As part of ongoing events of 1st October, the World Habitat day, I was fortunate to attend the UNEP-SBCI webinar and hear the presentation of Mr. Arab Habolla, Head UNEP, Chief of Sustainable Consumption and Production on the 3rd of this month. On his opening remarks he set the agenda in a simple manner, immediately outlining the gravity of the problem at hand.
Currently Cities occupy only 3% of the Land surface, however the impact it has on the Environment is enormous. Almost 50% of the Global waste; 60-80% of the Global GHG emissions; and 75% of the natural resources are consumed by the Cities. A mind-boggling statistics which parches the throat of any environmentalist. And it could get worse – currently we have 50% of the World population living in Cities. Estimates are that by 2050 AD, it would increase to 80%.
While these data mean a lot to those who are attuned to the problem, my article would once again focus to bring this closer to the average person by relating it to events and then pointing towards solutions, which only a ground-swell and active participation of the populace can perfect.
While I concede that when it comes to the Planet, none of us are “experts”. Its too complex a subject and thus it needs the collective advice from all stream of thought. Economic and Philosophical thoughts leading the stream. However, through this article, I would once more attempt to bring out what is being said at the various forums like the UN; and bring to the common person by relating a series of events which are taking place around them. And by adding the various links to earlier articles, refrain from repeating what I’ve already penned before.
Let me begin my argument with this DNA newspaper article Going vertical with a vengeance; – Areas which were not too long ago dotted with settlements for mill workers now boast of skyscrapers. Given the city’s high population density, developers argue that high-rises are more convenient and hold the answer to our housing problems….Several areas in central Mumbai like Lalbaug, Parel and Sewri, which until a few years ago had settlements for housing mill workers and lower-income groups, have now undergone a sea change. They now boast of apartments which cost upwards of Rs5 crore (50 Million Rupee ). Lower Parel, which was once dotted with textile mills, is now in the middle of a metamorphosis. Old, dilapidated structures are being pulled down to make way for sprawling malls, glossy office buildings and skyscrapers. From the 65-storied Indiabulls Sky and the 75-storied tower at the Jupiter Mills site, to the 80-storied Raheja Platinum in Worli and the 55-storied Lodha Bellissimo at Mahalaxmi, these concrete edifices are soaring into the sky, changing the landscape — and the skyline – of central Mumbai. Architect Hafeez Contractor, the pioneer of superstructures in the city, says, “Mumbai has a population of 20 million and but its area is only 470sqkm. When you are looking at such a large population over a small area of land, vertical is the only way to go.” He predicts that the city’s population will rise to 30 million in the years to come. “How will Mumbai deal with such an increase [in population]? The only answer is to increase the FSI (floor space index). Only when we do this will the city get on its own feet and earn enough to create the infrastructure that will be needed to sustain this vertical growth.”…..
Business persons do not pause to think that their actions can contribute disaster to the already fragile situation(Sustainable Cities – Why town planning is important )and are using the popular media to influence the members of the public as how their need for housing would be solved by they creating the high-rise. However, the well written article by Rathod, uses a tounge-in-cheek method to show how wrong this is; while remaining true to his journalistic ethics of reporting without adding his bias – Several areas in central Mumbai like Lalbaug, Parel and Sewri, which until a few years ago had settlements for housing mill workers and lower-income groups, have now undergone a sea change. They now boast of apartments which cost upwards of Rs5 crore.How on earth a common persons dream to own a house be possible if the rate of these flats in the high-rises be 50 Million Rupee? And here the city administrators need to most educate the average person as why Town planning is important. We shall deal with a few recommendations in the later section of this article.
While I do not deny that Vertical Growth and Economy of a city is important, short-sighted irresponsible comments by those who are deemed as experts is not a happy situation. Just as in Medicine, so in Architecture. The architect is responsible not just to his/her narrow interest but must look beyond in creating the social fabric of the society. They can define the culture of a place by their imagination turned into reality. It’s the architect who created a City which inspired a Bard to write one of the most beautiful romance – Romeo & Juliet. And it was another architect who created the “Heaven on Earth” another lasting testimony to Love – The TAJ.
One can benefit and even profit by following sensible approach to design,( Green Business Ideas: Carbon Credits opportunities in Green Townships) however unplanned and short-term greed would make our life impossible, which in the City of Mumbai is not too great to begin with.(Sustainable Development Goals: The dangers of Urban Sprawl and its long-term effects on the National Growth) The dangers which the UNEP chief spoke of are real, this needs to be understood by the authorities at the earliest and most importantly educate the grass-roots on the matter and carry out reforms which are sensible.
And for this the media must highlight the truth constantly, which the DNA Newspaper did by the follow-up article – Better safe than sorry in seismic Mumbai an analysis by Dr V Subramanyan – The uneasiness associated with high-rises stems from the fact that most of Mumbai has literally risen from the sea and has only reclaimed land to offer for construction. Only compacted soil is available for the foundations of such proposed buildings. When earthquake vibrations pass through them, water in the soil gets released, leading to liquefaction. This converts soil into a jelly-like mass.This causes considerable damage to very tall structures.The architects who are in favour of going vertical argue that they build taller buildings on raft foundations, which behave like “a ship, pitching and tossing during a storm, but not sinking” during an earthquake. However, researchers in the University of Pennsylvania had claimed in an article in ‘Discover’ magazine (July 2005) that this much-touted raft foundation only tilts the tall buildings and does not effectively contribute to their structural stability during earthquakes. In ‘Going vertical with a vengeance’ (DNA, September 27), the writer has projected the developers’ argument that high-rises are more convenient and hold the answer to our housing problems, given the city’s high population density. The article also comes out with some seemingly grandiose information that at least a dozen buildings with more than 60 storeys are nearing completion, 50 similar towers are underway and at least 100 buildings taller than 70m (with about 22 storeys) are in different stages of construction. But, it is difficult to share the enthusiasm of the government at its plans to forge an international image for Mumbai through a jagged skyline like that of Manhattan, Hong Kong and Singapore. What has been conveniently forgotten is Mumbai’s high seismicity. The city faces the risk of being hit by an earthquake of sufficient magnitude (6.5), which can knock tall buildings off their bases. This, in turn, imposes indisputable restrictions on the heights up to which skyscrapers can be safely constructed, despite adopting the best earthquake-resistant designs, because experts cannot guarantee the safety of high-rises beyond a certain limit. Charles Correa, a reputed architect and town-planner, does not subscribe to the credo that going vertical is the only solution to our housing problems. He had, in fact, dubbed Mumbai’s skyscrapers “monstrosities” some time ago.
While the above is a challenge which needs to be understood by the policy makers, that the City of Mumbai already suffering from population density, failed municipal administration and has a low liveability index, the problems which one does not easily associate with bad urban planning must also be understood. Quoting from my favoured Newspaper the DNA, I present the article October heat leaves city sick; Mumbaikars complain of weakness, nausea, body pain and perspiration…The sultry weather has forced many with electrolyte imbalance to rush to the doctor. In simple words, this refers to a disturbance in the level of amount of electrolytes (like calcium, sodium and potassium) that is required for normal health and functioning…– this article underscores what I had written earlier on how unplanned Urban growth affects our everyday life; (Sustainable Living : How to read the seemingly unrelated dots which coalesce together to create disasters) It is time the citizens of Mumbai read up on Bombay (as it was then called) in the early 1900; even with all the mills dotting the famous central Mumbai which developers want to turn into sky-scraper riddled concrete jungle, which would stifle the already stale air further; people did not get sick in Mumbai and the month of October is actually cool. Pune experiences it till date. Even Vashi in Navi Mumbai experiences it a little’, which soon the concrete jungle of Vashi – Panvel will destroy; unless arrested with planned and eco-sensitive development.
So what must be done ? How do we develop the climate responsive cities which is so required in the present. The answer is not simple. Because it involves many stake holders. And among the stake-holders those whose opinion matter most ( second to People power ) usually tinge their opinion with Economical consideration as supreme over others. This must change. The datum of thinking must begin with ecological considerations which then would bring in long-term economic growth.
Taking Mumbai as an example; the first thing the policy makers must do is by an act of the Parliament bring about change in land laws. ( Affordable Housing: The Simples rules required.)
The City must have a ceiling set on the cost of land. It must not be dictated by the demand vs supply chain. Zone wise each district of the city must have an upper and lower price band. This will make sure that the seller of the land gets the legitimate price while the developer does not have to sell his last shirt to buy it. If the upper limit is set just 20%, chances are the sellers would choose their developer on qualifications other than monetary, such as their track record in sustainable design development etc. The State legislature must qualify a set of developers who submit an affidavit that they shall always comply to sustainable design development. Punitive punishment to the developer and design house, such as barring the developer from conducting any business within the city limits and a monetary fine be levied via extracting the cost it would need to remodel the project as per sustainable standards from the design house.
If an architect does not design incorrect, there is no way a developer can build wrong. The UN must target the young minds through sustained media campaigns.
Further,speculative buying must be stopped. Investors must be barred from real estate purchases of finished flats. They can however invest on the development. This would encourage the development of rental homes. An economic model be devised, where the leesee can have the option of buying the house on the 5th year at the market governed price. Else they vacate and the property is sold. This will give equal benefit to the user, developer and the investor.
For the Developer can hold on to a property which he has not been able to sell, while at the same time be less pressured from the investor, to whom he can pay the interest he gathers via rent.
The Investor normally seeks profit on his investment, so would wait for 5 year to have the value of the property increase, while getting his interest.
The Home seeker, who may not be able to afford to buy a home in a certain locality gets to live, instead of looking at locked-up empty houses booked by investors who would never need to live there.
And lastly and most importantly, The Government would be able to live up to its promise of providing shelter to the citizens and tax-payers who genuinely require housing.
The next step should be freeing up the old city and converting the plots into Bond & Shares. Then developing the area scientifically. Those who would receive areas smaller than what they had, would have the options of using their bonds to buy space,either in the same site or move to another part of the city. Going away to another town to use their bonds would also give them far more return, as the cost of homes beyond Mumbai are less.
Last but not the least should be codifying the development style. Based on the climatic zone, Cities and Mumbai must build only a fixed pattern of structure. The buildings near the coast must not rise beyond 4th floor, while the ones inland can be tall-buildings which adhere to the building norms of the city including taking into account the Earthquake preventions. We all love symmetry, and this extended to buildings too. Venice would not have looked as beautiful today had the town planners allowed monstrous design and construction to happen. Further allowing only 3-4 styles of architecture with special emphasis to indigenous designs would also help assessors quantify the actual cost of the building based on types of material used and amenities given. Thus quality would overtake hype and the Citizens would benefit. Mumbai, can and must understand this and become one of the beacons of C40 cities. India under the UPA-1 had begun well, its time that we carry out the ideas which our PM has -(Green Business Ideas : P.M.Manmohan Singh’s idea of Terminal Market Complex is a superb Green Idea which needs to be implemented) to make our Country and our cities truly climate responsive.