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An Alternative Approach to Addressing Core City Housing Through Design Interventions: Case of Kolkata, India

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An Alternative Approach to Addressing Core City Housing Through Design Interventions: Case of Kolkata, India An Alternative Approach to Addressing Core City Housing through Design Interventions: Case of Kolkata, India Tapas Mitra 1 Sheuli Mitra 1 1 School of Planning and Architecture, Bhopal, India, Neelbad Road, Bhauri, Bhopal, Madhya Pradesh 462030, [email protected], [email protected] ABSTRACT The residential neighborhood continuum, spread across the physical fabric of the core city of Kolkata is representative of the city’s unique character. Due to non-availability of space at the core and overloaded infrastructure, mass housing initiatives in public and private sector across all segments have happened largely in its urban peripheries resulting in consumption of large land banks and cutting off the lower income housing sector from the city areas serviced by large scale trunk infrastructure. The core in turn has degentrified and experiences outmigration and social degeneration. The present paper, which captures a part of a larger continuing research, presents the case of the residential cores of the Kolkata Municipal Corporation where the housing scenario presents certain conditions as follows: (i) Presence of significant building premises where the existing building is in good condition and architecturally significant and is being lived in by the original owners/mix of original owners and tenants. (ii) Decay where the structure has gradually decayed, because of various factors, some of which include, lesser use of the building due to outmigration, downgrading of socio- economic conditions, inability of aged family members to maintain the house etc. and (iii) Transformation which results in modification/demolition of old structures. In all the scenarios mentioned above, the market forces compel a transformation into the developer driven apartment as the predominant housing typology, which is usually unaffordable to the local community and caters only to higher income demand replacing lower income communities in the city core. Also, the housing stock thus generated is entirely out of context and gradually obliterates the character of the core city fabric. The present research devices a toolkit that enables informed decision making in terms of retaining significant architecture, contextual retrofitting resulting in supplying affordable new stock to appropriately fit into the existing urban fabric. The development which occurs on each plot is a result of the combinations of (i) Physical networks of street widths (which determines the permissible FAR) and infrastructure lines (ii) Premise sizes, building types, conditions and built-up areas and (iii) Socio-economic factors relating to the number of stakeholders, residents and aspects of migration patterns etc. The toolkit is designed to perform a rapid appraisal of all these attributes which would help in assessing the future scenarios of development, identify intervention thrusts required and eventually provide design intervention guidelines specifically applicable to these areas at the city level. It further examines and suggests modifications/adaptations in the existing regulatory framework including building level bye-laws and zoning guidelines to enable innovations in building design to retain specific housing typologies, streetscapes and overall imageability of the city core. Through the use of the toolkit, local communities and governments can develop a combination of design strategies by which the core city would be able to retain its architectural character and augment infrastructure simultaneously providing affordable and socially acceptable new housing stock which would enable the immigrant/original resident to live/continue to live at the city core in improved living conditions. KEYWORDS: Core City Housing, housing transformation, design intervention. AUTHOR BIOGRAPHY: Tapas Mitra is an architect and Urban Designer who has been in teaching, practice and research for twenty five years. He is presently Associate Professor in Architecture and Programme Coordinator of Urban Design at the School of Planning and Architecture, Bhopal. His research and publications have been on the core residential areas of Kolkata. He has a Ph. D on transformations in older residential neighbourhoods, from Jadavpur University, Kolkata. Sheuli Mitra is an architect and urban planner and possesses a Ph. D in social and economic viability of urban housing . She has been in teaching and practice of architecture and urban planning. Her research areas include 1 urban studies with focus on urban transformations and the social and economic inequalities in land and housing markets. She is presently Associate Professor in Planning and Dean, Research and Development at the School of Planning and Architecture, Bhopal. 1 Introduction The Kolkata Metropolitan Area (KMA) is spread over an area of 1851 sq.km. with a population of about 17 million resulting in a density of around 9,184 persons per sq.km. The Kolkata Municipal Corporation (KMC) is one of the six districts in KMA and occupies around 185 sq.km, (about one tenth of the land area of the metropolitan area), but houses a population of around 4.5 million with a density of around 24,430 persons per sq.km. The initiatives of affordable housing in the KMA have been spread across the metropolitan area and have been supplied by both the public sector and private sector, albeit in lesser numbers. Early planning documents since the beginning of the 20th century had recognized the need to address the concerns of a large supply of land and housing for lower income groups and had proposed a structured approach to distributing populations in various locations across the planning area in satellite towns, residential nodes and also within the city corporation area, linking these with transport and infrastructure lines servicing these areas. However many of these proposals were never implemented and the city grew in a piece meal fashion. In recent years, with the liberalization of the economy and the increased participation of the private sector in housing markets, the allocation of land for housing became significantly skewed in favour of the higher income population. The state changed its role from provider to facilitator and in the process auctioned/sold/allocated land on peripheral areas to private developers for provision of housing and reduced its role in direct housing supply. This resulted in large tracts of land at the periphery converted to housing for higher income population, following real estate market dynamics. The lower economic segments were almost removed from the formal housing markets. Peripheral locations, which were historically seen to have lower income housing sprawl have now become out of bounds for the urban poor. In this context, there is a need to relook at the older residential locations in the city core which have historically been homes of all socio-economic groups and which have the advantage of being better serviced with transportation and physical and social infrastructure services, as possible alternatives for housing the lower income segments of urban population. These areas have also witnessed transformations with new development replacing the older housing stock and new in-migrant populations replacing the original inhabitants. This paper focuses on the older residential neighbourhoods of the city core as part of the larger metropolitan area. The residential neighborhood continuum, discussed in this paper is within the Kolkata Municipal Corporation (KMC) area and is representative of the essence of the city as depicted through its buildings, streetscapes and people. This paper focuses on the aspects of the dynamics of change in old residential neighborhood areas in the city of Kolkata. It is difficult to differentiate these neighborhoods over a larger city scale and locate the ‘edges’. At the physical level, arterial and sub-arterial roads mark the edges, or significant public realms at the city level (a park or a market) help define a neighborhood as a discrete unit. Nevertheless, these neighborhoods are part of a larger continuum spread over and connected over the physical fabric of the city which the present authors call the ‘Grey zone’. The paper further tries to evolve a methodology of assessing the sort of intervention that would be applicable to areas having common characteristics on the basis of certain criteria formulated. A two level approach forms the core of the discussion – strategy planning for certain fragile ‘grey zones’ identified in the context of the whole city and then adopting an area specific action plan within the broader framework. In the process of identifying and evaluating of the ‘grey zones’ the research adopts its theoretical framework from what Habraken calls ‘The structure of the ordinary’ (Habraken, N.J., 1998) that represents the true nature and uniqueness of a neighborhood which becomes imperceptibly, as it were, part of a larger homogeneous collage spread across the city. 2 2 Research Structure 2.1 Defining Grey Zones in the Context of Kolkata ‘Grey zones’ are areas which have the following characteristics: • Old city districts which have undergone considerable transformation already and do not possess a large number of individual buildings of historic relevance to qualify as a historic district. • Areas where the overall built form however retains a flavour of the past and can in no way be confused with the anonymous new development of the remaining city. • Areas located near major arterial corridors/ commercial districts of the city, having strong forces of land use
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