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Mumbai Heritage Conservation Committee

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Mumbai Heritage Conservation Committee MUNICIPAL CORPORATION OF GREATER MUMBAI MUMBAI HERITAGE CONSERVATION COMMITTEE MINUTES OF THE THIRTY FIFTH MEETING Date: Wednesday, 15 / 11 / 2017. Time: 02.00 am to 05.30 pm. Venue: Conference Hall at 5th floor, M.C.G.M. Head Office, Annex Bldg., Mahapalika Marg, Fort, Mumbai. The following members were present: 1. Dr. Ramanath Jha, Chairman; 2. Dr. P.P. Bhave, Member; 3. Prof. Rajiv Mishra, Member, 4. Sanjay Gedam, Ch. Arch., GOM; 5. Shri Chetan Raikar, Member. The following officers were in attendance: 1. Shri S. S. Chavan Dy. Ch. Eng. (D.P.) - II 2. Shri Umesh Nagarkar Dy. Municipal Architect (D.P.) 3. Shri Deepak Bidve Sr. Architect (D.P.) 4. Shri Rituraj Karanjkar Sub-engineer (Architect) D.P. Leave of absence was granted to the following members - Dr. Manjiri Kamat, Prof. V. B. Deshmukh, Shri Sabyasachi Mukherjee, Shri A. A. Bage and Shri S.P. Darade, Ch. Eng. (D.P.), Member Secretary, MHCC. A. Confirmation of minutes of previous meeting: Minutes of the previous MHCC meetings dated 13.10.2017 (34th) were confirmed and the office was instructed to get the final copy of minutes signed by the Chairman. B. The following proposals which were discussed previously were then considered: Page 1 of 26 1. Case No. :634 / 2017 Sr. No.: Nil Grade - Precinct ‘Divider at Marine Drive’ Proposal: - Proposed provision of barricades to the existing central road divider from Tambe Chowk to Yoga Centre at N.S. Road (Marine Drive), Mumbai. Applicant: - Dy. Ch. Eng. (Roads) City Ref: - i) Letter u/no. CHE/19768/DP-DyMA dated 13.10.2017; ii) Earlier remarks of the MHCC dtd.02.02.2016 and 28.09.2017. This is with reference to the earlier proposal considered by the MHCC for proposed S. S. Railing from Tambe Chowk to Yoga Center at N.S.Road (Marine Drive) on newly constructed divider and along the footpath, falling in the Marine Drive Precinct. The Committee was of the opinion that Marine Drive is the most prominent heritage promenade in the City and openness is one of the main characters. By installing railings at divider and footpath the openness would be lost. Also, the railing was never a part of footpaths in this area and the Committee did not approve the same. It was however suggested to landscape the central divider if so required. The Committee had suggested that the application for the central divider with revised design of landscaping (like providing mehendi shrubs) as suggested by the Committee may be submitted separately in due course, if so desired, by the concerned dept. for the consideration of the Committee. The said remarks were forwarded to the applicant vide letter dated 28.09.2017. Accordingly, the applicant has now submitted revised application proposing landscaping at the existing central road divider. Decision of the Committee in today’s meeting: - The proposal was submitted by Roads Dept. for the landscaping of the central divider and officials from Roads dept. were present. The Asst. Commissioner, ‘A’ Ward, along with concerned Police Officials also presented 3 alternative designs in the meeting, prepared by architect Ratan Batlibhoy who had earlier worked on the beautification project at Marine Drive, for proposed installation of S.S. railing / barricade at the central divider. It was explained by the Asst. Commissioner, ‘A’ Ward and Police officials that considering the spur in the number of accidents caused due to crossing at Marine Drive, it is essential to install such railings to discourage people from crossing the road divider. The Committee considered the proposed options from the point of view of the intervention to be aesthetically in sympathy with the precinct and also caters to the purpose of its installation. The Committee, after consideration, accepted design option-1 for S.S. railing, however, it was suggested to use brushed finish S.S. instead of glossy finish. The Page 2 of 26 railing would be fixed at both the edges of the divider with the landscaped portion in- between. It was decided that a prototype design of approved railing would be installed, along with landscaping, at the most vulnerable stretch of road and the rest of the work shall be carried out after inspection & approval of the prototype design. Subject to this the Committee decided to grant its NOC for installation of S.S. Railing and landscaping of the central divider from Tambe Chowk to Yoga Centre at N.S. Road (Marine Drive) as presented today. The applicants were requested to submit final sets of drawings incorporating today’s discussion, for vetting and issuing NOC of the MHCC. 2. Case No. :596 / 2017 Sr. No.:633(9) Ballard Estate Sub Precinct ‘Jahaz Bhavan’ Proposal: -Proposed redevelopment of commercial Building of “Director General of Shipping” known as ‘Jahaz Bhavan’ on plot bearing C.S. No. 1190. of Fort division, W.H.Marg, ‘A’ ward, Mumbai – 400 001. Architect: -Deodhar Associates. Reference: - i) Application letters received on 06.07.2017, 14.08.2017 and 13.11.2017; ii) MHCC Meetings dated 08.08.2017, 07.09.2017 and 26.09.2017; iii) Site Visit dated 19.09.2017, iv) Remarks of the MHCC dated 31.10.2017. The structure u/r is not individually graded but falls within ‘Ballard Estate Sub Precinct’ of Fort Precinct listed at Sr. No. 633(9) in the published heritage list 2012. Original scope of work: - It was informed by the applicant that the building u/r was dilapidated and has been demolished in the past. The plot is now vacant and under Shipping Corporation of CPWD. The proposal is for redevelopment under DCR 33(3) which allows higher F.S.I up to 5. The existing building u/r comprised Ground + 6 + part 7th floors having offices of Shipping Corporation. It was informed that the existing office space was falling short for fulfilling the improved additional requirement over the period for better functionality of shipping corporation; hence more area is required to cater the present need. The said redevelopment proposal is purely Government building, developed by CPWD to consume the highest FSI of 5.00 and as per the present requirement, a 3 basement + stilt + 15 storied building having 58.70 m. height including staircase room &water tank above has been proposed. Discussion of the Committee in its meeting dated 26.09.2017: - The site as well as other parts of Fort Precinct were visited by the Committee members on 19.09.2017. It was observed that although the site u/r is not part of the core of Ballard Estate Sub-precinct, it is Page 3 of 26 part of streetscape of the road leading to the core and surrounding buildings are also approximately of 24 m in height. In fact the overall general existing height in Fort Precinct, of original buildings, is around 24 m barring few high rise buildings (eg. RBI HQ, Stock Exchange etc.) which are scattered in different parts of Fort Precinct. It was the collective opinion of the Committee that to strike a balance between maintaining skyline and allow development at the same time a height of 32 m could be considered in this Precinct especially in the main core between CST / GPO on the north side and up to Museum on the south. The Committee was, therefore, apprehensive about allowing a height more than 32 m up to terrace level in the instant case of ‘Jahaj Bhavan’. The architect was requested to submit revised proposal conforming to the same. It was also suggested to consider expanding the footprint to the extent possible for maximum consumption of permissible area on the plot. Aforesaid remarks of the MHCC were forwarded to applicant vide letter dated 31.10.2017 and it was suggested to submit a revised proposal accordingly for further consideration of the Committee. Revised proposal: - The applicant has now submitted revised design for the said redevelopment proposal comprising double basement + ground + 9 upper floors with total height of 32 m up to terrace level. The front elevation comprising a mix of glass façade and logo / emblem of Shipping Corporation is proposed. The rest of the façade is in sympathy with general elevational character observed in the Ballard Pier Precinct. Decision of the Committee in today’s meeting: - The Committee noted that as suggested earlier, the height of the proposed building has been restricted to 32 m. The alternate elevations for front facade were also submitted by the architect. The Committee felt the elevations could be toned down and reworked to be more in harmony with the Ballard Pier precinct. The architect was requested accordingly. Subject to the elevations being got approved form the MHCC before issue of C.C. above plinth level, it was decided to grant NOC from heritage point of view to the revised plans for reconstruction of 'Jahaz Bhavan' building. C. The following new proposals / cases were considered: 1. Case No. :641 / 2017 Sr. No.: 121 Grade - I ‘Ornamental poles at CSTM & MCGM Head-office’ Page 4 of 26 Proposal: - Proposed installation of heritage themed poles for illumination and beautification of area in front of CSMT and MCGM Head Office in Fort, Mumbai. Applicant: - Assistant Commissioner ‘A’ Ward. Ref: - CHE/21526/DP-DyMA dated 03.11.2017; This is with reference to the letter received from Assistant Commissioner ‘A’ Ward seeking NOC from the MHCC for ‘proposed installation of heritage themed poles for illumination and beautification of area in front of CSMT and MCGM Head Office in Fort, Mumbai.’ The area u/r is situated within the ‘BMC Sub Precinct’ of the ‘Fort Precinct’ which is listed at Sr. No. 633 (12) in the heritage list.
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