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Smart City – Choosing between a Planned Development & a Development Plan.

Prime Minister Narendra Modi of India, on his 3 Nations tour is bringing once more the Nation into the World focus, therefore sooner than later the World economies would come. Especially to build those 100 Smart Cities. For that is a lot of money and a lot of business. But before that happens, it is important that the Common Man, as we like to call ourselves in India get to know the pros and cons of building ourselves more concrete jungle, in our quest to be called “developed”.

A City is a complex mix of building and infrastructure. But the most important component of a City is the Citizens. Devoid of it, many a Great City has perished & the Civilisation the city harboured followed suit. It is therefore imperative that we strive towards more Climate Resilient Cities, because the Climate is changing. And with every Epoch of Climate Change, Extinction follows!

As per the IPCC 4th Assessment Report, The building sector contributes up to 30% of global annual green house gas emissions and consumes up to 40% of all energy. Given the massive growth in new construction in economies in transition, and the inefficiencies of existing building stock worldwide, if nothing is done, greenhouse gas emissions from buildings will more than double in the next 20 years. Therefore, if targets for GHG reduction are to be met, it is clear that decision-makers must tackle emissions from the building sector. Mitigation of Green House Gas emissions from buildings must be a cornerstone of every National Climate Change strategy. (UNEP DTIE; Sustainable Consumption & Production Branch.)

According to the 2011 India Census, there are about 30 crore houses in the country. The census defines a house as a building or part of a building having a separate entrance from a road, common courtyard, stairs and so on. About 71% were occupied while 7.5% were vacant. In the cities of India 136 lakh homes were vacant. While 111 lakh rural homes were found empty. The above data would be read as a statistical roll out for the untrained eye, but for those who choose to care it shows how “development” as we call it is becoming lopsided. The simple reason being that while of the 136,000,00 homes lying vacant in Urban centres most would be due to following reasons.

1. Occupants were living in an alternate abode within the city or in some other city around the world.

2. It was an “investment” in Real Estate.

3. It was unsold Real Estate inventory.

And if one would delve deep into the reason of empty homes in villages the compelling reason would be that the villager was trying to eke out a living in the concrete jungle we so lovingly call a City.

But very soon, it would perhaps be the city dwellers who would be gasping for the breath of life, if changes which are important and urgent are not addressed by all stake holders.

This article would try and connect unseeingly disparate dots together to create a debate in the minds of the readers to look at events that take place in a more holistic manner to arrive at better building solutions for a Smart City.

We shall look into the reasons as to why Energy Efficient Buildings (EEB) which have the best of Energy Efficiency Measures (EEM) requires to be built in accordance to a mandatory legislation. For today “Green” buildings as we like to call them are not mandatory. And most being built are nothing but a “Green-Wash”. Either due to ignorance or avarice. We shall through this article build up bit by bit why we must look at solutions to build wise. Development is a necessity and it can not be stopped. But it can definitely be made more responsive and in sync with Nature. To do that this article shall dwell on two parts – 1. what a green building actually is and 2. how it can build climate resilient cities.

Not everyone understand why the term “Green Building” is used as an epithet for Energy Efficient Buildings. Therefore lets understand it in layman terms. Experts are excused from reading further.

1. What is Green Building?

A building which during its construction and occupancy, if by utilizing the best of construction methods and practices follow the principle of Reduce – Reuse – Renew – Recycle – Refuse; can be termed as a Green Building.

Reduce –

The building industry is the single largest consumer of all the industrial sectors. A building consumes Steel, Iron, Aluminium, Copper, Nickel, Tin, Cobalt & Various rare earth materials. It uses wires, paints, varnishes which need to be mined. Forest extracts not only means logged wood but with destruction of forests, wild-life too dies. Thus from paper to petroleum, textile to leather; there is almost everything even the mountains themselves, cut into slabs to adorn the floors of the house. Destruction is the first and foremost process of building a modern Building.

By reduction of use in construction materials through efficient design and construction practice; virgin materials need to be extracted less. This helps in retaining the “Green Cover” of the as yet unexplored mines for Ore or Coal. Or building and/or upgrading of existing Hydro-power plants or deep-sea Oil wells. The former inundates vast swats of lush green forest cover, and also most of the time the homes of the city pavement dwellers, who were perhaps proud farmers eking out an honest living and most importantly producing something which no city dweller can ever do – GROW FOOD !

Before the rising backwaters of the dams flooded their homes and sank their hopes for ever.

If one has ever seen a picture of an oil spill on the sea and the associated dead sea-life nothing more needs to be added beyond reminding that with every Kilo-Watt of power produced in India via Thermal (oil or coal fired) power plants; one can in a simplistic calculation consider use of 1Kg or Coal and 1 litre of water to produce the same. The Coal is ripped form the bosom of Earth by a tear called open-cast mining; with rips out every tree & grassland. Destroying the homes of burrowed animals like rabbits and proud tigers alike. In its wake it leaves a slush which contaminates the rivers, which slowly die. Both from reduced rain-fall as well as silt.

While the burning coal creates Green House Gas emissions, the likes of which today plague Indian cities. With every bit of reduction a construction engineer brings into a building project. Sustainability of life continues.


By utilizing existing construction materials, through a complete supply chain recycling process and most amazingly by utilizing existing best designs! Yes designs. If one but pauses by any modern township or towers being built around any of the Indian Cities, one would find either flats, row-houses, bungalows of almost the same dimension and shape being built within that very project.

Simply put, a residential tower is nothing but stacking of row-houses horizontally and vertically; with services areas thrown-in. Thus almost everyone is having an identical house, made into an unique home by the way its is lived in! If a developer-builder company, utilizing a little more imagination beyond being swayed by Occidental designs and obscene RoI; could cash in on registering a few best designs and keep building them. It would then be promoting its very own “Signature” Style.

With each new building being built, the design and construction team would be able to keep raising the bar of excellence! For even if a design is the same, each project would throw in its own unique challenges and tweaks would have to be incorporated. But on the flip side the Master Material Sheet would become leaner and better. Design print-outs would be minimized as many details would still be relevant, within the old set of drawings from an earlier project.

Thus by the simple act of Reuse; a building and construction Industry can save life on Earth even while generating financial wealth for itself.

Renew –

The money saved thus could be utilized to buy the E-Paper Printers. Electronic paper, e-paper and electronic ink are display technologies which are designed to mimic the appearance of ordinary ink on paper. Unlike conventional backlit flat panel displays which emit light, electronic paper displays reflect light like ordinary paper. Many of the technologies can hold static text and images indefinitely without using electricity, while allowing images to be changed later. Flexible electronic paper uses plastic substrates and plastic electronics for the display backplane. This in effect would spur growth and business of a different dimension, while help check the destruction of virgin forests. To start with, about a half of the forests that once covered the earth are gone. Every year, another 13 million hectares disappear (although afforestation adds another eight back), and the World Resources Institute (WRI) estimates that only about 22 percent of the world’s old growth forests remain intact. The activities of the pulp and paper sector threaten the habitats of several rare wildlife species such as Asian big cats (including tigers), Asian elephant, Asian rhinos, and Orangutans. The remaining natural forests in Sumatra, Borneo, New Guinea, Russian Far East, Southern Chile and the Atlantic forest region in Brazil are endangered because of growing demand for pulpwood, among other threats. Forests also maintain the world’s abundant biodiversity, essential for life on Earth.

Renewal of life by the simple act of saving forest.

Recycle –

While it sure looks fashionable when a debonair man and a pretty woman tango together to break and destroy all that was a fully functional home around a tap ! (an advertisement by a tap company)

Unfortunately in India, the one that is destroyed and the one that gets built around the famous tap, the décor are “inspired” western designs. Thus near zero in climate responsiveness. The only message its sends out is how to induce further pollution. This unfortunately is the reflection the psychology of the society today. The best of practice would be to become more Oriental than Occidental.

The former is application of mind over matter. The latter is always mindless destruction of everything intelligent and vernacular. Especially in the Oriental context. The deep rooted culture of India has traditionally been towards conservation and recycling. An heirloom gifted to the daughter, the priceless Silk Sari handed down with pride and care. The feeling of pride to sit on the rocking chair which once belonged to the grandfather, when one himself becomes the grandfather. To use left-over of a dinner to cook a tasty & healthy breakfast. To live for generations in a house built by the ancestor. T

he sense of belonging and pride which has slowly but surely crumbled. Leaving the average Indian city dweller confused by the constant pull and push of cross-culture and time. Having forgotten that it is this disconnect from one’s own culture which is the root cause of Global Warming. Mythology are replete with examples of Man-Animal, Man-Plant co-existence. The Kamdhenu, The Kalpa Vriksha both are giver of plenty. A simple yet profound example set by our ancestors that without the trees and animals, humans can’t have their wish fulfilled. Culminating with the supreme example of Rama -Hunmana relationship. A synergy between Man-Animal, both considered as God themselves.

While modern building can be built and are being built from recycled materials as it has started making more economic sense, much still needs to be done when Interiors are designed. A commercial space be a hotel or hospital have constant wear & tear. Renovation is a must. But by allowing intelligence to dictate the norm rather than trend could save lots of money. A corporate bosses Burma teak wood table could be modified to be a receptionists desk, while the old reception table could go into making the internals of storage shelve. The high VoC which most of the adhesives and glues and paints carry, reduce in emitting their noxious fumes as they get older. It is best therefore to retain old furniture, as it is healthier.

The simple act of Recycling not only insures immediate health benefits, the forest remaining intact insures fresh oxygen keeps getting produced to sustain life.

Refuse –

Not many know that in the deep Pacific Ocean there lies a plastic garbage patch. Estimates of size range from 700,000 square kilometers (270,000 sq mi) (about the size of Texas) to more than 15,000,000 square kilometres. The Great Pacific Garbage Patch formed gradually as a result of ocean or marine pollution gathered by oceanic currents. The garbage patch occupies a large and relatively stationary region of the North Pacific Ocean bound by the North Pacific Gyre (a remote area commonly referred to as the horse latitudes). The gyre’s rotational pattern draws in waste material from across the North Pacific Ocean, including coastal waters off North America and Japan.

As material is captured in the currents, wind-driven surface currents gradually move floating debris toward the centre, trapping it in the region. The primary source of marine debris is the improper waste disposal or management of trash and manufacturing products, including plastics (e.g., littering, illegal dumping) … Debris is generated on land at marinas, ports, rivers, harbour, docks, and storm drains. Debris is generated at sea from fishing vessels, stationary platforms and cargo ships. Pollutants range in size from abandoned fishing nets to micro-pellets used in abrasive cleaners. Unlike organic debris, which biodegrades, the photo-degraded plastic disintegrates into ever smaller pieces while remaining a polymer. This process continues down to the molecular level. As it disintegrates, the plastic ultimately becomes small enough to be ingested by aquatic organisms that reside near the ocean’s surface. In this way, plastic may become concentrated in neuston, thereby entering the food chain.

Some of these long-lasting plastics end up in the stomachs of marine birds and animals & fish, many of these fish are then consumed by humans, resulting in their ingestion of toxic chemicals. Besides the particles’ danger to wildlife, on the microscopic level the floating debris can absorb organic pollutants from seawater, including PCBs, DDT, and PAHs. Aside from toxic effects, when ingested, some of these are mistaken by the endocrine system as estradiol, causing hormone disruption in the affected animal. (Text edited from Wikipedia).

When residential or commercial society post occupancy, refuse using of plastic and utilize proper waste disposal. Refuse application of polymer paint to their furniture or are careful when the materials are being used during interiors, they are saving the environment from degrading further. It would be good to remember that the salt we eat needs to be made out of drying out sea water. Humans already have plastic flowing in their blood stream, by refusing and limiting the use of plastic and other toxic materials into their building pre and post occupancy. One would be perhaps saving their own life.

The above 5-R’s constitute a “Green Building”. And thus by building or buying into one, every person contributes in doing his/her bit in saving the Environment.

2. What is a Climate Resilient City?

The United States of America have the following Climatic Zones – Tundra, Sub Arctic, Highlands, Continental Humid, Mediterranean, Marine West Coast, Desert, Steppe. The Europe has the Following Climatic Zones – Tundra, Sub Arctic, Highlands, Continental Humid, Mediterranean, Marine West Coast, Desert, Steppe.

The Sub Continent of India has the following – Highland, Humid Sub-Tropical, Tropical Wet and Dry, Arid, Semi –Arid, Tropical West.

If one goes for a tour of the Europe and North America one would find buildings built in accordance to their climatic conditions. Thus their City skyline too looks more or less the same.

The skyline of Indian cities also match and feel like any European or American city.Even though we don’t come anywhere close to their climatic conditions. Nowhere in the west would one find a copy of the Indian vernacular architecture. We on the other hand also feel proud to not have a single building designed as per Indian Architecture.

The swanky glass encased building in the long cold winter months, in the American & European countries help trap whatever sunlight available, causing a green house effect within the building. It helps in enhancing the warmth the Air-Conditioners create. Saving precious energy and fuel. With hardly 80+ days of Sunshine it is a smart thing to do in Europe.

Most SME business, in the equally swanky glass encased commercial buildings & shopping malls of India close down within the 5 years of operation as the 200+ days of Sunshine requires the Air-Conditioners to constantly hum in its effort to cool the building, while people sweat under the collars with the induced green house effect a glass house brings as a default. It also drills a large hole in their pockets.

When we start building climate responsive buildings, we would be creating a Climate Resilient City. Indians are by default intelligent and literate. But as with most around the world less educated about the manner in which their life-style affect the health of the planet. An erudite person would consider it foolish to design a wash-room with toilet paper instead of a health faucet. According to a report by David Braun of the National Geographic wrote in the World Watch Magazine worldwide, the equivalent of almost 270,000 trees is either flushed or dumped in landfills every day and roughly 10 percent of that total is attributable to toilet paper. India which traditionally washed itself find wiping more fashionable and thus design there 5-star Hotels similarly. Somewhere we have not got over in wiping a white….

Black or Grey water can be recycled and reused. Making of proper toilets is the beginning of building a Smart City.

A Swwacch Bharat.

The destructions of forests and natural habitat worldwide are leading to catastrophic changes in the weather pattern. The modern life-style must factor in climate change and global warming. And cities are the principal drivers towards this unwarranted change. For all the industry thrive upon the insatiable demand of a city. The need of creature comfort has spurred the race to build automobiles, appliances, accessories which have become more important than the basic building blocks of civilization. Food – Cloth – Shelter.

We are living on the Edge.

The unseasonal rain-fall India experienced early March 2015, has wiped out the Rabi Crop. In Sangli, Maharashtra 26,000 hectares of crop was lost. Pan India the loss is already a cause of concern as we are yet to fully recover from the $7 Billion loss Cyclone Hud Hud caused last year. More disasters are to happen, that we can no more stop. But we can surely adapt.

To conclude, when India builds its 100 smart cities, it should not only look at development but also the development plan. This is what the United Nations Mitigation and Adaptation Plan requires us to do.


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Technical Manual for Sustainable Site Documentation.


The purpose of sustainable site planning is to integrate design and construction strategies by modifying both site and building to achieve greater human comfort and operational efficiencies. It charts appropriate patterns of use for a site while incorporating construction methods that minimize site disruption and the expenditure of financial and building resources. The process is based upon the premise that any landscape setting can be analyzed and studied as a series of interconnected geological, hydrological, topographic, ecological, climatological, and cultural features and systems. Selecting a building site begins the process of calculating the degree of resource use and the degree of disturbance of existing natural systems that will be required to support a building’s development.


Site assessment is a process that examines the data gathered and identified in the site analysis, assigns specific site factors to hierarchies of importance, and identifies, where possible, interactive relationships.

Data collection:

Technical site data –

Geographical latitude (solar altitude) and microclimate factors, such as wind loads

Affect building layout, including solar orientation and location of entrances, windows.

Topography and adjacent landforms—Influence building proportions, wind loads, drainage strategies, floor elevations, and key gravity-fed sewer-line corridors.

Groundwater and surface runoff characteristics— determine building locations as well as natural channels for diverting storm runoff and locations of runoff detention ponds

Solar access—Determines position of building to take maximum advantage of natural solar resources for passive solar heating, day lighting, and photo voltaic.

Ai r-movement patterns, both annual and diurnal— particularly influence sitting of multiple structures to avoid damming cold moisture-laden air, or blocking favorable cooling breezes during periods of overheating. Properly measured wind loads and pressure differentials are essential for designing interior air-handling systems or use of passive solar cooling strategies.

Soil texture and its load-bearing capacity—Determine building location on the site and the type of footing required. Identify site-grading processes by the soil’s potential for erosion by wind, water, and machine disturbance.

Parcel shape and access—Affect a site’s capacity to accommodate a proposed development, even if its size and environmental\ factors are favorable. Potential access points should not burden lower-density or less compatible adjacent land use. Zoning setbacks and easements can also affect development potential.

 Neighboring developments and proposed future developments—Affect proposed project and may lead to requisite design changes.

Analyze specific characteristics of climate zones: Climate has specific characteristics requiring mitigation, augmentation, and exploitation; there are 5 climatic zones in India.

Analyze the site’s existing air quality: Most state require an environmental impact assessment (EIA) outlining the potential negative impacts of a proposed development and how they might be alleviated. Site planning requires two kinds of air-quality analysis regarding: (1) assessment of the existing air quality of the site to determine the presence of noxious chemicals and suspended particulates, and (2) projection of the negative consequences (if any) of the proposed development on existing air quality. In primarily commercial or industrial areas, poor air quality should be a key factor in determining site suitability and use, especially for such facilities as schools, parks, or housing for seniors. Testing should anticipate seasonal or diurnal wind patterns to make certain that the worst possible case is tested.

Perform soil and groundwater testing: Perform soil tests to identify the presence of chemical residues from past agricultural activities (arsenic, pesticides, and lead); past industrial activities (dumps, heavy metals, carcinogenic compounds and minerals, and hydrocarbons); and any other possible contamination either on or in the vicinity of the subject site.

Test soil suitability for backfills, slope structures, infiltration: The native soil should be tested to determine bearing, compactability, and infiltration rates, and, in turn, structural suitability and the best method for mechanical compaction (i.e., clay soils require non-vibrating compaction and non-erosive angles of repose for cut-and-fill slopes).

Evaluate site ecosystem for existence of wetlands and endangered species: Preservation and restoration strategies require thorough economic analysis, specialized expertise, and sound baseline data gathered through both remote and on-site sensing methods.

Examine existing vegetation to inventory significant plant populations: This will enable the developer or owner to later specify vegetation that is susceptible to damage during construction, so that protective measures can be developed and implemented.

Map all natural hazard potentials (such as winds, floods, and mudslides):Eberhard Bosslet - Since 1983 - works with rui... Historic flood data, wind-damage data, and subsidence data should be mapped along with current annual wind and precipitation data.

Diagram existing pedestrian and vehicular movement and parking to identify Patterns: Existing traffic and parking patterns in areas which are adjacent to or near the site may need consideration in relation to proposed building design and site circulation patterns.

Review the potential of utilizing existing local transportation resources: Explore the sharing of existing transportation facilities and other resources, such as parking and shuttles, with existing institutions. This can lead to greater site efficiencies.

Identify construction restraints and requirements: Special construction methods may be required because of local soil condition, geology, earth-moving constraints, and other site-specific factors and constraints.

Infrastructural data

Analyze site for existing utility and transportation infrastructure and capacity: Existing infrastructure should be analyzed for integration into the building and facilities.

Historical Data

Review architectural style of the area for incorporation into building: If desirable, the architectural style that is historically predominant in an area can be reflected in the building and landscape design, enhancing community integration.

DATA ASSESSMENT  Illustration of a level spreader installation ...

Identify topographic and hydrological impacts of proposed design and building use: Measure cut-and-fill potential and assess potential for erosion, siltation, and groundwater pollution.

Develop general area takeoff and overall building footprint compatibility with site: For example, measure total site coverage of impermeable surfaces to determine thresholds of run-off pollution potential (i.e., over 20 percent impermeable coverage of gross site requires mitigation to clean storm water before it enters drainage system off-site). Footprint should also maximize site efficiencies with regard to required road, utility, and service access.

Identify alternative site design concepts to minimize resource costs and disruption: Develop several alternatives to explore optimal pattern with regard to factors such as grading and tree-clearing consequences and resulting infrastructure costs.

Review financial implications of site development, building, and projected maintenance costs: Total cost of the project must factor in ongoing costs associated with the site design, development, and operations, as well as hidden embodied energy costs associated with specific materials.

DeveloUS Air Quality Index Map-1/23/2009p matrix of use and site compatibility index: Each site may be assessed to reveal its development compatibility index with regard to a specific type of development. This index may reveal a pattern of incompatibilities thereby specific appropriate mitigation measures are undertaken.

Courtesy: Nicholas T. Dines, author.


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