Tag Archives: public spaces

A clubhouses, large swimming pools, wading pools, health …

A clubhouses, large swimming pools, wading pools, health spas with large exercise studios, jacuzzis, steam, sauna and Turkish baths, table tennis, and billiards are the typical amenities that future residents will enjoy in thousands of new apartment units that were featured at a recent real estate and finance exhibition in Mumbai.  These units will also be equipped with the best gizmos money can buy.

At another extreme, newspapers are filled with inner-city redevelopment schemes that tout tall buildings, wide streets, and over 50% of green space in areas where little or no open space exists today.
What’s not to like about the private amenities, iconic buildings, and generous percentage of green space?  After all this is what the public aspires for and wants. There is nothing wrong with a rich private realm.  The same richness should also extend into the public realm.  The public realm that is defined by the private buildings and the design of public streets and the open space.
Buildings designed as icons in the landscape fail to spatially define a place.  Traditionally, buildings in the urban core line up to create a continuous street wall that supports an active street life.  In stark contrast, contemporary tall buildings sit as freestanding icons in green buffers or parking lots.   The open spaces are left over, dark and desolated spaces that does little more than add distance between the buildings and compromise a coherent street life.  Contemporary buildings should be placed on a human scaled contextual base that preserves the street wall with publicly accessible activity at the street level.  Above the base, the tower can be iconic creative expressions of design.
Streets designed solely to move traffic is a no-win proposition that are destroying many wonderful places in urban cities.  Peak demand will always outpace supply.  Flyovers and grade-separated skywalks progressively create unpleasant places at the street level and in relatively short time they too exceed capacity and fail to satisfy the driver or the pedestrian.  In urban cities, transit and pedestrian experience should trump driver’s comfort.
Open spaces when provided as abstract and numerical computations by individual projects seldom come together to promote communal life.  If we dig deeper and start to evaluate the functional types of open spaces, we can design these spaces for its intended purpose, whether it is a small pocket park, a large community green, an urban plaza, or a square.  These spaces can begin to serve as organizing elements for individual development.  Studies have shown that units that front open spaces generate a 25% premium sale and rental price.
In the past, loss of open space meant a gain of urbanism.  With each new development the city progressively became a better place to live.  The same cannot be said of development today — with each development the city gets slightly worse than before — the public realm gets compromised, and the infrastructure is more strained than before.  Walls, gates, and guards have become common responses to the public realm.
The development proposals at the real estate exhibition in Mumbai and the scores of redevelopment schemes have their share of iconic buildings and these buildings sit within meticulously landscaped areas — some proudly gated and guarded against the public realm.  Twisted, warped, and turned in every way humanly possible, these buildings may be great as icons but collectively they cannot sit next to each other and deliver great urban places.  These buildings are buffered from each other by landscaped areas so their architects can design in perfect freedom from its context.  Everyone likes landscaping — landscaping ends up covering the inadequacy to design an urban building that will create or add to a place. Sadly, these projects are now being marketed as eco- green- or landscape-urbanism.
Vibrant urban cities are the most climate-friendly human proposition to house the growing population.  If we neglect the public realm we impair a key reason why people live together in urban areas.  New- and re-development schemes that heal and reinforce the public realm is good business and good for the city and the environment.

photo credit: A. Strakey A prerequisite of a …

Creative Commons License photo credit: A. Strakey
A prerequisite of a good city is mixed use neighborhoods, density and walkable streets.  Let’s take examples.  London, New York, Hong Kong and Tokyo are great cities for this sole reason.  These cities have residential, offices, retail, hospitality all adjacent to each other and buildings are built with negligible or zero car parks.
A $ 12 million apartment in New York facing Central Park where Jack Welch and David Esner have apartments has zero car parks.  On the other hand   Los Angeles or Phoenix is designed for the automobile with a horizontal spread. It is called the dollar a gallon gasoline architecture or as we would say Rs. 10 per litre architecture.
Think about the difference .Which are better cities? Whom should we draw inspiration from?
Mumbai v/s Delhi
In India, Mumbai works well and inspires its citizens to work productively because of the way it is built.  Mumbai as compared to any city in India has the maximum proportion of people who use public transport or walk to work. It has the fundamentals that are needed top make a good city –Density, Mixed use.
When you look at other cities like Lutyens Delhi and Chandigarh – Are the a sustainable city?  They are great showpieces to shock and awe.   But you cannot make the entire city into a plaza.  Lutyens Delhi has large roads with such low densities that make even the road highly unaffordable to maintain.  The footpaths become unsafe because there is such low density.  And there is no shopping to disrupt the imperial grandeur which makes the roads further unsafe  –  remember shopping along a street makes a street safe to work on but also everyone has to commute by a private car even to get a toothpaste.
India is lazy to build cities
We must also understand the decay of our cities took place because of the mindset we got ourselves in the past few decades.  Gandhi our greatest icon, our greatest leader said so many good things but we have taken to heart the one thing he was wrong about.  He said the future of India lies in our villages. Today the rural sector engages 60% of people in a substinence level and it constitutes only 16%  of our GDP.  We deliberately resist and control urban migration because we are too lazy to build cities.
No country can progress if we have such a high percentage unproductively employed in rural areas.  Only with urbanization can we provide meaningful education, health services, cultural facilities and job opportunities. You cannot provide a history teacher, a maths and physics teach a Kidney specialist and a Cardiac Surgeon to little hamlets and villages. More importantly only through urbanization can there be elimination of medieval mindsets, superstitious ideas and achieve a deceleration in population growth.
So what does constitute a livable city?
It should have mixed use neighbourhoods.   Mixed use neighbourhoods where every 200 acres of development is self contained where all activities of residential, commercial, retail, hospitality and basic entertainment facilities are available
1. It should be walkable with large footpaths along its roads.
2. It should be totally automobile independent, as all the major cities of the world are, London, New York, Tokyo, Hong Kong and Singapore.  The roads should be full of taxis and buses with a minimum of private vehicles.  In these cities one does not need a driving license to survive.
3. Great public places where people can congregate.
4. Housing for all its citizens.


photo credit: Flávio Eiró Architects begin with programs …

Creative Commons License photo credit: Flávio Eiró

Architects begin with programs for building. The program is measurable, quantifiable, a finite entity (something that accountants love). But life is about aspirations, hope, joy and expression. All things immeasurable, non quantifiable but connected to our feelings. Ultimately we are what we are by how we feel. Seemingly impossible tasks can be achieved if we feel that we can achieve them. Can building programs, can buildings reveal the richness of life? Is it the building or is it the space it contains or is it the experience of form, space and light which elicits responses deep within us? How does one synthesise the measurable and the immeasurable
ARCHITECTURE – A BACKDROP TO LIFE

Many years ago, at the beginning of the monsoon, standing and watching the town of Mandawa in Rajasthan spread out below, the day turned dark all of a sudden. Dust laden gusts of violent wind whistled through the streets. Claps of thunder followed, the plaintive cries of peacocks pierced this maelstrom. The air turned cool, dark clouds engulfed the horizon, there was a smell of wet earth and then huge gobs of water fell from the sky. Women and children rushed outdoors. People danced in joyous abandon in the streets. The waters gushed from gargoyles and crashed onto the ground. Swift moving streams of water covered the narrow streets. Children made boats of sticks and paper and ran splashing alongside their creations. Saris and skirts which had a few moments ago swirled in the wind and hidden all, turned diaphanous and revealed unexpected contours. Drops of water caressed the mouldings along the parapet. The delicate patterns in relief on these mouldings seemed to come alive as the contrast between the wet and the dry heightened. In that instant it all seemed so obvious. The oversized gargoyles in a place with very little rainfall, the delicacy of the mouldings, the stone basins where the waters fell, the plinths jutting out to capture the effluence of the walls, all waiting in anticipation for this one moment in time. The purpose of the buildings and their details to heighten this drama of life, to celebrate, to bring joy became apparent. The measurable and the immeasurable fused to produce a passion best summed up in the lines of a seventh century Indian poet:
Flashing streaks of lightning,
Drifting fragrance of tropical pines,
Thunder sounding from gathering clouds,
Peacocks crying in amorous tones –
How will long – lashed maids pass
These emotion – laden days in their lovers’ absence?



PUBLIC REALM – SPACE AND BREATH
Whilst travelling through Italy I discovered a curious phenomenon. This phenomenon seemed common to Sienna, Assisi, Perugia and many similar small but historically significant towns. While walking in their streets, the buildings that lined them though not particularly tall appeared to be tall. The rich fenestration on them cast deep shadows. This pattern of light and dark was in direct contrast to the the narrow blue ribbon of sky visible directly above. The temperature at the time of the day, coupled with varying slopes of the ground led to a posture of walking where the head was held high and the neck taut, the eyes flitting and flitting and roving at the myriad of shadows and occasionally squinting towards the bright sky. From this emerged a pattern of breathing while traversing the street. As the breath rate increased and one became “out of breath”, one would invariably arrive at a plaza. There would be a release of the breath. The muscles of the neck, shoulders and calf would ease. Very often the plaza would also connect one’s vision to the distant horizon. All confinement of breath, vision and muscles would ease. The plaza would be a place of meeting of similar people “at ease”. Cafes spilling outdoors would surround the plaza. The smell of coffee and confectionery would stir the taste buds. Casual meetings, business or lover’s rendezvous, this was the place.
I wondered, whether this was planned, designed,
circumstantial, happenstance? Perhaps, cities with great public
spaces and breathing had a lot in common! I gathered that
architecture was about the body, all the five senses, memory
and time and not only of the eye and certainly not of
measurement alone.




UTILITY – OPPORTUNITY FOR DEEP CONNECTIONS
In a dry dusty landscape not far from Ahmedabad in a chaotic village ensemble of mud and brick buildings, sits an amazing structure from the fifteenth century – the stepwell of Adalaj. It was made to provide a necessary utility – the access to water.However, this simple task is enriched by the manner of it’s manifestation. Wherever a stepwell links the brilliant Indian sun to a clear pool of water, two seperate worlds are joined. In the well’s stone corridors people move between one realm and the other. Excavation is balanced by construction – one pair of opposites in a series that includes sky and water, solid and liquid, empty and full.
Although the surrounding village teems with life, gossip, children and animals, the hubbub is forgotten in the formality and silence of the stepwell. Yet in the well every sound is magnified; nothing is louder than a pigeon’s wings moving or a slight splash. Surrounded by stone and sky, you do not see the water until reaching the last flight of steps. At that point, well and sky are presented twice, once by the architecture itself, and once mirrored in the water. This unfolding and doubling is exaggerated after the monsoons, when the well is flooded and only the column capitals show above the water.
You feel weightless near the water, in a peaceful loss of
orientation to the world above, as if you are suspended in
another state of mind. Time in it is so slow that you forget that
anything is urgent. The experience is truly mesmerizing.
Communal celebrations, pujas take place in this space and I
imagine lovers meet and sometimes like I wandered in, an
individual gets a peep inside him or herself.



SYMBOLS – CONNECTIONS BETWEEN HEAVEN AND EARTH
Perhaps, the wise scholar, statesman and founder of Jaipur, Maharaja Jaisingh built the “Jantar Mantar”, not because the oversized instruments could better map the celestial realm. But to serve as powerful symbols to remind his people of the fusion of the measurable and the immeasurable. To reclaim awe and wonder from the most fundamental act of nature. The movement of the sun. To inspire each citizen beyond the daily, mundane worldly existence of this world and time and connect their aspirations to something larger than themselves, grander and timeless, the heavens, perhaps the infinite.
LIFE – A DYNAMIC PROCESS
As life progresses, it reveals it’s continuity and unfolds the absence of our self created barriers and divisions. What is private become public sometimes and what is public, private on occasion. Matter, seemingly inert comes alive and a dialogue happens, gatherings happen, celebrations take place. Public space is giving occasion for this to happen, spontaneously! Doshi often relates an anecdote which I believe is relevant at this point. Once in Mr. PL Verma’s office, the then Chief Engineer of Chandigarh in the midst of some discussion, Corbusier asked rhetorically, “What is the truth really?” Then he drew two parallel lines, with a wavy line in between. “Truth is like a river,” he said, “it flows continuously, changing course, modifying itself, without ever touching either bank”. Truth is the process of evolution. Perhaps, one should say that life is that process of evolution!
Life is not only between buildings – it is everywhere! Embrace it!!

photo credit: BOMBMAN The idea of   reclamation …

photo credit: BOMBMAN
The idea of   reclamation has been an area of debate for a long time. The judiciary’s verdict in the 1990’s against reclamation in Mumbai has turned into a kind of a bible. There is no question about the fact that reclamation hurts environment and doesn’t offer the same kind of ecological functionality as a natural forest. But so does urbanization – Today’s urban world contributes to environmental degradation in one-way or another. Therefore, it is important for us to develop in a more structured and organized manner so as to mitigate the negative effects of progress.
There have been prominent examples of reclamations around the world. Famous instances include Washington, D.C. which was built on land that was once swamp; Back Bay in Boston, Massachusetts; and the polders of the Netherlands. The southern Chinese cities of Hong Kong and Macau and the city-state of Singapore are also well-known for land reclamation. Large-scale land reclamation has been undertaken in different parts of Singapore since the 1960s. The entire East Coast Park in Singapore was built on reclaimed land and includes a man-made beach. By 1990, the total land area of Singapore was 633km square from 581.5km. There was an increase of 51.5 km square through reclamation, which made up 8.9% the total land area. Malaysia has reclaimed about 1,214 hectares of its coast
Monaco and the British territory of Gibraltar are also expanding due to land reclamation. In the recent times, man made islands have been another way of land reclamation. Kansai International Airport in Osaka and Hong Kong International Airport are instances of such a technique. The Palm Islands and The World close to Dubai in the United Arab Emirates are other examples of artificial islands.
When there are such outstanding examples of reclamation around the world, it is appropriate for India to look seriously at reclamation as a tool in improving urban centres. I believe reclamation is a way to shape public urban spaces which cannot be created within the existing fabric of dense cities. One cannot have a common coastal protection act across the length and breadth of the country. While it is critical to protect the coasts of less developed areas, one cannot use the same strategy for intensely developed areas lie Mumbai or Chennai.
I have time and again proposed water front promenades and green public concourses with reclamation along the coast of Mumbai. The Western Waterfront Development proposal is a scheme that attempts to rejuvenate the urban environment of Mumbai. The city with its continually ghastly-unplanned developmental pattern has devoured open spaces, thus affecting the citizenry’s quality of life. The waterfront proposal is an endeavor to bring the architects, the developers, environmentalists and the citizens of Mumbai to collaborate in an idea that touches the future of the city and the everyday life of its civic community.
What is now miles of under utilized and neglected waterfront area is envisioned as a new and vibrant community space, blessed and intertwined with a dramatic ribbon of sea front parks, walkways and waterfront esplanades. This new open space system was conceived as an integral part of Mumbai’s urban renewal program. The waterfront proposed experiences ranging from broad, sweeping greenswards and parks along a naturalized shoreline to large interpretive parks. Further, series of intimate social and active spaces for play; gatherings and events enrich the park experience. It has been conceived of as common ground for a new and diverse community integrating Mumbai’s cultural heritage narratives woven throughout in the language and traditions of 21st century recreation. When completed, these parks will finally link city’s downtown centre to its suburbia and, ultimately, reintroduce the citizens to their city’s once revered oceanfront.