In the service of the sacred : development for conservation

Abstract

Urban historic-core precincts, throughout India, provide some of the most unforgettable images of the Indian vernacular. Many are now 'protected' by the Heritage Commissions, strictly regulating new development and making renovation/conservation a part of the government's planning/urban design agenda. But due to the lack of funds, the government has been unable to sustain these environments leading to the deterioration of some of the most distinct quarters in the country. This thesis looks at one such quarter in Bombay, arguing that this deterioration could be stemmed if new development, within the precinct, is made to cross subsidize conservation/preservation efforts. The thesis discusses the various opportunities within the project area for this new development and the regulations that would be necessary to control the new landscape, and encourage prospective investors. The guidelines for the sites earmarked for new development are drawn out keeping in mind characteristics of the context, the contribution these new buildings will make to the precinct and the real estate package. As most of these areas are rent controlled, owners have no incentive to maintain the buildings and with government subsidies almost non-existent, revenues generated from new development will help take the load off the government and provide for the urgent repair of the existing built landscape. The study also looks at the historical evolution of Bombay, up to the late 19th century establishing the importance of Banganga and the references made by the British, in their planning initiatives outside the Fort, to the precinct. TIlls thesis concentrates on the quality of these precincts and the derivation of formal guidelines from the existing morphology. It is the contention of the thesis that given the distinct character of such precincts new development should primarily respond to the character and the sense of place. The market forces will have to play a subservient role to the architectural and urban design agenda generated from the existing typology. Banganga, is the last of the religious tanks in Bombay. Due to unique topographical conditions 'big' development has been slow to invade the sacred quarter and a lot of the old fabric continues to coexist with the skyscrapers of Malabar hill. In drawing up the master plan for the precinct, this thesis will revisit: -- The strong generators of form within the context: -- The existing bylaws, Development Plans and Heritage regulations and their implications, and, -- The kind of development a sensitive combination of these could produce today. It is the classic struggle of change vs. continuity, and if the old is to be conserved, as a living entity, the careful infusion of the new is imperative.