities. Ko hinoor Square has put Mumbai on the world stage by keeping pace with this new paradigm shift in urban living. This iconic design has a sprawl across 2.6 million sq. ft. on the 5 acres of land while has earned the status of housing one of India’s tallest commercial towers. Kohinoor Square is 203m tall, 52 storied diamond shaped tower with panoramic views of a stretch of southern part of Mumbai City, panning over the Arabian Sea, the Northern Suburbs and the Eastern Port. It is one of the first
skyscrapers
in
India
to
achieve
a
LEED
gold
rating
for
environmental sustainability. The Kohinoor Square complex comprises of a mixed use commercial
and a residential skyscraper. Houses, hotels,
residences and a high-end shopping malls are also a part of the mixed use building. A 4-storey high entrance lobby , with a vertical circulation core in the centre. The combination of Post Tension and Flat Slab structural design enables a column-free floor plate averaging 20,000 sq. ft. The location plays a big role in bestowing the high end status to this property. It is accessible with ease from both Eastern and Western Express H ighways as well as Dadar railway station, offering access to Western and C entral railway and also the upcoming metro station makes it worth it.
Figure 25. Kohinoor Square Towers.
43 Location: Kohinoor Square, Dadar, Mumbai, India. Project Status: 2009 - Ongoing Program: Mixed-use (housing, commercial space and public amenities) Design by: SSA Architects Area: 2.6 million sq. ft. Floor: Commercial mixed use building - 52 storey Parking: 2000 car parking spots
LOCATION Kohinoor Square is located at Dadar, Mumbai, India . It is geographically said to be situated at the central part of the city. It is placed at a closest proximity of Dadar Plaza Cinema Hall and Shivaji Park but also itself is one famous landmark.
CONNECTIVITY Railways Dadar railway station
1.7km | 5 mins
Matunga Central railway station
2.1km | 6 mins
44
Bus stops Ram Ganesh Gadkari bus stop
230m | 1 mins
Shivaji Temple bus stop
350m | 5 mins
Dadar Plaza bus stop
300m | 4 mins
Airport Chhatrapati Shivaji International Airport
9.1km | 1hr.45 mins
NEIGHBOURHOOD INFRASTRUCTURE EDUCATIONAL FACILITIES Balmohan Vidyamandir
270m | 4 mins
Podar International School
750m | 9 mins
45 HEALTHCARE FACILITIES Kelkar Hospital
200m | 3 mins
Hinduja Hospital
1km | 13 mins
ENTERTAINMENT Plaza Cinema
500m | 6 mins
Star Mall
400m | 5 mins
Nakshatra Mall
850m | 11 mins
CLIENT BRIEF The client’s brief demanded an ambience that would reflect the existing and stand
out
in
the
upcoming
infrastructure
that
possesses
sophisticated,
luxurious spaces in and around Dadar. The complex is design ed portraying a concept of a diamond. The architectural translation of this inspiration is also depicted in the interior of the structure.
46 STRUCTURE
Figure 26. Kohinoor Square Site Plan.
Figure 27. Area distribution diagram.
47 Commercial building 52 floors, 203 metres. The first five floors are used for a high -end shopping mall and the remaining 47 floors of the main building is utilized for a commercial offices and five star hotel. The building comprises of 40 elevators and 12 escalators. The building’s total floor spac e is 2,120,000 sq. f.t., with an average area of 40,000 sq. ft. per floor plate and has an average height of 3.8 metres per floor. The main building houses spacious lobb y and double height landscaped sky g ardens and a double height terraces with floor to c eiling glazing on every alternate floor to act as tranquil and refreshing breakout zones.
Figure 28. Internal green spaces and double height lobby spaces.
Figure 29. Co-working spaces.
Figure 30. Double height entrance lobby and Terrace garden spaces vertical distribution.
48
Residential building 35 floors, 142 metres. The first 15 floors of the residential building will be used as a parking garage for both the buildings, and the remaining 20 floors will be residences. The building comprises of 8 elevator. The building also comprises of terrace gardens in every apartment as well as one common green terrace space.
Figure 31. View within a typical apartment’s private terrace / deck design.
Figure 32. Residential tower common leisure terrace area.
49
Figure 33. Vertical area distribution diagram.
Figure 34. Kohinoor Square North -west Elevation.
50 COMMERCIAL TOWER The Central Core is surrounded by office spaces. There are segregated office space from 6th to 14 floor. Toilets for every individual office is provided. Also, common toilets are provided on each floor. Refuge floors are also provided after every certain number of floors as per DCR norms.
Figure 35. Typical floor plan (6th to 24th) DCR RULE In case of high-rise building more than 30m then first refuge floor
shall
be
provided at 24 m or first habitable floor whichever is higher. Thereafter, at every seventh floor.
Figure 36. Typical floor plan with refuge area.
habitable
51
Figure 37. Fire layout.
AHU ROOM SERVER ROOM ELECTRICAL ROOM ELEVATORS ON EACH FLOOR ELEVATOR LOBBY ELEVATOR (not serving every floor) MALE WASHROOM FEMALE WASHROOM STAIRCASE SERVICE ELEVATOR
Figure 38. Typical floor Pl an (25th to 47th) Central core consists of: 3 Lobbies of 6 lifts and 1 lobby of 4 lifts serving 52 floors. 1 lobby of 4 lifts serving the offices from 6th to 14th floor. 1 lobby of 6 lifts serving the offices from 6th to 24th floor. 2 lobbies of 6 lifts serving the upper floors of buil dings 25th to 52th floors. Spaces between the lifts where the lift lobby is not provided are used as toilets. 2 staircases are also placed in the core. Service lifts are provided throughout the building.
52
Figure 39. Vertical circulation orientation diagram.
RESIDENTIAL TOWER 13 stories of parking is provided in below floors. Residential facilities are provided on 19 floors (above 13 parking) 132 residential units - 8 units on each floor. At top 4 floors - 4 units on each floor. Central Core - 3 lifts and 1 service lift are provided. Figure 40. Typical floor plan.
2 Stairs are also placed in the core.
53 RETAIL TOWER Ground
floor
comprises of retail shops
(including
AHU
room),
commercial atrium, food court, toilets, substation, entrance lobby of residential
tower,
reception waiting hotel
and area
of and
commercial tower.
Figure 41. Ground floor plan.
First comprises retail (including
floor of shops AHU
room), restaurants toilets.
Figure 42. First floor plan.
and
54
Second
floor
comprises retail (including
of shops AHU
room), restaurants, kitchen
and
toilets.
Figure 43. Second floor plan.
STRUCTURAL SYSTEM The structure consists of a concrete core and post tensioned concrete slab and spandrel beams. The average centre to centre distance between the columns is 9.5m . Column size is 1.8x1.8m. The tube system concept helps the building resist lateral force. The assembly of columns and beams form a rigid frame that amounts to a dense and strong structural wall along the exterior façade of the building.
Figure 44. Column layout and Spandrel beam system.
55 FOUNDATION
Figure 45. Combination of pile and raft foundation.
Combination of pile and raft foundation is used for the construction of foundation for the structure. It is a geotechnical system that combines the bearing effect of both foundation elements rafts and piles. In several design cases, the piles are allowed to yield under the design load. Although the load capacity of the pile is exceeded, the pile raft foundation can hold additional loads with controllable settlement. Thus, accurately determining the settlement of the foundation is critical.
The role of raft and the role of piles in combination should be considered with respect to the foundation’s components. SERVICES
Figure 46.Different services positions.
56 The building has energy centre which has HVAC system. The first 13 floors of the residential building are used as a parking garage for both the buildings, and the remaining 19 floors will be residences. The entire complex can accommodate more than 2000 vehicles with the help of an innovative technology such as efficient driveways and intelligent traffic management system.
Figure 47. Section through the energy centre to show its working.
SUSTAINAIBLE FEATURES SOLID WASTE MANAGEMENT
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13.
RAINWATER COLLECTION SKY GARDEN HIGH PERFORMANCE FAÇADE HIGH EFFICIENCY VENTILATION SYSTEM DAYLIGHT HARVESTING & DIMMING CONTROLS BLACK & GREY WATER REUSE INSULATION GREEN ROOF ENERGY CENTRE NATIVE ADAPTED LANDSCAPE WATER WASTE TREATMENT RECYCLING SYATEM NATURAL VENTILATION
57 The total quantities of solid waste that will be generated in the project will be 2052 kg/day. Out of which 1241 kg/day will be non -biodegradable and 811 kg/day will be biodegradable. Segregation of non -biodegradable and biodegradable garbage would be done on site. Strategies: Bio degradable garbage: Treatment in OWC (Organic Waste Convertor) . Non- biodegradable garbage: Segregation into recyclable and non -recyclable waste and disposal to authorized recyclers. STP Sludge (dry sludge): Used as manure.
RAINWATER HARVESTING SYSTEM Rain water is collected in the rain water collecting tanks. The surface run-off gets collected through proper trenches on the ground. Excess water run -off is circulated to the Municipal storm water drainage lines.
Figure 48. Rainwater Harvesting System working diagram. Strategies: Minimizing the incremental run-off from the site with the help of rain water harvesting tanks of adequate capacity. Proper management of channelization of storm water from the site by using proper internal SWD system and discharge point of having adequate capacity. Use of screens and silt traps to SWD. Proper maintenance of storm water drainage to avoid choking of drains and flooding on site. External drain of adequate capacity.
58 BLACK WATER AND GREY WATER REUSE SYSTEM Black water has come into contact with faecal matter. Faecal matter is a haven for harmful bacteria and disease-causing pathogens. Additionally, this waste doesn't break down and decompose in water fast or effectively enough for use in domestic irrigation without the risk of contamination. Grey water, on the other hand, has not come into contact with solid human waste. This greatly decreases the risk of disease and increases the speed at which it can be broken down and safely reabsorbed into an active garden or lawn.
Figure 49. Working of a typical Black water and Grey water systems. Advantages: Potable water conservation. Lower water bills. Decreased load on local sewers . Potential initiatives to meet LEED or Living Building Challenge criteria . Reduced energy use and greenhouse gas production from water treatment plants. Pozalona Portland cement has been used for construction which contains 15% fly ash. Double glazed glasses are used which in-turn save energy by reducing thermal gains and leading towards low thermal reflection. The project even focused on minor day to day life habits by including low faucet flows, dual flush toilets and other things like use of CFL bulbs or energy efficient bulbs in lobbies and other common areas, as also paid attention to landscape lighting as they believe in en ergy principles of going green and that is reflected in their aim and unparalleled commitment of LEED gold certification lightning arrestor systems is provided t o abate the impact of lightning hazard.
59
CHAPTER FOUR: SITE ANALYSIS MU MB A I P O R T T R U S T I.
BACKGROUND STUDY
One of the oldest ports in India, Mumbai Port has evolved in keeping with the changing demand and developments. Port’s cargo profile has shifted from bulk and break bulk to liquid bulk which is transported through pipelines not adding to the traffic woes of Mumbai city. Following the evolutionary trajectory, the Port Trust has now decided to create Sea Transport and Sea Tourism activities in the Port area so as to develop new facilities and tourist attractions while opening up the waterfront. For this purpose, MbPT also appointed internationally acclaimed consultant M/s HCP DPM, Ahmedabad for planning the port area to the extent of 500 ha. land. The consultant after detailed study and analysis prepared the Conceptual Master Plan for the area. The Ma ster Plan was approved by board of trustees of Mumbai Port vide resolution number 13 dated 27 04-2018. In order to expedite the planning and implementation, MbPT requested the state government to appoint MbPT as Special Planning Authority for an area of 966.30 ha. The Government of Maharashtra, in Urban Development Dept., appointed MbPT as ‘Special Planning Authority’ for an area of 966.30 Ha. MbPT has accordingly, prepared a ‘Planning Proposal’.
60 II.
HISTORY
Figure 50. Mereweather Dry Dock(1891), Prince's Dock(1880), Victoria Dock(1888), Alexandra Dock(1914), Hughes Dry Dock(1914).
61 •
From harbour to port
Till 1662 the harbour and the islands remained under Portuguese rule for over hundred years before they were transferred to British through the marriage treaty of King of England and daughter of King of Portugal in 1873. The present statutory autonomous Port Trust was set up f or administering the affairs of the Mumbai Port. The opening of the Suez Canal in 1869 revolutionized the maritime trade of Mumbai. It shifted the whole scenario of import and export trade from the East coast to the West and Mumbai port became the principal Gateway of India. The first wet dock constructed in India was the Sassoon Dock at Mumbai in 1875 followed by the Prince’s and Victoria Docks in 1880 and 1888 respectively. However, presently Prince’s and Victoria basin were filled up to convert the area as temporary stacking yard for containers in connection with ‘Offshore Container Terminal’. The Port Trust Railway from Ballard Pier to Wadala was opened in 1915. Along this railway were built grain and fuel oil depots. The kerosene oil installations were developed at Sewri and for petrol at Wadala. The Alexandra Dock, the most modern of Mumbai’s docks, was constructed in 1904 -1914 and renamed as Indira Dock in January 1972. To handle petroleum products and liquid chemicals, a jetty was constructed at Pir P au in 1923 and a new modern jetty capable of handling tankers of 47,000 displacement tons was commissioned in December 1996. A modern oil terminal at Jawahar Dweep with three berths was constructed between 1952 -1956, and the fourth oil berth capable of receiving tankers up to 1,2,000 displacement tons was constructed between 1980-1984.
62
Figure 51. Construction of the east arm of Alexander Dock from reclaimed land.
Figure 52. Hudges Dry Dock Construction. Construction work seemed to be never ending in the first quarter of 20th Century.
63
Figure 53. To accommodate incoming passengers from Europe, railway tracks were laid right up to Ballard Pier. Passengers c ould disembark from the ships and would get into the train waiting right outside the Pier.
Figure 54. Thomas Ormiston's Plan of Elphinstone Land and Press Company's proposed Dock and Land Estate. This plan was next revived for the construction of Prince's Dock.
64 •
Post-Independence
Post-independence, the Mumbai city expanded drastically and a number of suburban towns were incorporated within the city limits such as Borivali, Andheri, Malad, and Bandra. In 1960, Bombay became the capi tal of newly formed Maharashtra state. Today, Mumbai is the fourth most populous city in the world. Being one of the oldest ports in India, the Mumbai port was proving to be structurally inadequate to meet the requirements of modern cargo handling. Shallowness of the channel, congestion of roads and railways through the Mumbai city linking the port to its hinterland, as well as labour problems, including over-manning, were among the major problems ailing the Mumbai Port in the pre-reform days. As a result, the Port was simply incapable of handling the expanding volume of modern cargo directed to the west coast and there was an urgent n eed for a new port in the Mumbai region, which eventually led to the birth of JNPT in 1989. MbPT has since then, diversified to activities such as oil bunkering, export of car, etc... At present, MbPT without reducing the port activities, is concentrating more on tourism and water transport related activities such as International Cruise Terminal, Domestic Cruise Terminal, RO PAX Terminal and Marina. Mumbai Port envisages to become a major cruise destination of India.
Figure 55. Shift of MbPT port activities to JnPT port.
65 III.
P O R T L A N D R E S E R V A T I O N S AN D P R O P O S A L S The physical survey map shows either a complete closure of manufacturing industries like the
urea
factory, TATA mills etc. It
also
identifies
underused storage spaces within the port lands. The study
establishes a
decline in port activities and hence suboptimal use of port infrastructure.
Figure 56. Map 1- Activity rate of Port,
Map 2- Proposals.
66 IV.
THE SITE
LOCATION Site Location: Tata oil mills, next to MbPT ground, Sewri, Mumbai. Site Area: 17,881.95 sq. m. 4.41 acres. Site Perimeter: 611.71 m.
Figure 57. Site Plot.
Figure 58. Site Plot: Early 2000
67
Figure 59. Site plot: Present day scenario.
The site plot sums upto 4.41 acres of land area serving the purpose of the project
requirement
hence,
providing
the
perfect
site
features
for
the
development as planned. The plot boundary includes the entire area of 17,881.95 sq. m. which extends from the ‘TATA Oil Mills plot’, covering the entire land under the ‘ DAS & Co.’ plot and ends covering the ‘Hindustan Unilever Quaters’ plot. All the buildings on the site are dilapidated and are in no condition to be refurbished. Hence, the a development plan is pa ssed but yet to be approved for developing these vacant plots which neither can be retained not can be put to use for any other purpose because of the wrecked condition it is in at the present day. The site covers a small part and falls under the area where the Port Trust has now decided to create Sea Transport and Sea Tourism activities in the Port area so as to develop new facilities and tourist attractions while opening up the waterfront .
68 V.
LOCATION
The site plot is the land stretch that comes under the dilapidated ‘TATA Oil Mills’, Sewri, Mumbai, which now is no longer made use of and is one of the plots available for development. The plot position serves the best solution w.r.t. the orientation for the development that the Port Trust has now decided to create i.e. The Sea Transport and Sea Tourism activities in the Port area so as to develop new facilities and tourist attractions while opening up the waterfront .
Figure 61. MbPT Boundaries. Figure 60. Site Plot Boundaries.
69 VI.
PORT ACTIVITIES
The physical survey shows either the complete closure of manufacturing industries like the Urea factory, TATA mills, Indian oil mills, etc. or the water based activities like Fishing industries, B oat manufacturing industries, etc. Activities performed in the N orth part of the Mumbai Port Trust coastline i.e. the ‘Hay Bunder’ at MbPT: Small Industries (Steel) Small Industries (Coal) Automobile Garages Shop Owners Ship Brokers Ship Breakers Ship Builders Metal Fabricators Tile Dealers Boat Dealers Sand Dealers Spare part Dealers Restaurants Transport Agencies Crane Operators Timber Dealers Activities performed in the South part of the Mumbai Port Trust coastline i.e. the ‘Coal Bunder’ and the ‘Darukhana Port’ at MbPT: Fishery Survey of India Fishing Companies Private Boat Owners Agents Ice Factory Clearing Agents Transport Agencies Packers Cleaners Storage Areas Services for boat
Figure 62. Map showing MbPT Port activities in the North and South part of the port stretch.
70 VII.
LAND USE DISTRIBUTION
MbPT SPA area measures 966.30 Ha. This includes the 120 Ha of area under water bodies along Haji Bunder area.
71
Figure 63. Area statement for existing land use in MbPT.
Figure 64. Pie chart showing area distribution for existing land use percentage in MbPT.
VIII.
TRANSPORT
Roads: Apart from the Railways, the SPA area is well connected to rest of Greater Mumbai through several road connections. These include 16.9 km long Eastern Freeway, P. D’mello road, and Ba. Nath Pai road. These roads are today main spines of the area. Th ere are few east-west connections to the rest of the Mumbai city at different locations from north to south.
R a i l w a y : T h e m a i n a c c e s s i b i l i t y to t h e a r e a i s t h r o u g h t h e s u b u r b a n rail network. The Harbour line passes along the western boundary of t h e a r e a w h i c h c o n n e c t s C e n t r a l R a i l w a y , We s t e r n R a i l w a y a n d T r a n s H a r b o u r R a i l w a y . T h e r e a r e s i x r a i l w a y s t a t i o n s w h i c h g i v e a c c e s s to the area namely, Wadala, Sewri, Cotton Green, Reay Road, Dockyard r o a d , a n d M a s j i d . I n a d d i t i o n , a m o n o r a i l c o n n e c t i v i t y a l s o e x i s ts f r o m Wa d a l a t o C h e m b u r .
72 W a t e r w a y s : T h e j e t t y a t G a t e wa y a n d B h a u c h a D h a k k a , p r o v id e passenger services to the main land for Uran, Mandwa and Elephanta I s l a n d . R e c e n t l y d e v e l o p e d I n t e r n a t i o n a l C r u i s e T e r m i n a l , c o n n ec ts M u m b a i t o t h e r e s t o f t h e w o r l d t h r o u g h c r u i s e m o v e m e n t . O n an a v e r a g e 5 0 c r u i s e s h i p s s a i l p e r y e a r f r o m t h e I n t e r n a t i o n a l C r u i se Terminal situated at Ballard Estate. As per the study conducted by Ministry of Shipping GOI, Mumbai has a potential of nearly 700 cruises per year. A domestic Cruise service has recently started from t h e V i c t o r i a Wh a r f . P r e s e n t l y a c r u i s e i s p l y i n g o n a l t e r n a t e d a y s w i t h a capacity of 300 passengers per trip from Mumbai to Goa and vice versa. Airport: Mumbai Airport which is about 24 km away from the site ( w i t h I n t e r n a t i o n a l a n d D o m e s t i c t e r m i n a l s ) i s a n i m p o r t a n t a i r t r a f f ic n o d e o f t h e c o u n t r y . A i r t r a f f i c i n 2 0 3 1 i s p r o j e c t e d t o r i s e t o 54 m i l l i o n ( D o m e s t i c ) a n d 2 1 m i l l i o n ( I n t e r n a t i o n a l ) f r o m a b o u t 3 0 .2 million (Total) presently. A n e w I n t e r n a t i o n a l a i r p o r t i s u n d e r c o n s t r u c t i o n a c r o s s t h e s e a on t h e m a i n l a n d o f N a v i M u m b a i . On c e c o n n e c t e d b y w a t e r t r a n s p o r t t h e distance as crow flies will be 21 km. The airport is expected to start i t s o p e r a t i o n b y 2 0 2 1 . M b P T i s a ls o p l a n n i n g t o s t a r t w a t e r t r a n s p or t to the airport.
73
Figure 65. Map showing transport facilities around the site.
74 IX.
V E G E T AT I O N
Mumbai Port Trust land includes some important environmental features due to its coastal location. These features include mud flats in northern part of the area located between Kerosene Depot and Mahul Creek. This area attracts various bird species includi ng flamingos due to shallow waters that exp ose mud lands during low tides.
Figure 66. Map showing vegetation on and around the site. The open space existing as of today is very less. The percentage of open space to the total area is 1.02%. It is mainly due to the old development of the land or warehousing a nd commercial use. Most of the opens spaces are within residential areas at Wadala, Ballard Estate and Sassoon Dock.
75 X.
EXISTING SITE CONDITION
76
XI.
I N F R A S T R U C T U R A L T Y P O L OG Y
Figure Ground Plan.
Street Section AA’
77
Street Section BB’
Street Section CC’
Street Section DD’
XII.
F I G U R E G R O U ND
GROUND FLOOR PLAN
FIRST FLOOR PLAN
Figure 67. Typical housing typology at Sewri.
EAST ELEVATION
NORTH ELEVATION
78 A specific typology is majorly seen in the site context. The site is prominently used for housing and commercial purposes. The site context majorly holds temporary structures that are not solid in nature or have non promising ability to suffice the users with the benefits of a permanent shelter. The typical existing housing typology features a ground and first levels, load bearing structure. Ground level is built using brick masonry, later built is the first level as an extension for the ground level using Siphorex material. The structures
incorporates
commercial
acti vities
on
the
ground
level
and
residential space on the next level. A metal ladder connects the levels and the landing at the end of the ladder acts as a socio-interactive space between adjoining structures. The roofing for the structures is done using Asb estos sheets covered with Tarpaulin (Blue Plastic Tadpatri) sheets. The site context does not facilitate the current users with any sanitation facility.
Figure 68. Plan showing building heights in the site context.
79 XIII.
P O P U L A T I ON
The residential area within the SPA jurisdiction is very less compared to other parts of the city. Majority of the residential land is occupied by MbPT and other public offices’ staff quarters. The percentage of residential land use to the overall Planning Area is 5.17%. Since SPA area has a majority share of non-residential land use which draws in a large floating population requiring different amenities and facilities, the population assessment in this exercise has been classified into two cate gories - residing and floating.
RESIDING POPULATION The Planning Area consists of parts of MCGM ward area. The analysis document for Development Plan 2034 has given the sector -wise population and accordingly, the residential population within the Planning Area has been worked out. Alternatively, the residential population has been also worked out on the basis of existing residential area and the average density. The slum population has been worked out on the basis of the in -house survey carried out in the year 2014.
Figure 69. Population based on sectors in MbPT Land .
80
Figure 70. Estimation of existing residential area. Thus the existing estimated residing population can be considered as 1,10,450 sq. m.
. Figure 71. Estimated number of slums on MbPT Land (2000 -2014 survey).
The shift of major port activities to JNPT has led to disuse of many land parcels in MbPT area. Some of these have been encroached by slums and informal commercial establishments. These include unregulated small scale industries such as ship -breaking, marine repairs, copper and aluminium turnings, etc. Many informal scrap market s for iron and steel have also cropped up. This increase in informal commercial and industrial activities in the port lands was accompanied by the growth of slums on vacant plots. The land parcels that remained unused became havens for slum encroachments. As per the 2014 assessment the number of huts within the Planning Area are 15915.
81 FLOATING POPULATION The port activity, commercial activity, and port related activity attracts large number of people. The port itself has a floating population of 45,000 per day. Considering density of 800 pph on an area of 215.69 ha of commercial area, the additional floati ng population attracted is 1,72,552. The total population including both residential and floating is therefore nearly 3.28 lakhs.
XIV.
EXISTING SOCIAL INFRASTRUCTURE
The area under social infrastructure is also very less i.e. 0.27% of the total Planning Area. The area under social facility is less mainly due to large chunks of the land that are either not in use or in use for warehousing and commercial activities.
Figure 72. Existing Social Infrastructure on the MbPT land.
XV.
EXISTING INFRASTRUCTURE FACILITIES
Water Supply The main sources of the water supply to Mumbai city are the 7 lakes which are situated within Mumbai and Mumbai Metropolitan region. The MCGM is supplying pure drinking water within the limits of SPA @ rate 135 lpcd. The supply system is being maintained by MCGM on the public roads and within the MbPT campus the system is being maintained by MbPT.
82 Storage capacity in MbPT: There are 55 ground reservoirs and 4 elevated Reservoirs within the jurisdiction of SPA in MbPT colonies and operational area.
Figure 73. Existing Water Supply Network. Sewage System •
Collection conveyance & treatment for MbPT:
The MCGM is responsible for the sewage collection, conveyance network within MbPT area. The network was developed by MCGM & MbPT, and same is maintained by MCGM along the roads and MbPT within the premises. The sewage collected is then further connected to MCGM pipe lines at particular locations. The MCGM is responsible for the further network and treatment / discharge.
Figure 74. Existing Sewage System.
•
Sewage pumping stations:
83 Due to flat topography getting the sewage conne ctivity by gravity is difficult, hence there is one sewage pumping station at Tank Bunder Reay road, near MbPT quarters. The sewage collected from the gravity system on the upstream side leading to the pumping station further pumps the sewage to Love grove pumping station at Worli, Mumbai. There are some septic tanks installed in residential areas specifically in MbPT colonies. The overflow from these primary treatment facilities is then connected to the municipal sewer network. The capacity of the pumping station which was commissioned in the year 1996 is 9600 MT.
•
Sewage Outfalls within MbPT:
There are some outfalls from the premises leading towards the Arabian Sea or creek. These areas get flooded during high tide in monsoon and backflow from the sewage on the surface / streets is a frequent issue. The sewage disposal into natural water bodies is detrimental to the environment. The contamination of natural water bodies also affects the migration patterns of birds often leading to long term ecological da mage.
Storm Water Drainage System Except the eastern portion of the Cotton Green area majority of the area has storm water drainage systems. The out fall of the storm water is in the sea. Some of the areas at Cotton Green, Mazgaon and Wadala near the suburban railway experience flooding du ring heavy rains in monsoon.
84
Figure 75. Existing Drainage System. Solid Waste Management The MCGM is handling the solid waste generated in MbPT Estate. The solid waste is segregated at local collection centers and then transfer red to the city level treatment plants. The dry waste is recycled through private operators. The solid waste generated can be classified in two categories – a. Solid waste generated within the Docks is around 12 MT per day. b. Solid waste generated outside the Do ck area in MbPT Estate is around 50 MT per day. MbPT in association with MCGM is in the process of establishing a solid waste treatment plant with the latest technology which will segregate the total solid waste being generated with the Planning Area and recycle the biodegradable component to produce energy.
Power Distribution The power supply network has been established across the Planning Area. There are three companies who provide power in Mumbai Island city a. BEST undertaking b. Tata power Ltd. c. Maharashtra State Electricity Distribution Company Ltd. In the Planning Area power is supplied by BEST and Tata power Ltd.
85
Figure 76. Existing Power Distribution System.
XVI.
P L A N N I N G P R OP O S A L S F O R T H E D E V E L O P ME N T O F T H E LAND UNDER MUMBAI PORT TRUST
AIM Visionary transformation of Mumbai Port area into a Sea Transport & Tourism Hub as per the evolving urban fabric that can serve as a benchmark for port areas in metropolitan cities across India and elsewhere.
OBJECTIVES 1. To develop the eastern waterfront as port and sea tourism destination, 2. To promote water transport to ease the growing traffic issues of the city, 3. To make available, eastern water front facilities to residents of Mumbai, 4. To unlock commercial value of the land and assets, 5. To facilitate sustainable development, 6. To encourage development that promotes walkability through mixed land use, pedestrian and bicycle friendly streets, etc... 7. To create a flexible plan to address the changing demand of the market.
PROPOSED LAND USE ZONE Commercial Zone - The commercial zone will have predominant commercial uses with offices, retail, wholesale, go -downs and service spaces. Thus, this zone will have mixed use character by allowing residential use and service industry.
However,
warehousing
activities
of
hazardous
materials,
manufacturing and processing of chemicals, textile pr oduct shall not be
86 permissible. The commercial zone will be utilized for other sub categories such as: a. Grand Boulevard sub -zone: The Grand Bouleva rd shall be developed along the spinal arterial road along the Planning Area and is intended to be a mixed use zone with commercial uses at ground level and residential uses at upper levels with suitable urban design control to enhance and compliment the pedestrian scale. b. Business Mix 1: This sub-zone includes the central financial district, central business district, hotels and other business offices c. Business Mix - 2: It shall be a general commercial zone. d. Business
Mix
-
3:
This
sub-zone
is
envisaged
as
a
commercial
warehousing district to support the various activities requiring storage capacities. Amenities and activities supplementing the primary use i.e. warehousing will also be permitted, e.g. - parking, weigh bridge, small retail, etc. e. CGO Complex: This area is res erved for Government and PSU Offices. Under this sub-zone, uses such as civic centre , conventions centre, banks, convenience shopping, etc. are permitted. However, uses such residential, educational shall not be permitted except Guest Houses.
Figure 77. Proposed Land Use Distribution Chart.
87
Figure 78. Proposed Land Use Distribution Pie chart. ( Percentage)
This land use distribution reflects the primary objective of developing the waterfront as tourist destination by providing a large proportion of land to Port Eco-Tourism Zone to be developed mainly in the form of waterfront parks and gardens. Similarly, residential and commercial zones have been provided in order to optimally utilise the land not requ ired for port activities.
XVII.
URBAN DESIGN PROPOSAL FOR SOCIAL INFRASTRUCTURE
INTRODUCTION The proposed development is envisioned to be the new tourism and business/ financial hub of Mumbai and the nature of development proposed is unique – it will be a concentration of city level recreational activities, cultural facilities and social amenities along with space for business and financial services. These activities will be supported by some residential population so as to ensure a lively environment. Social infrastructure and their accessibility is integral to ensuring quality of life in urban areas. Activities included in this category relate to education, health, sports, socio -cultural, security, communications, religion, and social segregation and cremation. These facilities can be classified as city level,
88 community level, and neighborhood le vel. In MbPT-SPA Planning Area, all social facilities shall be allowed in any development zone as per the requirement of the zone except Natural Area Zone.
PROPOSALS The city level social facilities proposed in the Planning Area thus include both facilities to be used by the larger city of Mumbai and those that have been identified as population based requirement for the resident population of Planning Area. The final norms that have been adopted based on the area characteristics are given.
Figure 79. Norms adopted for planning the social-infrastructure at the waterfront area.
89
Urban design is the process of designing the physical setting for life in urban areas. It involves the design of buildings, groups of buildings, spaces and landscapes to improve both the aesthetics and functionality of these areas. It incorporates the more nuanced elements to public spaces that impro ve its usability and acceptance. Mentioned below are s ome of the urban design principles that have been proposed to be used for development of the Planning Area. 1.
Figure 80. A well designed space integrating multiple user group s and uses.
90 2.
Figure 81. Typical block form for commercial and mixed use purpose.
3.
Figure 82. Street view depicting 'Transit Oriented Development'.
4.
91
Figure 83. Conceptual design of Recreational Park and Tourism promoting garden.
5.
92
Figure 84. Conceptualisation of Themed Streets for Water Front Development. 6.
Figure 85. Conceptualisation of Central Business District.
93 XVIII.
DEVELOPMENT CONTROL REGULATIONS FOR AREA U N D E R M U M B AI P O R T T R U S T o Sanctioned Development Plan and Development Control Regulations of 1991.
Reservations and Designations: As per the modified Draft Development Plan 2034, there were 64 reservations covering an area of 20.41 ha and 19 designations having an area of 12.76 ha.
DCR Provisions FSI: •
Residential - 1.33
•
Commercial – 1.33
•
Industrial - 1.00
At present the Sanctioned Development Plan of 1991 is in force for the Jurisdiction of the Planning Area of MbPT.
o Sanctioned Development Plan and Development Control & Promotion Regulations of 2034.
Revised Modified Draft Development plan 2034 which was submitted to State Govt. covered the Planning Area of MbPT. In the revised development plan majority Planning Area was designated in two zones : •
Port’s Operational Zone (POZ)
•
Port’s Water Front Development Zone (PWFDZ)
The POZ is designated for Port, Po rt related activities and activities permissible development
in
Industrial
operational
zone. offices,
PWFDZ
is
restaurants,
designated hotels
and
for
waterfront
other
tourism
activities. A list of reservations/ designations which are mandatory to be provided while preparing the layout of the PWFDZ.
94 •
FSI:
In the Island city the permissible FSI under Residential and Commercial zone is 1.33 and under Industrial zone is 1.00. Provision for Fungible FSI and Premium FSI has also been made in addition to permissible FSI. The FSI is permissible on net plot area. •
Recreational Open space provision:
In any layout or sub division/ amalgamation for the development of individual plots with single building in a residential and commercial zone, ROS shall be provided in the percentage of 15 to 25% according to the land area of the project.
o Estate Management in Planning Proposals .
According to the Estate Management, the entire area of SPA is divided in two parts:
•
Areas under active use:
Area pockets like Sassoon Dock, Ballard Estate have been earmarked for renewal as not much planning intervention is necessary in terms of new roads and facilities. These areas are fully developed in terms of utilities. The structures are in good conditions. It is therefore, proposed to retain the proposals of the Draft Develo pment Plan 2034 in such areas except the provision of social facilities wherever required.
•
Sub-optimally utilised areas:
The areas which are in dilapidated conditions, have vacant plots and the majority of leases have expired are proposed for redevelopme nt. Mazgaon, Darukhana, Sewri, Cotton Green, and Wadala except area under the petroleum godowns are some such land parcels which would be taken up for complete renewal as per the plan objectives.
95 Approach for the redevelopment
The highlights of the Planni ng for the redevelopment area are: •
Focus on development of this area into Sea Transport & Tourism Hub
•
Mixed Land uses
•
Establishes a robust street network
•
Plans for efficient mobility
•
Makes accessible and active waterfront development
•
Introduces landscape elements
•
Reflects on cultural amenities and conserves heritage sites to retain their historic significance
•
Develops infrastructure and social amenities
•
Builds diverse districts
•
Introduces standards for planned, cohesive and harmonious development
•
Creates a memorable skyline and image of the city
•
Supports sustainable development
96 REFERENCES C H A P T E R T WO : R E S E A R C H S T U D Y h t t p s : / / w ww . c o w r k s . c o m / h t t p s : / / w ww . w e w o r k . c o m / https://turner.works/works/
C H A P T E R T H R EE : C A S E S T U D IE S 1. Amanora Future Towers, Pune. h t t p s : / / w ww . m v r d v . n l / p r o j e c t s / 3 66 / f u t u r e - t o w e r s https://amanora.com/residential-project/future-towers-pune
2. Kohinoor Square, Mumbai. h t t p s : / / w ww . s l i d e s h a r e . n e t / T a b a T a p u / c a s e - s t u d y - k o h i n o o r - s q u a r e mumbai
C H A P T E R F O U R : S I T E A N A LY S I S h t t p : / / m u m b a i p o r t . g o v . i n / w r i t e r e a d d a t a / l i n k i m a g e s / s p a r e p o r t .p d f h t t p : / / w w w .u d r i .o r g / p u b l i c a t i o n / st u d y - e a s t e r n - w a t e r f r o n t - m u m b a i / http://sagarmala.gov.in/sites/default/files/8.Final%20Master%20Plan _ M b P T .p d f h t t p s : / / w ww . h c p . c o . i n / p r o j e c t / m u m b a i - p o r t - c o m p l e x - m a s t e r - p l a n h t t p : / / n c s c m . r e s . i n / p d f _ d o c s / c r z - 2 0 1 9 .p d f
