"News on aesthetics in Mumbai's buildings and constructions, Times Property by Chetan Narain - <a href="http://narains.com/" style="color:#333333; font-family:"Tahoma";" target="_blank">NARAINS CORP</a>. Layouts in Mumbai haven been compressed over the years even as infrastructure improved and a blend of heritage values and modern technology will result in that fine architectural balance.

"A stone building with part aluminium and glass façade could be a good blend of old and new"

Apartments that have been constructed in the last three decades have missed out on planning for a lot of things that have aesthetic values

The first few apartment buildings came about during the 'British Raj' in Mumbai. During those years most apartment layouts were planned with great detail, for example; maids room, maid's bathroom, store room, pantry, kitchen, separate access for service etc. The apartment sizes were planned with gracious space for large bedrooms/bathrooms. I guess the population versus space available permitted developments with these layouts; it was a requirement then, now considered luxury.

If you look at locations like Cooperage with residential buildings and most of `Ballard Estate' and `Fort' with commercial office buildings, we have properties that were developed in late 1800's and early 1900's. All built with stone, still looking `rock' solid. Most of them have floor to ceiling height of 12 to 15 feet.

The majority of properties developed after 1960's in town and the suburbs amidst the amount of construction that has happened, have been poorly planned with small layouts. Affordable housing was the focus.

`Maker and Maker' in early 70's made the difference by constructing the first few towers in the city with slightly compressed layouts, only in comparison to the colonial type properties. They maintained the similar aesthetics of the colonial properties by just compressing the size a little, but added better infrastructure with ample parking, garden and open spaces which was missing in the best of properties. Even today Maker Towers and Jolly Maker I command the highest prices in Mumbai.

The new construction in the early 90's till date have seen a mix of super luxury, luxury and economy type properties across the city. Small details like air condition handling areas for split air conditioners; a change from typical window units, ample parking for owners to guest parking etc., have been looked into with great detail. Most of the new buildings have a maid's room and a bathroom in the bigger apartments or a maid's bathroom on every mid landing between floors in smaller apartment buildings.

Today, new buildings have emphasis on two or three car parkings per apartment if space permits, the newest in elevators, latest in plumbing, electrical wiring, safety gadgets, and fire safety, among other things. Look at a building like Samudra Mahal - an excellent building and location - but the staircase is the narrowest I have seen. In case of fire the only way down is the staircase.

The new fire department laws are stringent and have minimum prescribed standards like width of the staircase, fire engine moving space in the compound in multi storey building etc., without which the Occupation certification (OC) is impossible. I know of various buildings in which the OC is yet pending due to clearance not granted by fire department.

I was recently in Dubai to tie up with a few prominent developers. All the construction there has nearly the same look, barring the shape and size. One developer has hit the right note by having an Indian palace like 'design and feel' to the entire property development. Now, that is the kind of appeal that will agree with the Indian high-end gentry from anywhere in the world. I guess we have all seen and admired the glass and steel look. But our heritage is something that will always have the better of us.

In Mumbai and within India too, it would be nice to see new construction with a blend of heritage values and modern technology. A stone building with part aluminium and glass façade could be a good blend of old and new. The swimming pool on the terrace level could have an additional meditation / de stress sound-proof area, to make living in this city worthwhile. All in all, a contemporary look and feel, with a blend of new, that hits the right chord.

BULLETS

Apartments constructed during the British Raj were planned in great detail, with large bedrooms and bathrooms, and attention to aesthetics

Over the years, layouts in Mumbai homes began to be compressed, even as infrastructure in buildings improved

In contemporary times, it would be nice to see new construction with a blend of heritage values and modern technology


		The need for aesthethics - May 20, 2006. Times Property (Times of India) "A stone building with part aluminium and glass façade could be a good blend of old and new" Apartments that have been constructed in the last three decades have missed out on planning for a lot of things that have aesthetic values The first few apartment buildings came about during the 'British Raj' in Mumbai. During those years most apartment layouts were planned with great detail, for example; maids room, maid's bathroom, store room, pantry, kitchen, separate access for service etc. The apartment sizes were planned with gracious space for large bedrooms/bathrooms. I guess the population versus space available permitted developments with these layouts; it was a requirement then, now considered luxury. If you look at locations like Cooperage with residential buildings and most of `Ballard Estate' and `Fort' with commercial office buildings, we have properties that were developed in late 1800's and early 1900's. All built with stone, still looking `rock' solid. Most of them have floor to ceiling height of 12 to 15 feet. The majority of properties developed after 1960's in town and the suburbs amidst the amount of construction that has happened, have been poorly planned with small layouts. Affordable housing was the focus. `Maker and Maker' in early 70's made the difference by constructing the first few towers in the city with slightly compressed layouts, only in comparison to the colonial type properties. They maintained the similar aesthetics of the colonial properties by just compressing the size a little, but added better infrastructure with ample parking, garden and open spaces which was missing in the best of properties. Even today Maker Towers and Jolly Maker I command the highest prices in Mumbai. The new construction in the early 90's till date have seen a mix of super luxury, luxury and economy type properties across the city. Small details like air condition handling areas for split air conditioners; a change from typical window units, ample parking for owners to guest parking etc., have been looked into with great detail. Most of the new buildings have a maid's room and a bathroom in the bigger apartments or a maid's bathroom on every mid landing between floors in smaller apartment buildings. Today, new buildings have emphasis on two or three car parkings per apartment if space permits, the newest in elevators, latest in plumbing, electrical wiring, safety gadgets, and fire safety, among other things. Look at a building like Samudra Mahal - an excellent building and location - but the staircase is the narrowest I have seen. In case of fire the only way down is the staircase. The new fire department laws are stringent and have minimum prescribed standards like width of the staircase, fire engine moving space in the compound in multi storey building etc., without which the Occupation certification (OC) is impossible. I know of various buildings in which the OC is yet pending due to clearance not granted by fire department. I was recently in Dubai to tie up with a few prominent developers. All the construction there has nearly the same look, barring the shape and size. One developer has hit the right note by having an Indian palace like 'design and feel' to the entire property development. Now, that is the kind of appeal that will agree with the Indian high-end gentry from anywhere in the world. I guess we have all seen and admired the glass and steel look. But our heritage is something that will always have the better of us. In Mumbai and within India too, it would be nice to see new construction with a blend of heritage values and modern technology. A stone building with part aluminium and glass façade could be a good blend of old and new. The swimming pool on the terrace level could have an additional meditation / de stress sound-proof area, to make living in this city worthwhile. All in all, a contemporary look and feel, with a blend of new, that hits the right chord. BULLETS Apartments constructed during the British Raj were planned in great detail, with large bedrooms and bathrooms, and attention to aesthetics Over the years, layouts in Mumbai homes began to be compressed, even as infrastructure in buildings improved In contemporary times, it would be nice to see new construction with a blend of heritage values and modern technology