Old Markets,New Ideas Revitalizationfor Aminabad,. by Mamta Prakash-Dutta Bachelorin Architecture SirJamshedji Jeejeebhoy College of Architecture,Bombay, India April,1992.

Submittedto the Departmentof Architecture in partial fulfillment forthe degreeof Masterof Sciencein ArchitectureStudies --. at the MassachusettsInstitute of Technology June, 1999.

@Mamta Prakash-Dutta1999. All rightsreserved. Theauthor hereby grants to M.I.T.permission to reproduceand to distributepublicly paper and electroniccopies of thisthesis document in whole or in part.

Signatureof the author Mamta Prakash-Dutta Departmentof Architecture June, 1999.

MA~SA.CHUSETTSINSTUTE Certifiedby OFT fEJCy 1 JulianBeinart Prdfess of Architecture ThesisAdvisor

LI;-ARES Accepted by RoyStrickland AssociateProfessor of Architecture Chairman,Department Committee on GraduateStudents

1 John de Monchaux Professorof Architectureand UrbanPlanning Departmentof UrbanStudies and Planning Director,SPURS Reader

HasanKhan VisitingAssoicate Professor Departmentof Architecture Reader Acknowledgements Abstract 1. Introduction 2. Thecity and the historiccore 3. Analysisof the siteand the situation 4. Factorscontributing to the currentsituation

Indian RealEstate Market System PublicAgency structure 5. Fiveapproaches Conservationplan ResidentsCommunity plan

Figurea: streetfacade 1 MerchantsCommunity plan Contents Tourismplan Transitoriented development 6. Proposalfor Aminabad Integratedplan for the area Implementationstrategies Conclusions 7. Bibliography& Illustrationcredits Towardsthe end of this thesis,I stand humbled, knowing that it would never have been possible for me to have done it on my own. Even before my formal thanks to people who have been instrumental in my thesis,I would like to acknowledge all my friends and some near strangers who quite unconditionally gave me little words of encouragement and little deeds of kindness which kept me going at very crucial times.

My thanks are due to:

Prof.Julian Beinart for patiently guiding me through this work. In our long discussions,he asked me some tough questions, making me question my naive optimism and conventional procedures.

Prof.John de Monchaux for his astute observations always managing to see the situation from another angle and his positive comments on my writing. In very subtle ways, he nudged me to become more specific and clear in my comments. Acknowledgements Projjalfor his continuous support and immense patience with my blundering ways and unreal ideas. Hiscomments on my thesisgreatly informed it, adding value and a healthy dab of skepti- cism.

my father, Mr. Yogendra Prakash,and his brother, Mr. Narendra Kumar, for sharing their passion for Lucknow with me and making this thesishappen.

my mother, Mrs.Shobhna Prakash,for her constant support and encouragement. Robert Cowherd for listeningto me and advising me as only he could.

Rachel, Geri, Brent, Kristinand Maggie for listening to me and helping me out each time I got stuck.

all my friendsin the ThesisStudio - Rob, Jing, Michael, Hector and Malina for their encourage- ment.

Michelle, Alberto and Bob at the Aga Khan program office for being so supportive as I tuned into a growly bear towards the end of my thesis. Sunitha for her last-minute help.

Kavita, Kartik,Dada and Sue for their love and support.

Prof. Jerold Kayden for his brand of realism. dedicated to my maternalgrand mother and Prof. Michael Dennis- for his invaluable help in letting me use his office on the last day to Mrs.Prabhat Rastogi print. If it wasn t for him...... who isdirectly responsible for my being heretoday,

4 Old markets,new ideas: Revitalizationof Aminabad, Lucknow

by

MamtaPrakash-Dutta.

Submittedto the Departmentof Architectureon May20th, 1999,in partial fulfillmentof the requirementsfor the Degreeof Masterof Sciencein ArchitectureStudies Abstract:

Severalcities in Asiaare facing the samedilemma faced by Europein the early twentieth centu- ry and the UnitedStates in the fifties.This dilemma is how to improvethe 'blighted' old city that Figureb: street facade 2 got left behindwith itsnarrow streets and old ways.The symptoms and diagnosisare similarbut the prescriptionwill vary. Inthe lightof old precedents;the backgroundinformation of current Abstract urbantheory; a differenteconomic and demographicsituation; and the addition of new para- meterslike sustainability and good communitylife; a new strategyneeds to be devised. Thisthesis addresses the historiccore of the city of Lucknow.Lucknow is the capital of the largest state in India,a secondarylevel city. Itsold city is,at once, the vibrantcommercial center and the point of discontentwith the low quality of life it offers.This thesis shall analyze the current forcesof change and the problemsit faces and work out a strategyfor itsredevelopment. The goalsof thisproject are to improvethe qualityof lifeand to preservethe specialcharacteristics of thisarea likeheritage, diversity and densitywhile pursuing the idealsof efficiency,ecological soundnessand socialequity in the planning.The idea isto retrofitthe old city to accommodate contemporaryliving and workingwhile retaining the positivecharacteristics. The strategy tries to direct marketforces to create a change in the area.

Forthe revitalizationof Aminabad,this thesisexplores a methodolgythat usesfive classicrevit- laizationstrategies which suggestdifferent priorities, modes of implementationand sourcesof funding.These include -conservationplanning, tourism planning, residential community plan- ning, mercantilecommunity planning and a transitoriented plan. Thisthesis then developsan integrated plan which considersthe congruenciesand conflictsof the differentstrategies. It also exploresimplementation and managementstrategies for thisplan.

One of the concernsof thisthesis is to arriveat a strategywhich can be replicated in other Indian citiesand locations.In real terms,this refersto the revitalizationof an average city centerwith almostno externalfunding.

ThesisSupervisor: Julian Beinart Title: Professorof Architecture

15 Thehistoric centers of many Indiancities give on the newer developmentsand the Army one a glimpseinto a past of grandeur,of a Cantonment Boardlooks after the canton- certainway oflife and communitythat can- ment areas.The historic city, althoughit pro- not be foundin the modernnew develop- videscommerce, employment and housing mentsmost middle-income children grow up to a large part ofthe city's populationhas in. Thequality of lifeoffered by theseold been largelyignored. The old city was areasis extremely low, even in smallertowns. expected to performthe same functionsas Theseareas have not beenable to keep up the restof the city with no concern for its with changing timesand cannot cater to our uniquefeatures or historicity.The historic cen- presentstandards of living.Unfortunately, ter was the core ofthe pre-Britishcity and the these areassaw a longperiod of neglect center of governance,nobility and com- which began in Britishtimes and hascontin- merce. It stillhas remnants of traditionalhous- ued untilquite recentlywhen conditions ing, narrowwinding streets and historically became so criticalthat the city had to begin importantbuildings. This part of the city has a to pay attention tothem. very highdensity and is usuallya very unpleas- ant place to be in. Thestreets are congested am concerned I about the trendsof deterio- and unclean and the informalmarket place ration in theseold partsof Indiancities. These Introduction createsa denseshopping area. Thecommu- areasare associatedwith the identityof the nitythat livesin thispart of the city today con- city and a nostalgiafor the past and are an sistsof veryfew old traditionalfamilies. Most of importantpart of Indianheritage. these familieshave been replaced by low- Revitalizationof these areasneeds to be income people when they havechosen to addressedin a morecomprehensive and sus- move out to newer developmentsat the tainable way and thisimperative drives my edge of the city that offer a better quality of thesis. life.

Currentsituation in several The Britisharea includesthe Civil Lines,the Indian army cantonment and the Railway Station. cities Thiswas a very low densityarea with wide The structureof many Indiancities today is tree-linedstreets and large open park areas, very similar,Many largeand historicIndian bungalowswith very big yardsand sportsand citiessuch as Delhi,Bhopal, Agra, Ajmer, leisurefacilities like clubs, polo grounds,golf Udaipur,Hyderabad, Jaipur, Ujjain, Gwalior coursesand such. and Lucknowcan be divided roughlyinto threedifferent areas - the old historiccore, TheCivil Lineshoused British citizens in the 'Saha,Shovan K. Conservation based development the Britisharea and the new development IndianCivil Service.The Army Cantonment of Shahjahanbad: the historic capital city of India. sinceindependence in 1947- each with its wasthe militarybase and wastaken over by own uniquecharacter' . the IndianArmy after independence.There is usuallya smallmarket area close by called Out ofthese three, the historicarea hasseen the SadarBazaar which was the commerce maximum disinvestment.The city authorities run by Indian merchantsto fulfilthe needs of have chosento spend mostof theirresources the BritishArmy. The Railway Stationwas sur- movedout. Theempty houseswere not roundedby the housesof the Railwayperson- abandoned or burnt but were re-occupied by nel - the Indian Railway Servicebeing a com- poorerpeople much likeAmerican cities. In plete institutionby itself. India,the old city has slowlyturned into an area that housesimmigrant workers and very Newdevelopments after lie Independence poor dwellers. somewherein the middleof the two. To pro- vide housingfor the large numberof refugees, City planningauthorities have beenslow to who had arrivedfrom Pakistan,areas were react to thisdownward trend in the area and plannedwith smallplots and simplehouses. very little hasbeen done to improvethe situa- Laterdevelopments designed for medium tion. Smallimprovements like movingout density,divided into high, middleand low- wholesaletrade of messyand loud tradeslike income groupswith provisionfor schools, vegetablesand fruits,grain and ironand steel parksand communitycenters. Further popula- made somechanges in the area but not i-igure i. i: view of uia LUCKnOW- a marKeTSTreeT. tion growthkept pushingthe edge of the city enoughto reversethe trend. Often the mer- outwards. chant communitiesresisted change as they sawthis affecting their short-termprofitability. As a result,most cities today have a historic area that is perceivedas a problem.High lev- Different citiesin North India are at different elsof congestion,very high densityof people, stagesof thiscurve. Lucknowitself is on the unclean environsand povertyhas turned brinkof a major change. Theshift from retail someof them into unlivable spaces.Historic to commercialtrade has not happened yet areasseem to follow a trend.This trend can but can be seenas a possibilityin the near be clearlyseen from the exampleof Delhi future.Lucknow has recentlyseen rapid where the ingressof refugeesin 1947led to a developmentat itsoutskirts giving people severeincrease in the populationin OldDelhi many new optionsfor locating theirhouses. and in new developments,In lateryears, developmentof newerareas in SouthDelhi Need for intervention and an increasingcommercialization in the Thecurrent trends if allowed to take their historicarea, lead to the slowoutward migra- coursewould resultin a situationsimilar to tion of residents.These fleeing residents were Delhiwhere wholesalehas largelyreplaced constantlyreplaced by poorer people often the retail trade, the residentialcommunity coming from ruralareas. High-end retail also inhabitingthe area is extremelypoor, traffic is followedthe same path. Slowlyretail in the chaotic and the quality oflife isvery low. It historicareas became no longer profitable would thus be appropriate tointervene to and wholesaletrade took itsplace. Wholesale alter the currenttrend. trade unlikeretail does not try to make the place pleasantfor shoppersand is particularly Thisthesis attempts to look at strategiesthat indifferentto physicalenvirons. This in turn led would alter the path for Lucknow,and to the massexodus of residentsfrom the area; improvethe areaof Aminabad. even the familiesof the merchantsthemselves Goals for revitalizationof the area. Theserepresent five differentadvocacy groupsand are con- Thisthesis will examine a revitalizationstrategy servation,tourism, residents, merchants and for Lucknow.The main goalsof the proposed a transitoriented plan. Thelast chapter brings strategyare: theseapproaches together in am integrated 1. Improvementin the quality of lifethe area plan and discussesthe processof implemen- offers. tation and ends with conclusions. 2. Preservationof the character of the area, in Reasonsfor selectionof termsof itsheritage, density and diversity. Aminabad, Lucknowas the Parametersthat furtherqualify these goals are: focusfor thisthesis. Thearea of Aminabad isan old market place. Creatingfunctional and economicefficiency Almostall other citiesin India have a similar for the entire area. market place that is very important to the city for the commerce it offersand generates,but Designingan environmentthat isecologically is neglected and poorly-maintainedby the sound and encouragesgood environmental the touristappeal in these places is practices. city. Often very limited and tourismis not a tool that can Reinforcingsocial equity by includingweaker drive the revitalization.The reason for the stakeholders. selectionof thismarketplace Aminabad in a secondlevel city of Lucknow- isto develope Organizationof the thesis: a processthat could be replicated in other citiesin similarsituations. The using After the thesisand itsgoal have been identi- method of five different fied in the Chapter1, Chapter 2 describesthe plansto reach the main plan context- the city of Lucknowand thecom- allowsfor variationsin emphasisand interven- tionsto suitdifferent situations. mercialarea of Aminabadwhere the thesisis focussed.Chapter 3 goes on to analyzethe Largercities like Delhior Bombayare special siteand the physical,social and economic caseswhere the scalesof operation are very aspectsof the area- focussingon strengths different.Forces like governmentor com- and weaknessesof the siteand the opportuni- merce are much greater and the interven- tiesand threatsthey pose.It alsodefines the tionsthat workthere cannot be readily forcesof change and the currenttrends in the applied to othercities. The aim of this thesisis area. Chapter4 explainsthe backgroundof to try and work out a frameworkor a process the peculiaritiesof the Indianreal estate mar- of analysisand implementationthat could be ket systemand the public agency structure applied to almostany city in India withmodifi- which have beenstrong influences in creating cations. the currentsituation and willcontinue to effect futurechanges. Chapter 5 discusses the applicationof five differentapproaches

8 0 for one mile.The urbanarea of Lucknowis L U C K N o W now situatedon both banksof the River Gomti. It has a north-southextent of about six Introduction milesand east-westextent of about seven Lucknowis the eleventhlargest city in India miles.The total area withinthe city boundary with anestimated population of over 1.6mil- isabout 40 squaremiles. lion people in 1991. It isthe capital city of Lucknowis well connected to all the major India s most populousstate (UP) citiesof India by road, rail and air. It is 49kms and the seat of the state government.It from Kanpur,a large industrialcenter, 490kms would be categorizedas a mid-sizeIndian fromthe capital city of Delhi,970kms from the town. It was establishedin about the seventh city of Calcutta and 317kmsfrom the religious centuryand located on the banksof the River center of Varanasi.The climate of the city is a Gomti- an importanttributary to the River temperate or sub-tropicalmonsoon, with . extremesummer and winter temperatures Inthe eighteenthcentury, under the patron- and a substantialrainfall in the rainy season. age of the Nawabs,the city of Lucknowflour- Historyand development of The city and ishedas a center of a uniqueculture known for itsexotic cuisineand itsvery rich language Lucknow and poetry. It is stillknown for a styleof the historic embroiderycalled Chikanexquisite lace-like Lucknowhas neverbeen the capital city of a embroideryon soft white muslinand for its large and importantkingdom and thusthere perfumeriesthat create a rangeof perfumes isno strongurban and architecturalexpres- sionof power. core and oils.All together theseaspects mesh into Instead,it developed through a culturewhich isvery rich and characteristic spontaneousadditions and accretionsby consecutiverulers over the centuries.The river of thiscity. Lucknowstill retains this image of a very genteeland politeplace, a relaxedcul- imposedan order on the city and important ture that isat the sametime very beautiful. buildingsand complexeswere located on its banks.The The city hasan aura of royalty,an air of meanderingof the riverorganizes urbanityin the waysof greetingand the the city structurein a gentle curve. dialect that is spokenhere - a mixtureof Hindi Lucknowdates back to the seventhcentury and - Hindustani.The city is alsoknown BC,though there are no existingstructures for itsold monumentsand the gardensthat from thisperiod. It was originallya Hinducity surroundthem. named after the valiant brother of the mytho- logical kingRam Chandra, Lakshman. There Geographic location stillexists a mound nearthe rivercalled the Source: Censusof India, 1991. Lucknowis located at 26degrees North lati- Lakshmanka Tillathat is a reminderof the tude and 80 degreesEast longitude and is at city'sorigin. an average height of 403feet above sea PRE-BRITISHPERIOD level.The city hasa very small gradient Historicrecords of Lucknoware available from towardsthe Southwestat a slopeof one foot 1031ADwhen Lucknowwas attacked by a

10 Muslimking for the firsttime. TheAfghan mili- remainwith the people andthe place2. tary leaderSyed Salar Masud attacked the In 1754,he was succeeded by Nawab Shuja- city and the surroundingarea of or ud-Daulawho refusedto transferrevenues to Oudh underthe ordersof Mahmud Ghazni, Delhi.He movedthe capital to the city of ThereafterLucknow had a seriesof Muslim Faizabadabout 80kmsaway. Lucknow rulers,several of whichwere representatives became a much smallertown, with two main of the Tughlaqand Lodhirulers in Delhiat that areasof livingone near Chowkand the other time. During the Mughalreign in Delhi,the closeto the Machhi Bhawan.The rest of the EmperorHumayun occupied Lucknowfor a city became overgrownand covered by a shortperiod beforethe Afghansreoccupied jungle. it. Hissuccessor Nawab Asaf-ud-Daulamoved 1530,the Afghan ruler Delhi,Sher Shah In in the capital back to Lucknowin 1775.He Suriestablished a silverand copper mint in made extensiveadditions to the city building Figure2.1: Map of Indiashowing This thelocation of Lucknow. was in operationeven later in severalbuildings and gardens.Some of the the reign of the Mughalemperor Akbar in prominenttourist locations in Lucknowtoday Delhiuntil about 1595.The city grew rapidlyat were built in hisreign, including the AsafiKothi, thistime and several importantbuildings the BaraImambara, and the RumiDarwaza. includingthe MachhiBhawan and Panch the Hissuccessor Nawab SaadatAli Khanwas Mahal were built. flourishedas a It centerfor announced by the Britishin 1798and was suc- trade and commerceand it some added ceeded by hisson Nawab Ghazi-ud-din new residentialareas under the next emperor Haiderin 1814.Lucknow flourished and grew Jehangir. Duringthe reignof the King towardsthe southeastpart of the city. Saadat Aurangzebin Delhi,the staunchMuslim king, Ali who enjoyed huntingbuilt the hunting a mosquewas builton the famousmound, lodge at Dilkushaand hisson built the Haider the Lakshmanka Tilla,replacing theoriginal canal - an importantcanal even now Hindushrine. (though it unfortunatelycaries sewage rather In 1720,Saadat Khanwas the appointed ruler than clean water). of Lucknowand a representativeof one of Figure2.2: The Charbagh Railway Station, At thisstage, three areas of the city could be Lucknow. the lastMughal kings, Muhammad Shah. It seen:first, the homesof the merchants,an was 1728 he revolted rule in that againstthe area of narrowstreets, congestion and small from the Empire Delhi in and refusedto take marketplaceswithin residential areas; second, ordersfrom the Mughal He court. founded the the newer city built by Nawab Saadat Ali Awadh or Oudh dynastyand proclaimedhim- Khanwith a wide streeta mile long with mar- selfthe Nawab(nobleman) of Awadh. This 2 ketsand housesof the nobility;third, the quar- "Vestigesof itsfame persist in the present."Sinha, markedthe beginningof an importanttime in Amita and Kant, ter closestto the riverthat consistedof Rajat. Urban Evolutionand the historyof Lucknowwhen it was no longer Transformationin Lucknow,India - a comparative mosques,palaces, gardensand pavilionsthat a subordinateprovince of Delhi.The Nawabs studyof itsstreets" in TraditionalDwellings and together formedthe royalquarter. Settlements,Working Paper Series, Vol91. IASTE, left an indeliblemark on Lucknows history. Ghazi-ud-dinwas Berkeley,1996. Eventill today the city isreferred to as the city succeeded by Nawab of Nawabsand fragmentsof the culturestill Nasir-ud-din(1827-37), replaced by MohammedAli Shah (1837-42), by Amjad Ali ulationof Lucknowdropped from sevenhun- Shah(18420-47) and finallyby WajidAll Shah dred thousandto a meretwo hundred and (1847-56)the lastNawab of Oudh.The most forty thousand.The floods in 1915also significant additionsto the city in thislast destroyedlarge partsof the city. The 1930s phase werethe IronBridge across the river saw moreexpansion in the city. The Gomtiand the Hazratganjmarket. Secretariatand other offices,the new Civil THEBRITISH PERIOD Lines,the MallAvenue and the Cantonment were constructedby the British. The Britishinfluence in India began in the late 1600s.After agreeingto have a Britishresident AFTERINDEPENDENCE as hisguest in 1763,the Nawab Asaf-ud-Daula When India got itsIndependence in August builtthe Britishresidency in Lucknow 1947,Lucknow saw a great increasein popu- (1780-1784).In 1765,the Britishsigned a treaty lationdue to migrationof refugeesafter the for free trade in Awadh and askedthe nationalpartition. Hasty unplanned arrange- Nawab to pay Rs.5,000,000towards war mentsfor them resultedin haphazardorgani- indemnity.This was to be paid partly in cash zationof uses.Congestion in older partsof the and jewelryand the restover 13months. The city furtherincreased. Over the decades Nawab was alsonot allowedto employ for- Lucknowhas grown strongeras an administra- Lucknow City Level Plan I ...._ - Historical Development eign mercenariesin hisarmy and wasforced tive town.The main economic basisof to supportthe Britisharmy in Lucknow.Over Lucknowhas been administrative,judicial and Figure2.3: Map showing the developmentof Lucknowin three stages: and above that the Britishcompany reserved institutionalfunctions and otherservices and Developmentunder the Nawabs. the rightto interferein the day to day affairs businessesthey support.It hasvery few indus- Developmentunder the British,1858-1947 of Awadh. tries- mostlysome large public sectorindus- Developmentafter Independence,1947 onwards. Thesoldiers' revolt or the firstwar of indepen- tries. dence was in 1857.The British were kept pris- MasterPlanning for Lucknow oner in the residencyand otherEnglish homes for severaldays till militarysupport arrived to BriefPlanning History help them. Thecity of Lucknowwas taken After the flood in 1915,Patrick over by the BritishEast India Companyand Geddesand H. V. Lancasterwere Town WajidAli Shahhad to signa treaty surrender- invited to make a for the ing the exclusivegovernance of histerritories planningand improvementscheme city (1916-19).Geddes his to the EastIndia Company. This concluded brought survey based planningto useand conducted sever- the Muslimdominance in Lucknow.The British proceeded to make severalchanges in the al surveysin Lucknowwhere the team looked city of Lucknow.It was made militarilysafe at the different problemsin the city. He made a set of drawingsfor fromthe Britishperspective and two-fifthsof the city and prepared a the city was demolished.New roads were report that had recommendationsfor differ- built and all buildings,with the exceptionof ent areaslike the conservativesurgery for the old city area of Chowk. His old historicbuildings, within 300 yards from the suggestions ranged from creationof parks,planting trees, Figure2.4: A birdseye view from the Roomi dar- riverwere demolished.A numberof military introductionof balconiesin houses,creation waza - a historicalgate postswere established.In thisperiod, the pop- "Inthe Lucknowmetropolis plan andthe planning of rotariesat congestedintersections, low densityof 51-100persons per acre in the policy,Lucknow has been conceived as a singe improvementof housingand introductionof cantonmentarea and at the edge of the city. greatentity with one maincenter, a transportation urban agriculture.The Lucknow Improvement The main commercialareas in the city are systemproviding radial movement to and fromthe Trustwas founded in 1920,which undertook Chowk,Aminabad and Hazratganj.The latter maincenter, and a conicaldensity pattem high developmentschemes for openingup con- two have been recentlydeclared as a com- nearthe center and fallingoff withgreater outward gestedareas, preparation of new building bined CentralBusiness District and a special distance,a moreor lessdefinable outer edge to its sites,improving communications and demar- zoningplan is being prepared for that. Apart physicallybuilt up spread and approximately encir- cating areasfor heavy industriesand markets. fromthese, there are other commercialareas cledby a substantialgreen belt." Veryfew of Geddess suggestionswere actu- that are smallerand formthe districtand MasterPlan of Lucknow,1975. ally taken up by the ImprovementTrust. neighborhoodcommercial areas. After India s independence,The Town and TheCorrected Master Plan 1992 CountryPlanning Department was set up in 1950to deal with the problemsof the urban 31amendments were made to the 1975 areasand make comprehensiveplans for all MasterPlan before a corrected plan was the cities.The firstMaster plan for Lucknow passedby the state legislaturein February was preparedfor the periodfrom 1965to 1992.There is a proposalfor a new master 1995.Even as the plan recognizedthe historic plan to be prepared in the next year or so, character of the city, it did not make any spe- probably by externalagencies or a private cial provisionsfor it. planningfirm. Thecorrected Master Planof Lucknow1975 masterplan updatesthe physi- cal plansand facts as stated in the 1975 Thenext masterplan for the city of Lucknow MasterPlan and proposesseveral improve- was drafted and passedin the year 1975.The mentswithin the city. Themain problemsin 1975Master Plan document defines the mas- the city according to the plan are the lack of ter plan as: a transitsystem, lack of adequate housing, Inthis plan, effortswere made to retainthe and the lack of a good economy. Among its character of the city, which isfamous for its many proposalsare the improvementof cur- gardensand open spaces.Some of the major rent streets,building of three flyovers,an ele- problemsas seen by the city are: vated expresswaybuilt over the historic HaiderCanal, five bus/truckterminals onthe e Highdensity ranging from 200-250persons city edge, a light rail transitsystem, improve- per acre in someareas ment of the historic/culturalzone for tourist * Scarcityof land withina reasonabledis- and recreationalpurposes. Proposal for com- tance merce included the designationof the main * Risingcost of land and services marketareas as the CentralBusiness district, creationof districtand sectoralcommercial Threedifferent types of residentialareas were areas,and demarcation of bazaar streets identified:high densitycloser to the citycen- where the buildingson the edge would be ter (151-250persons per acre);a medium designatedcommercial use. One of the main densityfurther out of 101-150persons per acre reasonsfor congestionas stated here isthe in developmentsaround the old city and a Figure2.5: Image of theold marketin Chowk. centralizednature of commerce and offices that causesa lot of unidirectionalcommuting during peak hours.Inadequate mass-transit facilities,level crossingsof railwayon primary roads, 16%through traffic, 12-15%congestion during peak hours,unauthorized encroach- mentson streetsand the lackof proper park- ing spacesadd to the congestionand delay in travellingin the city. 1.Zonal division and general structure of the city Thepresent city of Lucknowlies on both sides of the RiverGomti and the varioususes are distributedevenly overthe entirecity. Thehis- toric areas,the important retail,wholesale markets,the main governmentinstitutions, educational institutionsand offices lie on the Southbank of the river.On the North bank lie the main LucknowUniversity and other edu- cational colleges,several hospitals and shop- ping areasand a largeresidential area lead- ing outwards.The central area of the city thus formsthe focus for hospitals,universities, col- legesand schoolsand the area aroundthese useshouses the residentialpopulation andthe retail, schoolsand health servicesthat provide for them. Southeastof the main city center liesa large area with verylow density,wide tree-lined streets,and bungalowswith lavishyards. This is the cantonmentthat hoststhe militaryestab- lishment,the governor'sestate, the chief min- isters bungalowsand other prestigiousgov- ernmentresidences. Some small pockets in hereare moredensely populated and have a blue-collarcivilian population. North 0 1km Am 3km Lucknow City Level Plan Themain commercialareas of the city are Hazratganj,Chowk and Aminabad.Together General Structure thesecater for almost85% of the citiesretail Figure2.6: Lucknow: general structure and land- marksof the city. 14 and 95%of itswholesale market. Shopping areasto better housingand lifestylesin the complexesand marketslocated near newer suburbanareas. The outward growthhas developmentcater for a lot of theirresidents' mostlybeen residentialaccompanied by immediaterequirements. A large belt along basic servicesand there has been no move- the southernbank of the riverextending ment of jobsto theseareas, dramatically almostthe entirestretch of the city encom- increasingthe numberof commuters.This is 'Amitabh. UrbanLand Market and Land Price change. passesmost of itshistorical monuments and visibleboth in the form of two-wheelvehicles AlstedPublishing House, England, 1997. has recentlybeen declared a conservation on the road and pressureon the public trans- 4 Tempos seat eight persons(sometimesmore) run on zone.Special guidelinesfor theseare in the port service.Many cultural institutionshave diesel and are usuallybadly maintained. As a result, processof formulation. been given landin the easternarea to devel- they produce almost black smoke. Thenew developmentin the outerring forma- op their institutions.A five-starhotel has also 'Almost all of the short terms projects were begun been establishedon the banksof the Gomti. and completedby early 1999.These included: tion is mostlysingle storied single family houses e Traffic improvement in the form of road widening and that are quite denselyplanned with very small It shouldalso be noted that there has been a alignment in many areas, widening of bridges that had yards.Even in theseareas there is a general major increasein slumpopulation in Lucknow become bottle-necks and improving the traffic signal sys- tem. problemof cleanlinessand informalmarkets and about 39%of itspopulation live in slums. * Green area improvement that included renovation of creating a very disorderlyappearance. Thisis a reflectionof the slowgrowth in the dilapidated parks,traffic islands and fountains. Lucknowhas traditionally been a center of local economy of Lucknow. Lucknowiscur- * Infrastructuralimprovements in some areaslike addition of rentlysuffering from a range of urbanprob- sewer and water lines,removal of poles, building/mainte- education and politicaldebate. It hostsa very nonce of sidewalks and road dividers and provisionof prestigiousmedical college called the King lemsrelating to unemployment,housing, improved cleaning equipment to the municipal staff. George Medical College,the Lucknow transport,water and electricity provision,envi- * Creation of the first heritage zone in the city and its University,the IsabelThoburn College for ronmentalpollution and crime. A chart show- improvement in coordination with the Department of ing growth Lucknow Tourism. Women,the PantnagarEngineering College the of population in in @Relocation of the BusTerminus proximate to the Railway and a branch of the IndianInstitute of the lastfive decades and the phenomenal Station. Management.It alsohas a verygood network growth in the lastdecade by 63%3: Long-term goals were initiated during his term but have not of privateand public schools. 1951 1961 1971 1981 1991 been fully achieved yet. Theseincluded: 2. Current trends 0.50m 0.66m 0.81m 1.01m 1.67million * Completion of the Ring Road around the city. of growth " Buildingof several fly-oversto reduce congestion at inter- In recent years,the city of Lucknowhas 3. Public transportation sections. encouragedhousing development and " Creation of a privately run bus/taxi service. Lucknows urbantransport consists of a fleet growthtowards the southof the city. Land " Improvement of an old market as a tourist attraction. of privatelyrun smallcoaches called tempos " Improvement of the electricity supply situation to the was offered city to private developersat a market that plyalong designatedroutes stopping especially during peak demand time in summer,possible price to develop,subdivide sellas plots and of and startingas requestedby the passengers. creation of a refuse-electricityplant, land or built houses.Meanwhile semi-govern- " Setting up a passport office. Theseroutes have been decided by the city " Fastconnections by rail to the other cites in the region ment housingagencies developed housing and licensesare given for runningthese vehi- and more rail-reservationoffices in the city. towardsthe northeastsection of the city. This cles as taxis.Although not a very efficient sys- * Increase in the number of telephone/internet linesserving growthaveraging about 63%in the lastcen- the city. tem thisis a popular andeffective mode of susdecade (from 1981to 1991) resultof " Improvement of small industries. is the transport.There is a smallfleet of city buses * Education and information regarding the culture of both naturalincrease and migration. but these are not as frequentand have not Lucknow to the citizen of the city. A large part of the localizedgrowth is due to been very popular. Althoughthese tempos people movingout of the centralresidential providean importantservice to the city, they greatlyadd to congestionand pollution4 on transportationnetwork. The work of these the streets. agencies,although connected, is not carried 4. Political situation out with enough coordination often leading to situationswhere they are workingat cross- As the seat of the StateGovernment, purposes. Lucknowis alsovery rifewith politicaltensions. Politicianstry to make changesin the way the THEHISTORIC AREA: city isoperates, disrupt the normalcity life with lecturesand ralliesand try to cajole votes AMINABAD from the residentswith falsepromises. The majoruniversities are treated as training Descriptionof the area groundsand many studentactivists become politiciansor sociallydisruptive elements. Aminabad is a majorcommercial area of Unfortunatelytheir strongpresence in the city Lucknow,built underthe reignof Amjad Ali Figure2.7: Image of the BaraImambara - the main hindersthe decisionprocess and the smooth Shahbetween 1842and 1847.It is located on histocaltourist attraction in Lucknow. functioningof the developmentalbodies. The the southernside of the RiverGomti, to the ex-PrimeMinister of India,Mr. Atal Bihari west of the new marketarea of Hazratganj Vajpayee, waselected fromthe city of and southof the conservationzone. Hisminis- Lucknow.He initiated a very ambitious ter Aminuddaullahconceived it as a grain improvementplan for the city of Lucknowin and vegetable market. Longrows of shops 1998.A beautificationdrive was launched in and warehouseswere built with a rosegarden Lucknowthat included severalshort and long in the rear. In later years,however the grain term goalsthat addressedall the main con- market moved out to other locationsand it is cerns of the citizensof Lucknowtoday 5 . now the largestclothes and general mer- chandiseshopping area for the city. It is linked 5. Political Administrative Structure to othersmaller markets around it - the hard- Planning,development and maintenanceof ware market on SriRam Road, guns and bul- the city are carriedout by differentagencies. letson LatoucheRoad, small knick-knacks in The LucknowDevelopment Authority is con- GarbarJhalaand vegetable marketsin cerned with all new construction.They set the Nazirabadand Qaiserbagh. Allthese togeth- FloorArea Ratioand the Development er form a majordestination for the people of ControlRules and are responsiblefor the the city. MasterPlan. However,the MasterPlan was Themarket area is concentrated aroundtwo preparedby the Townand CountryPlanning main parks.These parks form large open Office.The state agency of Housingand 6 spacesaround which commerce can flourish. Geddes,Patrick. Town Planning inLucknow: a report Developmentis buildsand sellsnew housing Halfthe area of the main Aminabad Parkwas to theMunicipal Council. Murray s London Printing to the city dwellers.The Municipal Board is in Press,1916, page 43. converted into smalltemporary shops for the charge of the maintenanceof the infrastruc- refugeeswho movedto the city afterthe ture and the services.There a is separate Partitionin 1947.This has now assumeda more TransportationOffice that is in charge of the permanentnature. The park behind hasa planningand developmentof roadsand the main temple and a clock tower, which were

16 both majorlandmarks in the area once. Now the parkis neglected andthe shopshave almostenveloped the temple having extend- ed even into the basementarea of the tem- ple. Thesecond and larger parkis called the AminuddaulahPark that once had the tomb of Aminuddaulahin the center. In 1997,this parkwas transformedinto a multilevelunder- ground parkingand shoppingcomplex com- missionedas a public-privateproject by the city. It shallhouse about 500new shop and provideparking for 100cars. This concrete structureprojects above the ground for about 5 feet and hasa central glassatrium and four traditionallooking staircase structures on four !d i sidesto allow access.The structure is nearly complete, but construction has been stopped ah Pak' and occupation denied by a stayorder from intersection the SupremeCourt of India in responseto a has itshops public-interestlitigation. The appellant questionedthe incorrectinterpretation and application of landusezoning by the city. Buildingsof uniformcolor and stylesurround th thispark on three sides:predominantly institu- tional buildingson the northside, large resi- denceson the westside and storefrontson the southside. The area surroundingthese parksand edging the streetstraditionally has been commercial.Beyond this layer, howev- er, there co-existsa traditionalresidential community.Its streets are irregular,curving and privateserving courtyard houses.Two othersmaller parks existed here, one for chil- drenor privateuse and the other only for women. Thisarea though is seeinga huge expansionin commercialactivities and the two activitiesare in conflict,

Figure2.8: Detail plan of thesite- laduse

17 Masterplan landuserecom- roundingarea has been declared largelyas high-densityresidential area and mixed use mendationsfor the area towardsthe west,where the marketis current- Regardingthe historicareas of the city, the lyseen to be moving. corrected aster Plan expressesmajor impedi- Backin 1918,Patrick Geddes s plan for the ments in improvements. The reasonsstated area included recommendationsfor connect- are very high levels of population density in ing these two parksvisually. He regretted the the old areas - they occupy 4.57%of the city s buildinglow-quality retail structures on the area and support 27.5%of the city s popula- road dividing thetwo parks.He suggested the tion - a grossdensity of 415 personsper removalof "four middle storeson each sideof hectare. In some localities the density is the road"*as to "givea pleasantpeep of almost as highas 1000persons per hectare each, and accessfrom one to the other."He compared to the average density of the city alsosuggested the planting of floweringtrees Figure2.9: Condition of buildingsin Aminabaad at 69 personsper hectare. The high density on the edges of thisroad. At thistime and the activity this generates put a lot of Aminabadwas not suchan important part of pressureon the old infrastructureand the the city. Thisarea between the two parkswas roads. the location of the cloth market.In the Aminuddaulah Thisarea hashistorically been a mixed-use Park,the planning principle area and supportsa varietyof activitiesthat was "to give the park varietywith minimum overlapeach other s boundaries.There are expense".He prepareda tree-plantingplan with businesseswith residentialon the upperfloors palm treesaround the tomb (thistomb no exists), and homesthat are alsocottage industries longer improvementof the central fountainand planting flowershrubs the duringsome hoursand so on. Thusbeing a his- at torical area, it is difficultto rezoneit to any sin- edges to brightenthe park. gle use.The corrected MasterPlan has regula- Sitedetails tionsallowing mixeduse in theseareas such

: 0",,, 10 -1- that buildingscould be commercialuse in the 1. Buildings Heh of bulig 10 -15 ==abd, =uknW t "s wft. lowerfloors and residentialon upper floors. a. Condition of buildings Figure2.10: Height of Buildingsin Aminabad Howevercontradicting that, the corrected On MasterPlan hasalso declared Aminabadand lookingat the general condition ofbuild- ings 7in other citieslike Old Delhi,there hasbeen no net Hazratganjto be the Centralbusiness District in the area- one can see that they are decreasein populationsince 1970 but the afflu- of the city of Lucknowand allowed an visiblyin a poor and shabbycondition. There are severalolder structures ence and qualityof life offeredby the area has increasedFloor Area Ratiofrom 1.2to 2.5to that are falling decreasedin a majorway. accommodate the expected growthto apart and badly in need of repair.Although 8This iswhat happened in Delhi,where encourage intensecommercial use. It propos- the groundfloor space may be usedand Shahjahanbadis a very bigwholesale market for maintainedby es that conflicting useslike the wholesaleveg- the personrunning the store, the Delhiregion. With the expansionof the city, the often the secondfloor level is dilapidated. retail trade movedout to other more convenient etable and fruitmarket and the grain market and modernlocations with beter services.The old be movedto other locationsat the outskirtsof Thecause for thisin many casesis the difficul- city bcame a strongercenter for wholesaletrade. the city. Theseareas shall be replaced by ty to evict old tenants,to increaserents for (Saha,Shovan K. 1995). parkingand resettlinginformal shops. The sur- the storeson the ground floor and the high

18 cost of repair.Low residential rents or vacan- city. Toavoid the cumbersomeand expensive ciesdue to dilapidatedpremises on upper processof approval by the city, construction floorsand multipleownership further intensifies isdone secretivelywithout permissionby brib- thisproblem. Upgrading the buildingstock is ing the buildinginspectors. The construction an importantpart of revitalizationand good cost in thisarea reflectsthis aspect and is very housingis essentialto attract people to live in high -approximatelyRs55O-600 per sq. ft. thispart of the city. compared to the usualcost of Rs300per sq.ft. b. Height of buildings in the restof the city. New buildingsare being builtwith a basementand a ground floor for Allbuildings in thisarea are traditionallybuilt commercialretail use and a second floorthat up to groundand two floors orin somecases could be usedfor retail,offices or residential groundand three floors.The attached plan use. Usuallythe third floor is not built. TrafficStudy sh RelativeTraffic Volume willshow that mostbuildings along a single Aminabad,Luckol streetare of a similarheight. Ourvision for the future hasto shape our pub- Figure2.11: Traffic volumes in Aminabad. lic policyand designregulations. If we want Newerconstruction has been allowedan our buildignsto be preservedas they are, our increasedFAR of 2.5and a groundcoverage developmentcontrol ruleshave to reflect of 65%which meansthat buildingsare now that. Newincentives need to be created to allowedto go up to four floorsand a base- alter the currenttrend of transformationand ment, sincethat is not counted towardsFAR these shouldpay attentionto the market calculations.Most new constructionis being forces. built with a plinthheight of 1.5mand a lower groundfloor that isat -1.5m level.This allows 2. Traffic two levelsof retailfloors on the lowerground a. Intensityof use floor and the upper groundfloor. The third Likeold townsall over the world,traffic isa floor and above are then usedfor residential very major issuein thisarea. The problem of or office uses. congestionis much moreacute on the main Any interventionsplanned in thisarea will streetsand intersectionswhich get very have to understandthe regulationscurrently clogged between 11.00am to about 7.00pm. in place and new compatibleuses for higher Thetraffic consistsof many categoriesinclud- floorswould have to be workedout. New ing pedestrians,handcarts, bicycles, pedi- designguidelines are requiredto maintainthe cabs, scooters,mopeds, motorcycles, cars character of the area- buildingswithout set- and smallpickup trucks,sometimes even big- backsand similarheights as the adjacent ger trucks.The mix of traffic combined with plots. narrowstreets, unauthorised stalls and hap- c. Demolition and Reconstruction hazardparking at the edge of the street intensifiesthe problem.A large numberof Repairand remodelingis not regulated and pedestrianshoppers add to the mixand there are no existingbuilding codes or devel- choke the traffic completely. Mostof thistraf- opment rulesfor these.Cases of demolition fic is destinationtraffic to thisarea and can- Figure2.12: Image showing the useof thestreet for and reconstruction,however, have to comply not easilybe diverted.A generalalck of park- storageof waresduring the day. with the bylawsand need approvalfrom the

10 ing sacefor the shoppers,residents and shop- Commercial 17.0% ownersaccompanied by a alck ofenforce- Offices 5.0% ment of parkingrules leads to veryerratic parking. Residential 42.0% Thecity hasresponded by creating unidirec- Serviceindustries 3.5% tionaltraffic flowsin mostof the area and des- Institutional 7.5% ignated parkingareas has but that not com- Governmental 1.5% pletely alleviatedthe situation.Enforcement of finesand other disciplinarymeasures need Recreational 10.0% to be taken.This is one of the mostimportant Open spaces 5.5% barriers whichstand in the way of better lving Circulation 8.0% and shoppingin Aminabad. Thisshows a very low percentage of circula- b. Variations Figure2.13: Image showing pedestrians on the duringthe day -intensity,use tion space that refersto the narrowstreets and type street. and high densityof built-uparea. Theper- Thetraffic peaksin the hoursbetween centage of commercialactivities is rapidly 11.00amto 7.00pm.In the morningtill about growingtaking over areasfrom residential, 11.00the main activitiesin the area is the open spacesand circulation.Other useslike openingof shops,deliveries of goodsto the offices- both private,institutional and govern- storesand other preparationsfor the shop- mentalhave alsobeen on the decreaseand ping hours.Stores open at about 11.00and are movingout to better locationsin other shoppersbegin to arrive-peaking at about partsof the city. Recreationaluses like movie- 1.00pmwhen the streetsget full of people hallsare alsofacing a very low market and and shoppingand eating isin fullswing. The consideringchanging to other uses. numbers begin to recede in late evening Theaffluent residentialpopulation that once around6.30pm when mostpeople begin to proudlyowned housesin thisdistrict has now head homewards.Traffic managementof the opted to leave thearea for a better quality of area shouldacknowledge this pattern and life in newer areasof the city.Between the respondto it by pushingsome activities to less Figure2.14: Image showing poor condition of build- years1971 to 1981the population declined busy ingsin Aminabad. hours. from 23,000to 13,000persons. Since this 3. Landuse broughtprices down in the area,this popula- a. Variationsin the area - physicallocation tion was replaced by lessaffluent persons who prefer to be near their place of workand 'A shoppingcomplex in Indiawould mean a struc- and percentages for whom the lowerquality of life is not an turewhich would have a manyshops on different Aminabad isan area of mixedand intense floorsconnected by common spaces like issue'. lobbies, landuse.It has historicallybeen an area of staircasesand corridors. Even here, retail is only on commerce It isevident that the currenttrend is moving twofloors, other floors would have office uses. - wholesale,retail, warehouses the area from itsoriginal mixed use to a more Usuallythe shop sizes are small, as the marketfor and cottage industriescoexist withresidential homogenouscommercial use and the master smallerretail is much higher than large retail. The and institutionaluses. The percentage of commonareas are poorly lit andmaintained and areasoccupied by differentuses in 1990was: plan recommendationsare aiding the thestores themselves do not haveany natural light. process.The sentiment of the city authority

2C reflectsthat of the businesscommunity and is largelywholesale market6. As a result,the encouragingcommerce by putting in the concernfor a better environmentin new market,changing the area s denomina- Aminabad will be greatlyreduced. Thisis tion to a BCDand increasingFAR. High resi- becauseunlike a retail market,the successof dential density(200-250 persons/hectare in a wholesalemarket isnot related to the physi- Aminabad but higherin otheradjoining cal surroundingsof the storebut the pricesit areas)is seenas a problemand thisis seen as can offer.A better managed and more one way to reduce the intensityof land- pleasantmarket area would be beneficialfor usage. both the shoppersand the shop-owners. b. Commerce However,most shop-owners in Aminabad are suspiciousof any interventionsand resist Aminabad accountsfor about 40%of the change.Any interventionssuggested should retail trade of Lucknow.The area presently take the merchantsinto the planningprocess has about 2000shops and provides employ- to win their confidence in the project. Figure2.15: Image showing the vibrantinformal ment to 3,000persons and thisnumber is marketin Aminabad growingper year by about 1.8%.Retail and c. Vertical differencesin usesand intensity wholesaletrade issegregated by type into Thedistribution of usesand their intensity differentparts of the market.The ratio of variesfloor-wise. The ground floor is used wholesaleto retail is 1:5 reflectingthat retailis mainlyfor retail or smallindustries depending a large part of the commercialactivities of on the location of the building.On the sec- the area. Businesseswere originallyconcen- ond floorthe useis secondaryretail, small trated aroundthe parksand along the main offices or light industrialuse such as a clothes streets.Now, it is expandinginto the residen- manufactureror a courier'soffice, a small tial areasbeyond that. Businessesin this area hotel or a residence. Traditionalindustries like are very satisfiedwith the way thingsare since chikan embroideryand cane furniture-making theirstores are doing well.Almost all tradersin have been replaced by more profitablebusi- thisarea from verysmall to big do not want nesses.The upper floorsare then residentialor any changesin their setways. sometimespart of a smallhotel or inn. Thesestatistics reflect two importantaspects Theintensity of commercialuse on the ground of commercein the area - first,that the city floor in prime locationsis very high and every of Lucknowdepends on thisarea for itsretail squarefoot of space is used.This includes and wholesaleneeds and second,that even covered sidewalkareas, side alleysand lofts now the percentageof retail in thisarea is for activitieslike temporary storage of goods, very high.These two facts indicate that thisis installinga sewingmachine duringthe day, a popularshopping area for a large number keepinga water-coolerand so on. Small of Lucknawicitizens. Lower quality of shop- storeshave been illegallyconstructed using 101 US dollar = Rs.43/- ping experiencecoupled with a mushrooming the edge of the park as a rear wall and "Referchapter 4 for an overviewof peculiarities the of smallermarkets all over of theIndian real estate the city are predict- numeroustemporary stalls are set up during ed to reduce the attractionof the area for a the day. Many storesspread theirwares onto large numberof shoppers.The market islikely the sidewalkduring the day and fold it up to respondto thisby switchingto being a when they close theirstores. New usesfor the under-valuedfloors, hotelsin other partsof the city and an improvementof the residentialmarket, and increasein businessconducted on tele- the issuesof the rightsin a public space are phonesreducing the need for travel. importantquestions to be addressedhere. Theresidential and office realestate markets 4. BasicInfrastructure in Aminabad are not performingas well as the The infrastructurein the area is inadequatefor retailand it is almostimpossible to sellthis kind the new usesand populationthat the area of development.Some developers that con- now supports.This includes access by roads, structedthird and fourthfloors for officeshave conditionof streets,parking area, electrical not been able to selltheir property. wiringand streetlighting, water and sewage The main reasonfor thisdepressed market has connectionsand openspaces. All these infra- been sitedas congestion,choked roads,lack structuresare supportinga load that ismuch of parking,noise pollution and air pollution. higherthan the designedcapacity. Thereare Thecost of land (Rs900per sq. ft.) isalso much thusmany casesof breakdownand upgrada- higherin thispart of the city compared to tion is badly required. newerareas (Rs500per sq. ft.).These aspects Currentlyall infrastructureis owned and oper- make the area unattractiveto most people ated by the city. Thecity organizationssuffer otherthan thosewho feel they need to be fromcorruption, inefficient management, heredue to the peculiarityof their business poor collection processand the lack of and the importanceof clusteringin the Indian yue z.a.nof od usewig e intensivecommeri- resourcesfor maintenanceand up-gradation. wholesalemarket system. cal use of an old house. Any improvementin the area will be incom- Largebuilding complexescombining residen- plete without improvingthe basic infrastruc- tial and office usesand fitted with facilitieslike ture system.For more efficiency or the need elevatorsare not consideredfeasible in the of capital for improvement,this might involve area,though someshopping complexes the privatizationof the infrastructure. have been built.Demand for space on the 5. RealEstate Market secondfloor is nominal.Areas on the second floor,given out on pagi fetch a nominalrent Thereal estate marketfor retail 0 on the ground of Rs200-300a month. floor (mostlysmall shops) is strong.The most preferredarea for storesis aroundthe To circumventthe low and unrealisticrents set Aminabad Parkfollowed by LatoucheRoad, by the RentControl Act, the prevalentsystem PratapMarket (around the smaller of trade called the pagrisystem I is used.In NeighborhoodPark) and Gwyn Road(area thissystem, the buildingis rented out on the for the book wholesaletrade). Therewere regularminimal rent and a large cash down many moresmall hotels located on higher key paymentat the time of signingthe rent floorsin Aminabadabout ten yearsago. papers.This money is unaccounted for and Thesewere usedby travellingbusinessmen becomesa part of the paralleleconomy who came to the city for a few daysto trade (black market).It is not taxed andno benefits commodities.However their numbersare of thisdeal come to the society. diminishingdue to constructionof better In thisentire system,the owner of the proper- tiesis the mostdisenfranchised link. He has no other uses. incentivesto undertakethe repair main- and Thissurvey of the real estate market in the tenance of hisproperties since he would still area clearlyexhibits the economic dynamics get the low rents.Although 30% of the key that work in thisarea. Any interventionspro- moneyis paid to him,he has no reasonto posed could usethese dynamicsin a positive investthat in the propertyas that hasno eco- way and then make changestowards a more nomic benefitsfor him.Hence the buildings balanced real estate demand. see repairsonly as they are seenfit by the ten- ant-occupant of the structure.Parts of the 6. Environmental concerns buildingwhich need bigger repairs, orare not Environmentalconcerns in thisarea include a usedor valued by him get neglected. high level of noiseair pollution.The chief Interventionsin thisarea would haveto cre- cause for thisis traffic congestionand the lack ate the incentivesfor maintaininga buildingin of treesin the area. Ecologically-safe Figure2.17: Image showing the surrounding of a good condition. garbage and sewagewaste disposalsystems neighborhoodpark by small commerical stalls. Theselling price for shopslocated on the first are lackingin the city and shouldbe consid- flooror the basementare on average, as fol- ered as somethingthat could be addressed. lows: Theexisting public transitsystems is not an 12-15ft x 10 ft @ Rs25000/- sq.ft. or pagri energy efficient systemas it is not reallya Rs22000/-sq. ft. + Rent massrapid transitsystem but a slow,low capacity system.The coaches that are used 25ft x 10 ft @ Rs22000/-sq. ft. or pagri are based on a dieselengine that is highly Rs20000/-sq. ft.+ Rent pollutingand fuel-inefficient.Since the system 40 ft x 10 ft @ Rs16000/-sq. ft, or pagri is not well-regulated,it does not servethe Rs12000/-sq. ft. + Rent entire city uniformlythrough all hoursof the Theserates clearly showthat the demand for day. It alsocauses problems of parkingat the smallershops is much greaterthan that for pointsof terminationand startingof the largershops and are sellingfor higherprices. routes.This system would need to be improved, managed and coordinated to One suchproject on a narrowplot and near make it fit better with the city. the AminabadPark has setthe saleprices for itsproperty as: 7. Community Lowerground floor/Basement @ Rsl200/-sq.ft. Apart fromthe physicalecology there is anothercommunity ecology that shouldbe Upperground floor/First floor @ Rs3000/-sq. ft. addressed.Does the communitywork well Secondfloor @Rs700/- sq. ft. together? Inthis case, the answeris negative. Thirdfloor @ Rs600/-sq. ft, Althoughthe relationshipbetween com- as Fourthfloor @ Rs500/-sq. ft. merce and residence started a symbiotic one, nowthere is a conflict between the two. Thedifference in the pricesfor the lowertwo Resolutionof thisconflict would lead to a har- floorsand the upper floorsclearly shows the moniousexistence of diverseuses and people differencein demand for retail versusthat of in the area. Thischapter analyzesthe differentaspects of specialvegetable marketwas alsodesigned the marketarea of Aminabad,that were dis- in the vicinity.The street intersectionswere cussedin the lastchapter, in order to under- well detailed and all the buildingson the stand the processand directionof current streetfollowed stricturban designrules to cre- transformations.In view offuture changes and ate a coherent and continuousfacade. This towardsbenefiting the largestnumber of was an important part of the city and many players,this chapter liststhe relativestrengths noblemenhad their residencesin thisarea. and weaknessesof the siteleading to an Exquisitearchitectural details can be seen in analysisof the currenttrends, the stakeholders many buildingsthat remainfrom that period. and the factorsthat affect these trends.This Forthe people of Lucknow,Aminabad is chapter aimed to lead ustowards is identify- closelyrelated to the identityof their city. This ing the main forcesof change,the needfor area holdsfor them the nostalgiaof their interventionand possiblemethods of influenc- youngerdays, the embodiment ofthe old ing the trendsin a moredesirable direction. and the traditionaland the associationwith It is arguable at thispoint that the positiveand history.Unlike the morearchaeological rele- negativeaspects of Aminabadas they are vant monuments,this market and the urban categorizedhere do not expressa universal fabric around it, isthe livingand continuous Analysis of view.This categorization is based upon cur- heritage for Lucknow. rent planningideas and minimum standardof Parksand open-spaces the site and livingaccepted by internationalorganiza- tions.Realizing that there maybe some Apart fromthe two main marketparks - aspectsthat may be consideredpositive by Aminabad Clock TowerPark and the the situation somegroups of the societyand negativeby AminuddaulahPark, there are two smaller others,categorization is based uponvalues of parksin the area- a more intimateneighbor- sustainability- equity,benefit to a largenum- hood park and the LadiesPark - that had a ber in the society,efficiency and economy. restricteduse only for women.These have his- torically beenvery important open spacesin the middleof the city2 Positiveaspects Vibrant commercial area ReferChapter 2 forthe historical background of Thisarea of Aminabad isone of the most Lucknowand Aminabad. 2 vibrant places in the city of Lucknow.The TheMughals were known for the beautiful Historic value and char- parksthey /heritage streetsare lined by stores,informal vendors builtin severaltowns all over India, a traditionbrought by acter, urban identity sellingcolorful household EmperorBabur from Afghanistan to India.These parks ware, food, toys wereassociated with the concept of paradiseand were Aminabad isa marketarea that was estab- and clothes.As the day progressesthe market designedin thepattern of a squaredivided into four lishedby the ministerAminuddaulah in the attracts moreand more shoppers,till at about equalsquares - the charbaghand planted with fruit seventeenthcentury . Thearea was designed midday or early afternoonthe streetscom- trees.These parks were, however, almost always built to have two parks- the AminabadPark and pletelyfill up with shoppers.The noiseof the for theenjoyment of theroyal family or inassociation the AminuddaulahPark - with the marketand marketplace, the colorsand smellsare remi- witha royalmonument like palaces, tombs or simply niscentof an oldtraditional bazaar3. royalgardens located in exotic locations. the residentialarea surroundingthe parks. A

24 Retailand wholesaletrade center structure.Investments in a permanentstruc- for the city, job ture are onlymade once the owner feelsrea- center sonablyconfident that the municipaldemoli- Aminabad is the largestmarket district in the tion squad will not threaten him. In this city of Lucknowcatering for over 40%of the process,the communityof these businessmen total retailtrade of the city and servingabout alsobecomes stronger and negotiatesfor 3000shoppers everyday. It has 4000big and itselfas a collective group with the city and smallbusinesses, approximately. These busi- the police. nessesemploy approximately 15000 persons. Theseinclude the familiesthat own the big Negativeaspects businesses,the smallentrepreneurs running Over commercialization their own stores,the informalsector people runningtheir own roadsidestalls. Many of Over the past few years,this area has seena tremendousincrease in the commercial Figure3.1: an informalbangle market. these storesemploy people as managers, activ- salesmen,accountants, oddjobsmen, delivery ity and the shoppingcrowds it supportseach boysand watchmenat night.Apart from day. Previouslycommerce was restrictedto these directlyemployed peoplethe market the streetedges and the main marketarea alsogives indirect employment to many char- and there was a symbioticrelationship tered accountants,tradesmen, delivery boys, betweenthe tradersand the residentswhere rickshaw-pullers,tempo driversand porters. residentsenjoyed theservices of the market Interestingly,this is stilla very traditional mar- at a shortdistance and the tradersenjoyed ket4 where thereare very few jobsfor women. the residentspatronage. However,now com- merce is rapidlyextending into the residential Good informaleconomy areas.It is no longer a local market place but As istrue for all citiesand marketsin India,the a marketwhose hinterlandis the entire city. It numberof informalbusinesses is equal to or isthus expanding at a rapid speed and morethan the regularbusinesses. The main replacingother useslike residentialor institu- reasonfor thisis that informalbusinesses do tional that do not want to sharethe conges- tion of people and traffic at a daily basis.This Figure3.2: a traditonalhouse with new uses. not needto go throughthe expensiveprocess of buyinga storewhere real estate in prime ischanging the mixed-usecharacter of the 3 locations expensive. area to solelycommercial. '"Aminabad,which was developed primarily as a whole- is It ischeaper to open a stallat the edge the street cost sale grainmarket, is currentlythe focus of allactivites of of (wherethe Deteriorationof building stock themiddle-class salaried city with anything and eveyht- isthe bribe paid monthly/ weeklyto the ingavailable there. Although the linkagesto Aminabad police as permissionto operate).This row of Dueto the old age of the structures,multiple are cumbersome(dueto traffic densities), Aminabad is stallsadds to the strengthof the marketas ownershipof the properties, low rental rates6, enjoyablenot because of the formalactivities alone but goods of all costsand kindscan be available and the rejectionof upperfloors by the retail moreimportantly, because of its intensevariety and con- in the sameplace makingit moreattractive dominatedreal estate market,many buildings trastwhich the informal sector provides. Aminabad with- to the shoppers. are seeingserious deterioration especially on out its streetvendors is no placeto be in." the upperfloors. Kant,Rajat. "The Urban Character" in Architecture+ Over time sucha stallevolves from a tempo- Design:A journalof IndianArchitecture, Vol. XV, NO. 2, rary coveredstructure, to a semi-permanent Congestion on streets Mar-Apr1998. I2 Thedisorganization of the markethas and schooland health facilities.Although the reached chaotic proportionsin recent.The Indiansuburbs are a far cry from an ideal pic- hordesof shoppers,bicycles, scooters and ture, they stillwin over suchareas as rickshawstogether on the streetscause the Aminabad. streetsto completelyclog up years- conges- tion is almost50% over the carryingcapacity Lack of parking at peak hours.At the intersections,there are Shoppers,shop-owners and residentswith cars constanttraffic jams withpeople and vehicu- would greatlyappreciate to be able to park lar traffic vyingfor space and jostlingto get closeto their destinationsand be able to from one point to another.This also gives rise drive in and out at their convenience.This is to severalpetty crimes,squabbles, pick pock- absolutelyimpossible in thissituation. Most resi- eting and eve-teasing'which is becoming a dentsand shop-ownersoccupy the roadside majordeterrent to the moresensitive and parkingnear their housesor shopsat an early Figure3.3: mixed traffic and congestion. higher-incomeshoppers. hourand leavetheir carsthere. Consequently Garbage and clearly thedemand for parkingis far in excessof the supply.Regulation, when pre- Theintense use of the area generatesa large sent,is too lax thereby invitingdrivers to park amount of waste.Although the formal stores illegallycausing disruption to easymovement are kept clean, the informalstalls have no sys- of traffic. tem of cleanlinessand litter pilesup on the Parks street,The system of municipalcleaning is surroundedby commerce inadequate and garbage hasbecome Threeout of the four parksin thisarea are another issuethat marsthe environmentof totally enveloped on all four sidesby stalls the market. which have their rearwalls attached to the Unfitfor contemporary living park fence. Allconstruction of thisnature and is illegaland happened incrementally.The Althoughquite denselypoplated at 200-250 park is thuscompletely cut-off from the main personsper hectare, Aminabadsupports a area. Thefourth park has been converted by low to middleincome classpopulation. Those the city into an undergroundparking and Figure3.4: commercialization around the parks. 4 who are in a positionto choosetheir residen- shoppingarea- a structurewhich protrudes Inthis part of India, both Hindu and Muslim families tial location have beensteadily rejecting this above the groundby about five feet. The havebeen traditionally protective ofthe women in their localityas family.In recenttimes, education ofwomen has seen a an appropriatearea for dwelling structurehas sixentrances and a central atri- risebut they are still essentially home-makers. Some and choosingto livein newer and less-con- um, which project out much higher.Although younggirls do move out of the society to become profes- gestedareas on the outskirtsof the city. a lawn was created on the top, the area has sionalsbut this is a smallpercentage. In the market Contemporaryliving styles for the middle and no trees. place,there arevery few women sales people - ingov- higherincome group of residentsis much ernmentrun stores, for some feminine articles, or astai- higherthan the area hasto offer.Apart form Safety and securityconcerns lorslseamstressesandbeauticians operating out of their the lack ofcleanliness, noise and congestion Dueto a large transientpopulation in the ownhomes. created by the marketarea, residentsare -ReferChapter 4 for detailson multipleownership of area, there are many incidentsof theft in the properties. interestedin clean parksfor their children, area. Parentsdo not feel safe sendingtheir 6 ReferChapter4 for details on the pagrisystem. safe and secureenvirons, proximate parking childrenout by themselvesand they have to be escortedto their schools ortheir friends the high densityin the area and the high places. demand for ground floor commercialspace. Currenttrends Change of area from high income to low income Thecurrent trendin Aminabad suggestsa fur- ther decline in the quality of life itoffers its resi- Thehigh-end commercial stores are alsomov- dentsas well as in the qualityof experienceit ing out. Mostof them have opened branch offersits shoppers. Although the area has a storesin other partsof the city to augment rich heritage,a vibrantstreet and marketlife if their salesand income.The shop-owners left to marketforces the area would become believe that the main shoppersin Aminabad moreand moreunpleasant. are the middle and low-incomegroup and that these shoppersare more price-sensitive Changing from a mixed-use to single-use and lessenvironment-sensitive. Their strategies commercial are thus to place themselvesin two different The displacementof residentialactivities is marketsand offer a range of goods that apparent sincealmost fifty percent of the would satisfyall types of customers. originalresidents have moved out of the area, Congestionon the streetsand an increaseof Thesemovers often include the familiesof the commercialactivities has greatlyreduced the tradersthemselves. Between the yearsof 1971 quality of lifethat the area offers.The housing to 1981the populationhere declined from stock in the area has seen drastictransferring 23,000persons to 13,000persons and has of propertyfrom higherincome groupsto sincedeclined further.This reduction is lowerincome groups. accompanied by a partial replacement of Deteriorating building stock the originalpopulation by lessaffluent per- sons.The main reasonfor thisis the reduction The buildingsin thisarea are very organized Figure3.5: Deteriorating buildings especially on the in the qualityof lifeoffered by the area in and exhibitcoherence in their facades. They firstfloor. comparisonto newerareas being developed have been builtto a similarheight and style aroundthe city. and it isevident that there was a strongurban On the otherhand, the numberof commer- designcontrol especiallyon the street cial establishments,especially low and middle facades. Thebuildings show great architectur- end, in the area have morethan doubled in al character, a senseof scale and proportion the lastdecade. Thereis a large disparity and are well designed.The materials range between the real estate pricesof retail on the from wood to bricksto stone carving in some 'Eve-teasingrefers to a phenomenonin Indian society places.However, these arerapidly deteriorat- whichrefers to teasing and harassment of women in groundfloor and officesand residenceson ing and there is no concern for maintaining publicplaces byyoung men. The range of teasing could upper levelssignifying the wide variance in them. Problems extendfrom merewords said to being touched or fon- the demandfor commercialand residential likethose of the socialstruc- ture; multiple ownership, dledin a crowd.Under Indian law, it is a punishable spaces.The market s preferencefor retail uses absenteelandlords offense. in thisarea isclear by the high cost of retail and disputedproperties have led to a large 'it isimportant tonote that in theIndian market there is a property.The higher land cost' in Aminabad percentageof blighted buildingsin the area. high premiumfor land.The highest component ofthe compared to other partsof the city reflects Lowrental ratesand long term leasesgive lit- valueof a propertyis theland not the construction. tle incentiveto landlordsto investin mainte------

nance and repairsof the buildings.This is cou- At a more fine-grainedlevel, the merchant pled by factorslike age of buildings,high cost communitycan be categorized in several of repair,low rentfor upper levelsand the ways- wholesaleand retail merchants;big high degree of difficultyfaced when evicting and smallmerchants; and formal and informal tenants. merchants.An upward swingof the market On the main streetslinking various bazaars and a move towardsregularizing the informal 90%of the buildingshave changed from resi- market maynot be a positivechange from dential useto commercialuse. In the shop- the perspectiveof the smalland informal ping areas,about 20%of the buildingshave traders. been rebuiltwith new basements.Many such Thesmaller traders benefit fromthe low/mid- conversionshave been takingplace in the dle income shoppersof Aminabad. Thyalso interiorparts of thisdistrict. All new construc- keep no formal recordsof theirsales and pay tionsare not makinga profit.There seems to no taxes.Regularizing their trade and upgrad- be somesaturation in the marketnow, when ing the marketmay shownegatively on their largerstores are findingit difficultto attract books.Where retail traders would be con- new clienteleand sustainold clientelesince cerned about makingthe areacleaner and the area is unattractiveto rich shoppers. moreconducive to high-endshopping, Smallerstores are waiting and watching. wholesaletraders may not sharethe enthusi- asm as histrade would not change by a Stakeholders change in the compositionof the areasshop- The merchants community pers.Similarly storesrun by the public sector for causeslike local/rural handicraft promo- Themerchants' community is the mostimpor- tion maynot be able to contribute to a local tant and influentialcommunity in the area. fund and thisshould not exclude them, Theyare the alsothe biggeststakeholders in the improvementof thisarea. Theycontrol the It would beimportant to retainthe diverse trade and the moneyin the area. No natureof the marketand the shoppersthat improvementin thisarea would be possible visitthe area. Interventionsshould be so withoutthe participationof thisgroup. They designedso as not to alienate any of the are currentlyorganized into a merchants groupsbut reach a solutionthat accommo- organizationcalled the Aminabad Vyapar dates the diverseneeds and does not alien- Mandal.This organization looks after the eco- ate any particulargroup. nomicinterests of the merchantcommunity - The residential community representthe communityin city meetingsor The residentialcommunity also with politiciansto get any improvements has a large stakein the area as it affectstheir immediate sanctionedfor the city or opposingany surroundingsand the quality oflife they lead. changesthat may have negativerepercus- Any changes in thisarea woulddirectly influ- sionson the commerce in the area. Thecom- ence their lives.Although their stakeis almost merce supportsabout 5000merchants and as big asthe merchants,they may not have 15,000persons directly employed by them. the wherewithallto supportprograms mone-

28 tarily.The residentialcommunity is not a the markettowards the high end may deprive homogenousmix. It is divisibleinto tenants the low-incomeshoppers of a marketgeared and owners;older and newer reisdents;and to their needs. poorerand richerresidents. Improvementof Tourismindustry thisarea and increasedreal estate prices would bea positivechange for ownersbut Currentlythis area attracts no tourism. would have a negativeconnotation for ten- Lucknowis not on the internationaltourism antswhose rents would go up. Higherprices map and very few touristscome here.Of the might tempt low-incomeowners to desert the domestictourists who come here,very few area too and encashon the price rise.For come to Aminabad. Most people only visitthe owners,higher prices and higherrents may monumentsthat are located on the river mean higherproperty taxes. There is a high edge and somego to Chowk- the oldertra- riskof displacementof the poorer community, ditional urban area in the city. Ifthis area owners were to become a majortourist attraction, Figure3.6: image of a traditionalhouse in both and tenants,and thisshould be Aminabad guarded against.Older residentsmight be the tourismindustry in the city would greatly moreresistant to change ratherthan newer benefit.This would include thehotels and residentsand thiscould be a possiblepoint of guesthouses,travel agenciesand restaurants conflict. Interventionswould thushave to look primarilyand the shop-ownersin different at the aspect of fairnessand equityand have parts of the city. a policyof inclusion. The local politicians Thereis no socialorganization that unitesthe Currentlythe politicianssupport the mer- entireresidential community in Aminabad. chants in not wanting any change in the Duringfestivals or other communityevents, area. Althoughthey would definitelysupport people come togetheras communitiesbased a general improvementof the area, it is on religiousor the regionsthey are originally unlikelythat they willsupport any structural from.Organizations are temporarilymade for changes in the area that may have negative that event but are inactiveat othertimes. implicationsfor any component of the local The shoppers/ visitors community.It is importantfor any projectto happen with the goodwillof the local politi- Theshoppers or the visitorsto thismarket get cians to be assuredof their support.Successful the maximumadvantage of thisarea - they projectsin their area wouldreflect well on enjoythe richnessand varietyof the wares their public images. offered in the marketwhile they live in better conditionsin otherparts of the city. However, The city agencies / the municipal corpo- they sufferfrom the congestion,petty crime ration and unclean conditionsin thisarea. In gener- Thecity agenciesare veryimportant stake- al, any this improvementin area would holders.Since they currentlyinvest very little in improvetheir shopping experience greatly. the area, improvementsin the area might One shouldhowever distinguish between low actually mean that it is demanding more income and high-incomeshoppers. Moving attention.Initial expenses on facilitating and

29 managing changesin the area might be seen Infrastructure as a possibleblock. Agencies like the Theinfrastructure like roads, parking places, MunicipalCorporation would benefitfrom a electrical and water supplyand garbage dis- better collectionof billsand managementof posalservices are inadequateto handle the servicesand higherproperty tax revenues.This for their use. could in turn subsidizeother improvements in great demand the area or supportlow-cost housing. Need for intervention The state government Thecurrent trends as pointed out earlierin this SinceLucknow is the capital of the state of chapter point towardsa futurescenario Uttar Pradesh,improvements in the city of where there would be a vibrantcommercial Lucknowwould directly benefitthe state communityserving the middle and low image. Inthe currentpolitical situation, being income sectionof the society;some marginal- the ex-PrimeMinister's electorate, visible ized low income housinggroups; very few Figure3.7: Image showing the tempointhe fore- offices or better housingin the area; and a grouindand anold streetfacade in the backgroud improvementswould give the state a lot of prestige. general air of deterioratingbuildings and a heritagethat once was.This is a scenariothat Forcesof change would come about from the combinationof currentbuilding regulationsby the city and Commerce the responseof the privatesector to that rul- Today,commerce is the factor that drivesthis ing. area. It effectsthe area in many positiveand Cyclical processesor a downward spiral negativeways as discussedabove. Thereis could alsobe predicted where repeated great potential in the way thisforce can offensesof neglect or bad planningfor the affect the area in a positiveway. Methods area would causefurther deterioration of the and processesneed to be put in place for situationand hastenthe processof deteriora- this. tion, Thisseems to be an appropriate point for Distance from the suburbs interventionto gently change the direction of Beingin the center of the city isa disadvan- the trend to a morepositive direction. tage for thisdistrict in someways since the We need to devisean interventionthat is 9 center of development,growth and invest- multi-dimensionaland can include all the Thegoals of this project as stated in Chapter1 ment has shiftedto the suburbs.The area now stakeholdersinterests. Preferably it shouldbe 1.Improvement in the quality of life the area offers. needsto reinventits purpose to the and model whichincludes citizen participation 2. Preservationofthe character ofthe area, in termsof city itsheritage, density and diversity. re-createits economics. and allowsthe playersto participate in the Parametersthat further qualify these goals are: Public transport decision-makingprocess and the selectionof e Creatingfunctional and economic efficiency for the tradeoffs. Althoughthe actual interventions entirearea. A lack of public transportto come to thisarea chosenfor the sitewould be based upon the e Designingan environment that is ecologically sound has lead to an influxof privatevehicles trying goals9 of the project,the ease of implementa- andencourages good environmentalpractices. to reach thisarea leadingto an acute prob- tion and the resourcesavailable, at thispoint * Reinforcingsocial equity by including weaker stake- lem of traffic congestionand parkingprob- one can outlinethe possibleareas that need holders. lems.

30 addressing: in mattersof area-improvement Maintainingthe historicalmixed-use charac- . Placesof entertainmentand culturalcenters ter of the area Studyingthis list of possibleinterventions, it can . Educationand importanceof the historic be noticed that a numberof the interventions urban fabric underdifferent objectives overlap,This is * Economic incentivesfor reuse/repairof old becausesome interventionswould clearly buildings achieve severalobjectives. For instance, a . Informationabout relativeadvantages of good masstransit system would connect low- mixeduse vs. single-use area income people to job in other partsof the - Improvementof the area and policiesto area, improvethe traffic and pollution condi- attract residentialand office uses. tion and be environmentallybeneficial to the Retaining the mixed-income aspects of area as it is more fuel-efficient.Such overlaps the area. make the interventionsmore valuable to the Figure3.8: Image showing the multipleuses of a community. colonnade. * Improvementof housingfor all income levels . Incomegeneration for the area . Increasingthe affordabilityof the lower- incomegroups - appropriatejobs, transit, houses Improving the building stock in the area - historical as well as new. . Appropriateuses for upperfloors . Economicincentives forreuse/repair of old buildings . Designguidelines for repairand construction of new structures General improvement. - Cleanliness,safety and organizationof spaces . Provisionof basic infrastructure- water, elec- tricity,waste, sewage, telephones . Trafficmanagement Address the environmental concerns - Environmentallysound - waste,energy, pol- lution,transit * Masstransit system . Increasingthe greencomponent of the city Social and community concerns * Communitycohesiveness and participation

31 Thischapter analyzesthe differentcompo- asset.Property is treated as a long-termasset nentsand the uniquefeatures of the real and representsabout 70-80%of the family's estate marketsystem in Lucknowlin order to assets.This results in low mobilityand relatively understandthe developmentof the cityand low propertysale volume. howit would affect future interventions.Future Thesetwo issuessuggest the relativedifficulty interventionswould have to workwith these in acquiring landand propertyin the older factors,effect policyor legalchanges and areasof the city for redevelopmentor large incentivesto breakout of the system. improvementschemes. It may be moreeffec- IndianReal Estate Market tive to have incentiveswhereby individual owners/occupantswould improvetheir own System structures.Alternatively, for large schemes involvingmany properties,time and money Socialaspects shouldbe allocated for overcomingthe prob- 1. Fragmentation of properties lemsof multipleownership. Oldproperties have over the yearsbeen frag- Legal Aspects mented due totenancy or hereditarysitua- 1.Tenancy rights and the pagri system Factors tions.A fixed propertywould thusget divided betweendifferent members of the familyand Duringthe daysif Nehruviansocialism, to pro- tenantsor buyers.Families often soldonly part tect the rightsof the tenant, especiallyin city contributing of the house,other partswould be disputedor centerswhere therewas a scarcityof housing usurpedby tenantsor belongingto another and very high prices,rent control waspro- memberof the family. posed in the majorcities of India. Thislaw was, to the current however,passed only Delhiand Bombay TheHindu Undivided Family was a systemof in in 1972. joint ownershipby familieswhere ancestral situation propertyreceived from your grandfather or a However,in almostall other citiesrents have forefather(not father)is the joint propertyof not changed since 1972.This is because tradi- sons,daughters and grandchildren.This could tionallyIndian courtssupported the tenants be divided betweenthe membersor jointly and evictingtenants from their livingquarters owned as a HUF.Such properties could be that they chosenot to leavewas verydifficult. soldonly when all membersagree to sell, Therewas alsoa hugely backlogged court makingsuch sales complicated and infre- systemand inflationrates higher than 10%. quent. Highproperty prices increase the Consequentlyrents decided even 5 yearspre- incentivefor familiesto livetogether. It should viouslywould be ridiculouslylow. Any attempts by the landlordsto increase rents 'Thisis a fairlytypical scenario in anyNorth Indian be noted herethat land valuesin a land- townwith a populationover 50,000 persons. scarcecountry like India are astronomical would be resistedby the tenantsand in a rel- and always increasingin the urbanareas. ativelyshort time actual rentsand market rentswould have no relationto each other.In 2. Property as a non-economic asset responseto this,the pagri (literallymeaning Residentialreal estate,for most Indians,is turban) systememerged. Whereat the time of morea familyinheritance than an economic handingover possessionof the propertya largesum of moneywould change hands,the development,to check speculationand price interest onwhich would produce an inflation- escalationin land, and to promote low-cost adjustedincome flow.With the exceptionof housing.This ceiling limitvaried according to the firsttime, possessionwould typicallygo the sizeof the city - 500sq. m. in ClassA cities from one tenant to anotherand thepagri likeDelhi and Bombay,1000 sq. m. in ClassB moneywould reversethe directionbut stay citieswith a populationgreater than 1 million withinthe tenant group.The courts upheld the persons(Lucknow) and 1500-sq.m. in ClassC landlords rightsin transfercases. The pagri citieswith a populationbetween 300,000and systemfactored thisin and the landlordkeeps 1 millionand 2000sq. m. in Classd citieswith a a third of the pagri moneygoing from he new population between 200,000and 300,000per- tenant to the old tenant. It thusbecame in sons.Developers then could not acquireany the interestof the landlordto keep theprop- reasonablesize of land to develop in the city. ertycirculating. It is apparentthat the owner Theoverly regulated marketgave riseto all of the propertydoes not gain much from mannerof subterfugeto circumventregula- thesedeals. tion.2 Developersresorted to making fake As a resultof the strongtenancy rights,prop- cooperative housingsocieties /cooperatives erty ownersbecame waryof rentingout their or makingdeals where, on paper, the proper- property.Most people enterinto a lease ty changed handsfrom the originalowner to deed for a limitedperiod and have escala- the finalowner without ever being owned by tion clausesfor renewal.Although this is a the developer. marketadaptation that helpsto mitigatethe ThisAct was removedin 1998and that makes strongtenancy rights,rental is stillconsidered it possible forprivate developersto enter the a riskyproposition and restrictedto the strong- real estate marketin legal waysand develop hearted.Most new developmentis also reasonablepieces of land. Thishas caused a geared towardssales rather than rentalprop- drop in urbanland prices,and projectsthat erties.The direct impact thissystem, in the were based on earlierprices are facing a redevelopmentof Aminabad,is it increases financialcrunch. There is thus a temporary the initialupfront money required for the pro- slumpin the marketsespecially in Delhi.This ject and could be a hurdlefor smalldevelop- point makesthe connectionthat it is impor- ers. tant for any policyor proposalto workwith 2. Urban Land Ceiling Act the marketrather than againstit. A majorreason for the location of new devel- 3. Poor law enforcement mechanisms opment at the edge of the city in the past AlthoughIndia has a large legal framework,

2 few decades wasthe enforcementof Urban poor law enforcementmakes them lesseffec- Delhiwas an extreme case of regulationwhere all privatedevelopment was banned. Development LandCeiling Act in the urbanareas. The tive. Thisis visiblein the large amountsof cor- couldeither be doneby the Delhi Development UrbanLand Ceiling Act 1976was enforced in ruptionin the administrativeand legalsys- Authorityor throughhousing cooperatives only. townswith a populationhigher than 300,000 tems,extreme delays in the deliveryof the personsso that no one personcould own legal processand political interferencein its morethan a specifiedamount of land. The procedures.Disputes in propertyownership basicobjective of thisAct isto ensureorderly reach thecourts when they cannot be settled by arbitration.However, they have to wait tion is somewhatmitigated by the fact that their turn in a backloggedsystem and can governmentagencies and most companies become very expensiveto fight. Thismakes it provideeither housingor housingallowances an improbablecourse for mostpeople. There to theiremployees or low interestloans for have thusbeen innumerablecases of proper- housepurchases. Provision of good housingin ty usurpationin severalcities as poor legal the older areaswould thus help reduce some recourseresults in the ownersettling for a of the pressureand be an environmentally price much lowerthan the marketprice. superiorsolution. In sucha scenario,it would beadvised to 3. Financial terms - housinq loans, user writedesign codes andregulations that need finance no exerciseof discretionbut are "asof right'. Dueto a yet undeveloped credit market Simpleclear and unambiguousrules are easy housingloans were extremelyrare. Employers to understandand adopt with no misinterpre- often offered housingloans to their employ- tations.This should be accompanied by a eesto help with the housingproblems. It is large amountof public informationand trans- onlyin the lastdecade sinceeconomic liber- parencyof proceduresto ensureprotection ation that the housingfinance marketis politicalpowers. againstmisuse of emerging.Loans for housingcan now be got FinancialAspects from a bank s HousingLoan section. The loan amount is based on the individualsmonthly Limited rental market 1. earningand 30%of the salaryis considered his Thestrong tenancy lawsmake the rentalmar- repayingcapacity. Agencieslike the Housing ket an unattractiveoption. Most old and new Developmentand FinanceCorporation developments/renovations are done for (HDFC),Maharishi Finance and severalother direct salesto the usersand could be subse- privatefinance companiesoffer housing quentlyrented but are not originallyplanned loans.The interest rates are roughly12.5 to for rental.The high returnsavailable from an 15.5%.The Housing and UrbanDevelopment immediatesale add to the incentives.There Company(HUDCO) usually financed group are almostno agenciesthat manage rental housingbut has now begun to offer loansfor properties,only those which sellthem. individualhousing. The financing rate offered 2. Scarcity of housing to realestate developersrange from 18-24% dependingon hissecurities and mortgages. Therehas alwaysbeen a scarcityof housingin Everyquarter or six-monthlythe loan amounts the urbanareas. In recent yearsit has get revisedupwards. Some developers create increaseddue to the enormousincrease in a cooperativesociety of probable buyersand urbanpopulation in recent yearsbecause of collect periodic installments,which they pay ruralmigration and naturalgrowth. towardsthe loan amortization. Traditionallywhere Indianlived in a joint family In mostcases, the future property-userspro- and shareda house,young couplesare now a large proportionof the financingfor movingout to form their own households,thus vide commercialproperty. Deals are struckon the increasingthe demand for housing.The situa- basisof planseven beforeconstruction has begun. Theproperty-buyer pays a largeper- Lucknow. centage of the purchaseprice when he signs Thereis a lack of hierarchyand coordination the deal and then makesfurther payments as between the activitiesof these differentorga- the constructionprogresses. nizationswhich lead to a haphazard poorly Lookingat possiblefunding solutions for the managed messin the city. old city, there may be a need to create a 2. No clear vision for the older areas loan systemwith local banksfor refurbishment. Cooperativesocieties together could get a Theolder partsof the city are not considered loan to sponsora collectiverepair project of of prime importance.The city administration an entirearea. The most powerfulincentive focussesits resources on the needs of the new would haveto come fromthe marketitself areasbeing developed. Theolder areasget where a higherdemand for the housingand neglected, there is no clear visionor compre- new incomegenerating uses for the spaces hensiveplan for the area. Hence there are Figure4.1: Image showing a tempo-standin would increasethe returnson the property. somedisconnected interventions at different Aminabad- a convenienceor a bother? timeslike the relocationof a wholesalemar- Publicagencies and their func- ket and the useof the vacated space. tioning Lackof socialorganizations/ NGOs 1. Multiple agencies Thereare very few socialorganizations func- Likemost citiesin India, Lucknowis adminis- tioning in these areas.The only group organi- tered and managed by multiplepublic agen- zationis the VyaparMandal, a Business cies.The division of their responsibilitiesisas Communityorganization which representsthe follows political interestof itsmembers and represents . MunicipalCorporation - maintenanceof them in disputesagainst the city. Somecom- infrastructureand services. munitiescome togetherto participate in festi- - LucknowDevelopment Authority - plansall valsbut become inactive soon after, new construction,sets the FloorArea Ratio Therole of public authority and the DevelopmentControl Rules for the Thereis no real efficient public transportsys- whole city and responsiblefor is the Master tem in Lucknowand other cities.A sketchy Plan. systemof 8-seatercars are privatelyowned Townand Country . PlanningOffice - man- and publiclyorganized along specific routes. agesthe regionallevel planning as well as Inthe absence of anythingelse this seems to drafted the masterplan for the city of work pretty well. Lucknow. - Uttar PradeshJal Nigam (WaterCorporation) and the UttarPradesh Awas VikasNigam (Housingand Development)- state agencies that are responsiblefor planningand execu- tion of water and irrigationprojects and hous- ing for the state.They focus a lot on develop- ment withinthe urbanboundaries of

1 35 Conclusions uniquequality of living. Thelack of a coordinatedand well-funded In considerationof the above aspectsof the administrativeorganization on the public side realestate marketin Lucknow,it is evident coupled with a general neglect of the old that these have had strongramifications on areashas aggravated the problemsin the the mannerin whichthe city hasevolved. city. Socialorganizations and institutions Aspectslike multiple ownership, joint family . would have to be institutedto aid the process systemand the attitudetowards propertyas a of redevelopmentwith socialcoordination non-economicasset make propertyas an and participation. assetthat is not very mobile.Removal of the land ceilingact isa positivefactor and will in the futureallow private developers to rede- velop larger propertiesin the city. * Tenantprotection laws have actually warped the realestate marketin a negative way. Problemsof eviction,the inabilityof the ownerto increaserent, an expensiveand long legal processtogether make the rental marketvery insecure. . Theavailability of financingand the scarcity of housingare positiveaspects that could be a positive impetus forredevelopment pro- jects. Interms of the redevelopmentof the market area of Aminabad,this means that although acquisitionof houses/propertyespecially that belongingto old familieswould be difficultto acquiredue multipleownership, it would be legalto acquire large parcelsof land and redevelopthem economically.With the avail- abilityof financingfor singleor group projects, it would be possibleto improvethe condition of the housing.There would haveto be a sys- tem of rentingusing leases and rent manage- mentcompanies to encouragenew people to move to the area. It would beimperative to forman arbitration/legalcell in the areato assistin the resolutionof propertydisputes. Marketingof the area to the city may have to extendbeyond real-estatemarketing to sell- ing an image ofa new vibrantarea and a

36 On lookingat examplesall over theworld, preservationof urban precinctsand preserva- wherethe depressedor deterioratinginner tion of generalcharacter of the area. After historical citiesof the world have been establishingthe criteriafor selectionof specif- improved(whether the processwas redevel- ic buildingsand designating conservation opment/ rehabilitation/revitalization /renova- areas,the area is surveyedand the buildings tion/ adaptive reuseor any otherinnovative listed.The area isdesignated and legally term)one can boil thesedown to a few guid- incorporatedin the masterplan of the city. ing themesor basicideas. These in my view Thebuildings in thisarea haveto be main- would be: tained as they are, and although new uses 1.Historic Preservation may be allowed,there should be minimal changesin the buildings originalstructure 2.Tourism Planning and appearance.Specific design controls 3. Mercantileimprovement plan and guidelines areset for any rebuildingor 4. Communityimprovement plan infillprojects so as to maintainthe character of the area. Althoughold usesare generally 5. Transitoriented plan permittedto continue in the area,any uses What thesecategories suggest are not the seenas inappropriatefor the area are asked Possible processesthat were undertakenbut the dif- to move and new inappropriateuses are dis- ferentissues that were given importancein couraged. Approaches the planningprocess as the vital keyfor bring- Recentlythe conservationand preservation ing about the revitalization.In my processof movementhas begun to recognizethe need analysis,Iwill try to lookat theseapproaches for buildingsto be lived in and the importance as if they were usedsingularly, and try to see of infrastructureand modernizationof some what the possible strengths,weaknesses and aspectsof the builtenvironment. However, the appropriatenessof suchan approach in thesewould be regulated by strictcontrols on Aminabad,Lucknow. appearance.The conservation or historic Fromthere, I would create an integratedplan preservationapproach recognizesthe impor- which would bebest suitedfor thisparticular tance of the historicalbuildings in the area.It situationin the market areaof Aminabadin would focuson returningthe districtto an ear- the city of Lucknow,India at the beginningof lier "glory"based on restorationof buildings the new millennium. and sitesas alsopreserving the "character"of Approach 1: the area. Themain focusof suchan approach is preser- Historicpreservation vation.There are many downstreampositive Theoriginal isdefined by a certainperiod or time which resultssuch as the creation of jobs, preserva- isconsidered tobe themost important phase in the Inthis approach tourban regeneration, the tion of buildingskills, improvement of the gen- developmentofthe city. mainaim is to preservethe original'city fabric eral area and possiblytourism. This kind of and structureas far as possible.This approach approach is usuallya top-down approach variesin itsdifferent applications and has where the city or someother institutionalfund- come to include preservationof buildings, ing agency providesthe fundsfor the man- agement and actual execution. and prescribingspecial design guidelinesfor the repairand renovationof these buildings. Issuesthat need to be addressedin conserva- the conser- tion projectsinclude: . passinglegislation to demarcate . Increasein propertyprices leading to gentri- vationareas. specialregulations/ building bylawsfor new fication or displacementof poorercommuni- . this ties. constructionin area. . Thebenefits of suchan approach are seg- Theenactment of the Conservation mented or unequallydistributed and so this Regulationswas an importantstep in this approach may not have the backing of all processof conservation.Careful analysisof membersof the communityor a strongpoliti- thisdocument revealssome shortcomings cal willto supportit. (Richerpeople/owners of that existin the Conservationplan now propertiesenjoy greater benefits from the administeredby the HeritageConservation appreciationof propertyvalues and gentrifi- Committee.The main shortcomingis that the cation of the area.) plan has not been coordinated with the . Strongdesign regulations laid down by the DevelopmentPlan of the city and contradic- conservationgroup can actuallymake the tory informationis given in both plans. In the repairor renovationboth difficultand expen- Fortarea', TransferableDevelopment Rights sive.It could even stiflenew growth. have been givenonly to Grade IIIbuildings - Conservationprimarily preserves the historic that can be demolishedand rebuiltand not elementsof the city in order to create value to Grade I buildingswhich have to be pre- for the next generationor nationalpride. Any served.The conservation regulations offer no othersocial benefits are usuallyincidental. clear financialincentives that would respond to the particularsituations in differentparts of Thepeople who are mainlyinvolved in this the city. Rememberingthat conservationis an processare conservationgroups, historians shouldnot be and architects,funding agencies and the expensivebusiness and people taxed for owning a historicallyimportant build- city.These are predominantlyfunded by large ing,ways and policiesneed to be devisedto fundingagencies, donors, patrons or the city. enable a positivechange. In itself,conservation is not a direct revenue generatorand othersystems have to be insti- SINGAPORE: tuted to make the money. Singapores conservationplan delineatessev- BOMBAY: eral areaswithin the city that have historic/traditionalbuildings. These are viewed TheFort area in SouthBombay has been as the city s heritageand have been ear- recentlydeclared as a conservationarea and markedfor conservation.The planning 2 new legislationhas been passedin supportof Mehrotra,1995. approach ischaracterized by the 3Rs- maxi- 3 "Cracksshow up in the citys it. Theprocess that hasbeen followedhere is2: Chatterjee,Sudeshna. mum Retention,sensitive Restoration and heritagepolicy" in the IndianExpress Newspapers . the listing/selectionof a set of buildingsas carefulRepair 4 Veryselective replacement (Bombay),1999. worth preservingon the basisof a certaincri- 4 or re-constructionif at all is allowed in these Referthe web sitefor the UrbanRedevelopment teria (pre-decidedby the team). areas. A strictset of guidelineshas been Authorityin Singapore, * declaringthem as markedfor preservation workedout for minorand major changesor repairs.The existing structuresshould be repairedor strengthenedin the most sympa- thetic and unobtrusiveway. Allchanges like a proposed newuse or alteration in the external color of paint have to be firstapproved by the city. Part of the After the conservationarea has been delin- HeritageZone eated, the city undertakesa pilot project to show itscommitment to conservationand to demonstraterestoration techniques for old buildings.The city then proceedsto upgrade the local streetenvironment and State-owned Inportant cir Ie properties.Historic sites are periodically urban offeredfor saleto private developersfor restoration.All restoration or conservation work hasto be firstapproved by the city before it can be startedon site.Other goals likeeconomic development of the locality or provisionof housingfor the city are also included alongsidethe goalsof conservation. The city authoritiesare seenas facilitatorsand managersof the conservationwork and fund- ing for thisrestoration work would come pri- marilyfrom privateinvestment. The URA also I historical park institutedheritage awardssince 1995to rec- >ckTower ognizethe effortsof the ownersand the pro- fessionalswho were involvedin an exemplary restorationproject. The projects are assessed 0 245m North on their approach, designand detailing,the restorationprocess and the final product. Thisproject can be seenas top-down plan- a demarction of an area selectionfor preservation ning where the communityparticipation and M selecationfrehab the needsof the communityare not Conservation plan "~ new with facades M new with guidelines addressed.The city assessesthe usesneeded Aminabad, Lucknow ; no action,tmaybe paint. in the area and encouragesthe change. The Singaporegovernment, however, does not make cashgrants or tax relieffor the conser- vation project.The only aid is indirect,with the waiver of developmentcharges, car parking Figure5.1: Conservation Plan for Aminabad requirementsand car park deficiency

39 charges,providing infrastructure and legislat- ing uses,restrictions on the increaseof com- ing rent decontrol. Thisis an exampleof a merce and removalof 20thcentury very well regulatedsystem of conservation, encroachmentson streetsand aroundthe where the rulesare clearlystated and there is parks.There would alsobe a specialapproval littleroom for misinterpretationof the rules. processfor all new buildingsand repairsor Althoughit iseasy to implementand reduces modificationson the externalside of the build- controversies,it also stifles creativity. ing. Applicationto Aminabad:Application of the Appropriatenessto Aminabad: Several issues conservationapproach to the districtof emergewhen the conservationapproach is Aminabadwould need the followingsteps: applied conceptuallyto Aminabad. . Demarcationof the boundariesof the area Althoughthis plan would bringthe heritage to be designatedas the "Conservation Zone". value of Aminabadinto positivefocus, * Listingof archaeologically,historically or cul- Aminabad does not have a large collection turallysignificant buildings within this zone. of archaeologically,historically and culturally - Gradingof all the buildingsin the area into significantbuildings that could be listedfor his- categorieswhich would include- toric preservation.Its buildings instead form a part of the urban fabric of the city and need (a) Statementbuildings - buildingsof high sig- to be repairedand adapted to differentuses. nificance - total preservation. Verystrict design regulations and guidelines (b) Faade buildings- buildingsthat have sig- would make changesdifficult and a rigorous nificanceas part of a continuousurban street and expensiveapproval processcould stifle fa ade - externalface and heightsto be pre- regeneration.The region does not have a suf- servedand the buildingscould be reused. ficientlyflourishing economy to supportsuch a (c) Urbanfabric and character buildings- conservationprogram. It would be important buildingsthat can be rebuiltwith strictguide- to includeways of income generation/ eco- linesto fit into the urbanvocabulary in the dis- nomic developmentwithin the projectso as trict. to make it sustainableover time. A program concentratingon conservationwould not (d) New buildings- buildingsthat are in rela- offer suchopportunities. tivelynew conditionand can be fixed by smallfa ade changes. Apartfrom controlson buildings,the conser- vationapproach would alsoextend to parks, streetsand open spaces.It would be appro- priateto make changesin the streetfurniture and sidewalkdetails to representthat of a certainperiod in time. Othernon-physical interventionswould includerestrictions on height of all new constructionin the area, restrictionson indiscriminateuse of spaces aroundthe buildings,removal of non-confirm-

1 401 2: conservationof NorthCalcutta by the Approach Community Foundationfor Conservationand Researchof planningapproach UrbanTraditional Architecture (CRUTA) in Calcutta, India. Communityplanning is an approach that sug- gestsa plan that would be created by the CRUTA,a non-governmentalorganization communityfor the community.Benefits to the formed in 1992,approached the issueof con- communityand an improvementof their living servationdifferently. They created a visionfor standardswould be the chief concern of this the area based upon their studiesof the approach. Inthe long run,this is a moresus- resourcesavailable in the area. Supportfor tainableapproach. Non-governmentalcom- the transformationwas garneredfrom the munityplanning organizations would workto communityand importantindividuals and coordinateand facilitatecommunity interac- institutionsin the city that had a bearingon tion with each otheras well as with the city or the projectin someway or the other. These privatedevelopers. This approach could included schools,universities, trade organiza- potentiallybenefit all the peoplewho are part tions,the municipality,school and college of the groupand would be morelikely to be communities,prominent citizens, property- implementedwith communitysupport. owners,religious trusts, trade associationsetc. Resourcesfor suchan approach would come Throughthis process the visionwas strength- partiallyfrom the communityand partially ened and fine-tunedto include the interests from the city or otheraid-organizations. of all the different membersof the communi- ty. CRUTAwas developed as an organization issuesthat come up in the imple- Someof the to develop initiative,create a listof interven- of suchan approach includethe mentation tionsand an action plan for the area based time timeto informand edu- highcost of - on the communityinteraction. They also stud- a communityabout the issuesat hand cate ied possibleinterventions in detailsincluding a consensus.Initial and the time to reach the fundsrequired, ways of raisingthe funding issues political problemsof teething and and then set up an ongoing local develop- played out at groupdynamics and power get ment process.Initial interventions included a sometimesthe commu- public meetingsand communitytemple was firstchosen for projectsfor lack nity may even block certain restorationwith fundsfrom the different parts of theseshortcomings, 6 of consensus.In spite of the communityand supervisionby CRUTA. the communityplanning approach is a sus- tainable methodthat allowsthe representa- Thecreation of a unifiedvision puts into per- tion of all sectorsof the community,builds spectiveand tiestogether severalsmall public supportfor projectsas well as for the changesbeing made in the community. surroundings,pride 'Nayak,Debashis, 1995. area makingits long-term benefits much high- Awarenessof the physical er. and identityas well as recognitionof the potentialof tourismin their culturalresources CALCUTTA: are the main objectivesof CRUTA.The organi- In thiscase study, community support has zationhopes to extendthis approach to other been mobilizedto supportthe preservation/ partsof the city. HAVANA,CUBA: would be addressedby the creationof com- conservationgroups, mobiliza- InOld Havana historic preservation and eco- munity-based informationand nomic improvementfor the area hasbeen tion of public opinionthrough creation by initi- fueled mainlyby tourismconcerns. However," education and employment trainingprograms especially for women. the successof OldHavana s restorationnot ating Theprocesses urban decay would be onlydepends on obtainingthe necessary of WalledCity would be financesand resources,but alsoon the effec- arrestedand the restoredto a middle classresidential area'. tivenessof the linksand senseof cooperation betweenthe differentgroups and agencies A frameworkor masterplan would be creat- workingtowards, and havinga vestedinterest ed showingthe proposedlanduse, traffic and in, the Old city s development."'Institutions circulationpatterns in the areasearmarked like Friendsof the Earth encouragethe local for conservationor improvement.Certain peopleto expresstheir opinionon issuessuch activitiesin conflict with the area's image (like aswhich buildingsshould be preservedand the steeltraders) would be removedand sharein the actual processof development. other commercialactivities greatly regulated. Thearea's chief positivefeatures namely its LAHORE,PAKISTAN: centrallylocated commerce;high land val- Inthe conservationof the old city of Lahore, uesand itshistoric building stockare bal- Pakistanthe situationwas very similarto anced in thisnew proposal.All this was Lucknow. accompanied by changesin the structure Theold walled city of Lahorewas demarcat- and coordinationof public agencies,use of ed for historicalconservation as well as gener- existinglegislation for the implementationof al improvementof the area. Themain goals the plan, removalof somefunctions and of thisproject were to reduce externalpres- improvementof roads,services and infrastruc- sureson the old city, conserveand enhance ture, change in landuseregulation and traffic the urbanfabric highlightingthe important control.Some pilot projectswere selectedfor areas.It was envisagedthat it would be a demonstration.The city, with fundingassis- projectwhere the city with help from interna- tance fromthe WorldBank, funded severalof tional organizationswould investin the area- the pilot conservationprojects and infrastruc- especiallythe conservationof the primehis- ture up-gradation. torical piecesand the up-gradationof the Theinfrastructure and servicesin the old infrastructure.It wouldthen offerfinancial walled city were upgraded. Socialservices incentives,easier permission process and likeschool buildings and communitycenters 6 technical advice to privateowners and Williams,Diana. "Sustainable strategies towards were alsoimproved. The five gates to the city Improvingand Developing Old Havana for the ben- developersto repairtheir own propertiesin and severalimportant historical buildings were efitof itsresidents and visitors" in Trialog58, Stuttgart, accordance with a prescribeddesign guide- conserved.These improvements have lead to March1998. lines.These would be aided by a quickerper- otherimprovements like the dispensariesin 7 Williams,Diana. "Sustainable strategies towards missionfor demolition;incentives for conserva- the area have been upgraded, a 120-bed Improvingand Developing Old Havana" in Trialog tion and dealing with each buildingin a case hospitalhas been set up and severalrenovat- 58,Stuttgart, March 1998. community 8 by case method.The needs of the ed buildingsare used for schoolsand col- PEPAC,1996. leges. On the privatefront, thishas lead to a renewedinterest in the expansionof the com- mercial activitiesand needsto be checked. Theconservation activities have been carried out by the city but not reallysupported by the residentswho have been watching as bystandersor makinguncoordinated changes in the city. Thereis someconfusion in the distinctionbetween squatters,residents and encroachersand severalproperty dis- putesin the area are a major hindranceto the successof the program.The moniesear- markedfor aid to residentsfor upgradingtheir houseswere not distributed,as the Punjab UrbanRedevelopment Project could not identify legalresidents. Applicationto Aminabad:When the residen- tial communityis given priorityin the revitaliza- tion of the area,a verydifferent set of issues come to the fore.The residentsof the area will undoubtedlywant to claim their parksfor use by the community,better accessand improvementof the parksmay need the removalof permanentstalls at the edge of the parks.There is a need for smallercommu- nityspaces in the middle of the urbanfabric, designatedparking pockets, and restrictions on conversionof housesto warehousesand smallindustries. Although the residentsenjoy the convenienceof the market,there is nui- sancevalue to it, and certain restrictions would beneeded in the market place.

o t ervces Appropriatenessto Aminabad: The people ResidentsCommunity Plan I m commerce is restricted who liveand workin thisarea are the primary Aminabad, Lucknow Lucknow am- xnewimprovement=maI Idlu of exisitng parks stakeholdersand theirconcerns and visionfor Aminabad would take priorityover all others. Aminabad hasa verydiverse set of players Figure5.2: Community Planning Approach as and stakeholdersfor thisproject and a com- appliedot Aminabad munity-participationapproach would allow

43 maximumtransparency. Although it would not very great. New hotelsand restaurantserupt be an easytask to reach consensusamong alloverthe city often destroyingthe original sucha diversegroup, middlepaths would charm of the place. emergefrom sucha process.The process GHADAMES,LIBYA: would help identifycommon goals and allow the communityto contributeto achieving InGhadames, the revitalizationof the old city them. It is definitelya viable approach for of mud houseshas been planned on the basis Aminabad. of revenuethat would be earned and the boostto the local economy from national Approach3: Tourism and internationaltourism. A specialorganiza- tion called the Servicefor the Planningand planning Managementof the OldCity of Ghadames (SPMOCG)was establishedto do the initial Planningto promotetourism is an approach surveywork and planning,propose a compre- that can be seenin severalthird world cities hensiveaction plan and then proceed with its where the architecturalresources or the nat- execution.The city and internationalbodies ural resourceshave a touristpotential. The likethe UNDPand UNESCOare the major main concept behindthis approach is to fundingsources for the planned interventions. upgrade the importantbuildings and the Theseinclude new touristhotels, guesthouses buildingsthat are on the way to the main and restaurants;a new health cure spa; a ren- sites.Facilities are providedfor tourists- hotels, ovated palm garden;small museums and a bed and breakfasts,and restaurants,souvenir large museumdisplaying local history,geog- shopsthat are run predominantlyby the local raphy and culture;and eventslike festivals people.Tourism then is expected to bringin and bazaarsdisplaying local populartradi- the moneythat would sparkoff morerevital- tions,culture and handicraftshave been ization." It makessense that an industrywhich plannedfor touristbenefits. Attention has capitalizeson, and benefitsfrom, an area s been paid to the renewalof water sourcesfor culturaland historic resourcesshould have a better livingin the city and to supportagricul- vestedinterest in maintainingand restoring ture as a meansof supportingthe lifeand theseassets." This can be done in several economy in thisarea. Thecommunity will be waysthat are moreor lesssensitive to the encouragedto renovatetheir housesas an local character and people.It could be effortto improvethe tourismin the area - they developed as a processwhere the communi- will be givenfree advice and soft loans.A ty is involvedin the initialrevitalization and strictset of designguidelines and building reg- directly benefitsfrom the tourismversus an ulationshas been imposedin the entire area Abdullac,Samir, 1998. upgradingdone by the city/ministryof tourism so as to maintainthe character of the area9. and then maintainedby the local people. SinceGhadames had been declared as a Often the communitybenefits are marginalin WorldHeritage Site due to itsunique tradition- comparisonto the benefitsto the airlinesor al settlement,it hasreceived a lot of attention the large hotels.Tourism also creates new fromthe internationalpress, international bod- problemswhen the pressuresof tourism are ieslike UNDP,ICOMOS, UNESCO and so on and is likelyto be an important touristdestina- tion for the same reason.This is, however,not true for mostother citieswhich would not attract that much attention. BEIJING,CHINA: Anothergood exampleof suchan approach can be seenin Beijingor Suzhou,cities in the Peoples Republicof China. Sincethe open- ing of Chinato touristsin recent year, tourism servicingand the creation of an image of a wealthy nation have been importantto the governmentof China. In Beijing,several streets are selected from the historicurban fabric and the houseson this streetare completely restoredto look like they once did or sometimeseven better then their originalcondition. The building-usein these structuresis changed to tourist-orienteduses likestores selling souvenirs, antiques and tradi- *Primay Tourist Area tional goods,and restaurantsor teahouses. Thistransformation is almostcompletely pub- liclyfunded, and managed by people employedby the governmentor leasedto the people.This gives some economic boost to the area as somestores and restaurants mushroomaround the area to servetourists Secondary Tourist Area. which strayfrom the beaten path. However the Parks and the shops the restorationand regenerationis very local- izedand benefitsare restrictedto the people 0 250m North who have shopson the street.Investigating in sidestreets reveals great povertyand the lack MT tourist's path of basic services. selection for preservation Applicationof thisapproach to Aminabad:A prmary reha + facaden M secondary rehab + facades plan to change thisarea into an attractive Tourism plan rebuild with guidelines touristdestination would lay down the main remove streetas a shoppingstreet, with immaculate Aminabad, Lucknow upgraded parks facades and traditionalstores. The second axiswould include the two main parksand Figure5.3: Tourism plan as applied to Aminabad the shopsthat surroundit. Benefitsfrom these

45 improvements would slowly reach the resi- dents in the area and influence the improve- Approach4: ment of the overall fabric, whereby tourists would be encouraged to go inside and Merchantscommuni- explore some select housesand restaurants on side streets.An improvement plan of this ty approach kind would encourage the market use its to Thisis the approach that taps the economic resources on one street and improve it before potential of local businessesand usesthese moving incrementally to other areas. resourcesto improve the area for the busi- However, success lie the of such a plan would nessesby the businesses.The process in such in the number of touriststhe area would a plan would be to collect the businessesto attract. The benefit to the local community form a community or support an organization would be the profits from souvenir sales to that then looks after the upkeep and tourists,tickets to see restored traditional hous- improvement of the area. All businessespro- es and businessin improved local restaurants. vide funding for this activity as a proportion of Thiswould also cause an increase in the num- their earnings or a fixed sum of money. The ber of small hotels in the area. There however services provided in return can include a is no direct improvement in the lives of the res- whole range from cleaning the area, ensuring idents. security, maintaining parks and sidewalk trees Appropriatenessto Aminabad: Lucknow is and plants to actually creating a business currently not on the international tourism map strategy for the area. and even within Lucknow, there are other Thisplan has a lot of potential as it involves important sites offer that competition to the actual usersof the city to control their sur- Aminabad in becoming a tourist attraction. roundings. Since financing comes from the Unlike Ghadames, Lucknow is not on the businesscommunity, this is an approach World Heritage Listand never will be. which could work without the aid of external Although domestic tourism to the also city is agencies or the city and this system could be quite small,this offers greater potential for sustained over time building up on its own expansion. However, tourism promotion can- achievements. The management of these not become the main focus of our plan. activities can be private with some coordina- Instead the plan should focus on the improve- tion with the city. Thissystem cannot however ment of its the area and conservation of local take care of all the problems of the area or heritage for the people of Lucknow. Any replace the work done by city planning and increase in tourism revenues gained from that service agencies. Examples of this can be would be incidental. "Levy,Paul. (Executive Director, Central City District, clearly seen in the Main Street programs as CentralCity Development Corporation) "Downtown, well as the Philadelphia BusinessDistrict. Inc.:still in business?" presentation MIT, at PHILADELPHIA,USA: Cambridge,March 30th, 1999. The BusinessImprovement District in Philadelphia was proposed by a group of pri-

46 vate plannersto counterthe lack of invest- I ment by the city in the central city district.It ( wasfelt that sincethe core city catered for j onlyfive-percent of the metropolitanpopula- a tion it could not demand a large shareof the c~vr~ city s funding.However, since it alsooffered 40%of the areas jobs,it was evidently a large corporate sectorand as suchhad accessto a ready sourceof private funding.Drawing obviousconclusions from these regionalstatis- tics,the BusinessImprovement District (BID) wasestablished with the contributionsof the private companies - retail, offices and hotels - in the area. Dependingon the square footage of their propertiesthey paid a pro- portionalsum to the BIDI". The firstgoals set by the BIDwas a general improvementof the area.This included a "cleanand safe"campaign. Forone year, the BIDconcentrated on aspectslike cleaning streets,proper garbage collection, removalof graffiti from wallsand improvementof parks. The"safe" aspect was to tackle the crime situ- streetsation - constantly,thiswas addressedputtingupby information patrolling the and help desks at different locations in the city and creatinga databasefor crime-watch- all to supportthe work of the local police. The next move was to make more physical changeslike fixing sidewalks, planting trees, adding bollardsand newspapervending machinesand maintainingthem. The primary concept wasto make the city friendlier,safer and prettier.In the next years,the BIDcell moved itsconcentration to makingthe city a center for arts,culture and entertainment.It workedwith the city to facilitate the building of a new conventioncenter and severalnew hotelsand the creationof a new image for Figure5.4: Merchants Community Plan as applied the downtown aided by publicitycampaigns. to Aminabad

47 Theyhave morerecently moved into the area together,we could workout a plan for every- of strategicspace planningand are mapping one. Sothis solution looks at remedieslike mar- their informationof businessesto showpossibil- ket strategizing"placement of different itiesfor newcomersin the area and diversifi- trades,new buildingsfor the semi-permanent cation of the currentuses. vendors,stall/space allocation to informal As far as possible,local residentswere tradersand rulesabout parksand colonnades employed for the differentjobs. The positive which could improvethe area. influenceof the businessdistrict does not Appropriatenessto Aminabad: Aminabad extendto the residentialareas in the central showsgreat similarityto the innercity business city. In usingsuch an approach it would be districtin Philadelphia- it hasvery little invest- helpfulif the residentialcommunities could ment from the city and supportsa large sec- also be added onto theprogram or some tion of Aminabad s jobs and businesscommu- kindof a connectionmade with them. nity. However,it is not a corporate center and Anotherissue that comesto the fore in using would not be able to raisea large amount of thisapproach isthe initialskepticism of the moniesand supportextensive services. businessesin the successof the project.The Aminabad alsohas a large component of res- PhiladelphiaBID countered thisby settinga idential populationand our interventions time period of five yearsfor reassessmentand shouldtry to integratethe two differentcom- continuationof the project. munitiesand not divide them, Applicationto Aminabad:A physicaldescrip- tion of a businessdevelopment plan would Approach5: probably showthe entirearea of Aminabad demarcatedas commerciallanduse - as pre- Transit-orientedplan scribedby the currentmaster plan. No restric- tionswould be made on businessexpansion. Thisis an approach to revitalizationof a his- However,a strategicbusiness development toric core by connecting it with the restof the plan wouldinvolve taking the whole market city and reducingcongestion on the streetsat as an entityand lookingat the interestsof the the sametime. Transitstops become impor- differentcomponents of the market.The tant nodesin the city around which develop- strengthof the marketlies in itsdiversity - that ment occursin a concentric pattern. Suchan you could buy a sarior a pin, peanutsor a approach benefitsthe entirecity, connects book.The needsof the smallertraders vend- people to jobs, makescommuting cheaper ing fromthe streetare very differentand they and quicker,and reducescongestion on the would need a differentbusiness improvement street.This is however,in most cases,an "Marketstrategizing refers to the planningthe future - maybeways of movingto morepermanent expensiveproposition and takestime for both of the marketas whole by the agency.What would stallsor comfort in the form of tree-shadeand planningand execution.There are several strengthenthe retailof thearea? Should we add traffic restrictions.Larger stores may seethe choiceswhich include in an increasingmag- morerestaurants or clothesstores? What is needed nitude of investmentcoaches or buses,elec- to improvebusiness? parkingproblem and crowded streetsas the problemthat needsaddressing. However, tric buses,trams, light rail systemto a subway when we can get the differentsegments system.Funding for suchsystems has usually been eitherthe governmentor fundingtrade agencies.However examples can now be seenof private companieswhich would own and operate such a system.However since these systemsprovide public benefits,they are given somelong-term subsidies to make the businessprofitable. Projectsdone by CalthorpeAssociates in the USAshow a uniqueapproach to transitorient- ed development.Calthorpe seesconnection with the city by a masstransit system as a pos- itive influencethat can enable the people of the area to lead a better life.Connections with the city make it possibleto revitalizean otherwisedepressed area by creating a job market.He then seesthe transitstop or node as a focusto locate businessesand resi- dencesat a convenientwalking distance- effectivelycreating walkingcommunities. QUITO,EQUADOR: Therevitalization of the old city of Quito, Ecuadorwas alsoaided by the introductionof the masstransit system that connected the entirecity. TheGerman mass-transit system introducedin thishistoric equatorial and hilly town isthat of electric buseswhich followan overhead tramline,but do not have any rails. It isa dual carriage systemthat is connected together by a pivot and navigatesthe narrow undulatingstreets of Quitowith remarkable ease.Attractive well-detailedstops for these buseshave been builtwith automatic turn- stilesat many differentlocations in the city, gently regeneratingactivity and mitigating traffic congestionand pollution.Other pollut- ing buseshave been kept out of the city cen- ter and now only serveas inter-citytransport. Allthe important plazasof the city havebeen reorganizedwith suchstops forming an edge Fgure5.5: Transit-oriented plan as applied to for them. It connectsthe CenterCity to the Aminabad growingsuburbs and greatlyreduces the pressureon the centralcity, connectspeople Conclusions in variouslocations with theirjobs, shopping Fromanalyzing the above cases,one aspect and entertainment. hasto be realized It emergesmost distinctly - none of these though that thiswas a large expensefor the approachescan be singularlyapplied to the city of Quito and foreignaid was needed to area of Aminabad. Aminabad would need a complete the project successfully. plan that combinesthe positiveaspects of all Applicationto Aminabad:Application of a these approachesbut devisesits own transit-basedapproach in Aminabadwould methodologyfor implementation.In the include the introductionof a well-planned absenceof a strongcoordinated city admin- transitsystem in the city of Lucknow.It would istrationsystem and extensivefinancing, this have to be so designedthat it would serve approach would have to be a grass-root the area of Aminabadwithout causingmajor operationthat would have to generate its disruptions.Transit stops become majornodes own funds.A plan that could integrate the for developmentand theseshould be locat- interestsand participationof diversecommu- ed thoughtfully.In the attached plan of nitygroups would have moresustainable Aminabad,the systemhas been so worked results. out that the bus would not traverse through Thisthesis recognizes the importanceof these the main marketarea but the distancesfrom approachesin Lucknowand hastried to ana- the stopsare suchthat any part of the market lyzethem furtherby preparingplans of is withina five-minutewalking distance. Aminabad usingthese approaches.These Appropriatenessto Aminabad: The introduc- plansare accompanied by a listof interven- tion of a mass-transitsystem would be a per- tionsthat would be generated usingeach fect solutionfor Aminabad.Connecting approach and possiblemethods of financing Aminabadto otherparts of the city by an and implementation.An integrated strategy affordable and convenientsystem of transit would then combine the different plansinto a would allowit to serveas a viable residential cohesiveone workingout the financingand option for people workingin other partsof the implementationprocess required to accom- city. It would alsoconnect the presentresi- plishit. dentsto job opportunitieselsewhere in the city. It would reducetraffic congestionand pollutiondrastically and bringin a moresus- tainable way of life. However,it costsan enor- mousamount of moneyto plan and imple- ment. It could not be achievedby local incre- mental investmentsand interventionsand would need to be coordinatedat the city level.

50 Fivedifferent approaches

nommunitynase plan -'oservt laan Mr Tnransit orientedmlan

General Improvement GeneralImprovement General Improvement GeneralImprovement GeneralImprovement Infrastructure& services Infrastructure& services Infrastructure& services Infrastructure& services Infrastructure& services Parks- access beautification & Parks- access& beautification Parks- access& beautification Parks- access& beautification Parks- access& beautification Removalof informalmarket Removalof informal market Removalof informal market Removalof informal market Safetyand security Safetyand security Safetyand security Safetyand security Safetyand security Removalof vehicular congestion Removalof vehicularcongestion Removalof vehicularcongestion Removalof vehicularcongestion Removalof vehicularcongestion Publictransport system Publictransport system Publictransport system Publictransport system Publictransport system Housingimprovement loans - no Housingimprovement loans - no Housingimprovement loans NewHousing development - no NewHousing development - no NewHousing development Amenities- health,schools - no - no - no Amenities- health,schools Strictdevelopment guidelines Strictdevelopment guidelines - no Strictdevelopment guidelines - no Newhotels, restaurants &B&Bs - restrictedcommercial development - - no - no connectionwith the city offices betterhousing betterstores

Conservationinstitutions Ministryof Tourism TransitAuthority Residentcommunity ArchaeologicalSurvey of India merchantscommunity Merchantscommunity Merchantscommunity Cityaid for housingimprovement loansagainst future prosperity privatedeveloper I s rivatedeveloper privatedeveloper Privatedeveloper for transit

Chart1: Thisworksheet shows the different interventions proposed by the fiveappraoches and how ther may be possible conlficts/ difference in priorities.. Noticethat the few initialones about general improvement of the areaare included in allthe 5 lists..

Community capacity

Can do Need help Can't do Conservation Tourism Residential Merchants Transit

Right now - 3 months general cleaning traffic management infrastructure upgradation Conservation -

In a while - one year small improvements parking design Tourism +8

Long term - 5 years business strategy community education mass-transit Residential -4 -4 - Chart 3: This chart shows how a simple exercise coud help categorizeinterventions to then work out financing, players and time frames. Merchants -8 +10 -2 -

Transit -4 +8 +10 +10 -

Chart 2: This chart shows the positive or negative correlationbetween the different approaches. Thischapter drawsupon each of the five Interventionsfor thisarea need to be multi- approaches'identified in the lastchapter, to dimensionaland include the interestsof sever- proposean integratedstrategy for the market al stakeholders.In view of the slowlegal area of Aminabad. processand poor law enforcementefficacy and the poorly managed municipalcorpora- IntegratedStrategy tion and governmentagencies, strong politi- cal influences,high levelsof corruption,and forAminabad an ineffectiveconsumer redressal process, the implementationprocess needs to be well- Theintegrated plan for Aminabadincorpo- designed.No exerciseof discretionon the ratesthe aspectsof the five approachesand part of the governmentservant, no depen- combinesthe interventions.This cumulative dence on the governmentfor any key imple- set of interventionswould have to be priori- mentationaspects (like finances or legal tizedto workout the phasingand fundingfor issues),a largeamount of public information the project. and transparencywould be some of the pri- Theconclusions from the lastchapter indicate marythings to be considered.A model that that many issuesneed to be addressedsimul- includescitizen participation and allowsthe Proposal for taneouslyin a livingcity. Thusan integrated differentstakeholders to participate in the plan would attempt to combinethe positive decision-makingprocess and the selectionof Arminabad aspectsof the differentapproaches and miti- tradeoffswould be appropriatefor thissitua- gate the negativeeffects of taking any of tion. Themain advantage of communitypar- thoseapproaches in isolation.Although it is ticipation isthat it is a transparentprocess that relativelyeasy to suggestseveral interventions would be very helpfulin conflict resolution. that the districtneeds, to improvethe general Thisis, however, achieved at a cost of time quality of lifeand experiencesit offers,the and moneyand sometimesit may be very dif- nextstep would be to evaluatethese inter- ficult to reach a consensus.Information and ventionsand proposethem as short-termand education of the communitytowards a better long-termactions. The short-term interventions understandingof the issuesat hand and their would addressany urgentissues in the area abilityto tackle them will be an importantfirst and try to buildinitial confidence in the pro- step.The community would alsohave a sus- ject. Theseinterventions should address prob- tained interestin the area, and it would be in lemscommon to the maximumnumber of theirinterests to keep the project going forev- people.The interventions should be easyto er. execute,show quick resultsand set the stage Sucha communitygroup would then identify Thefive approaches included the conservation for otherinterventions. Differently stated these the differentproblems in the area and make plan,tourism plan, residents community plan, mer- interventionsshould be affordable,sustain- a complete listof the areaswhere action is chantscommunity plan and a transitplan for the able and visible.Long term goals and inter- needed.The actual interventionwould area. ventionswould need to be plannedsimulta- depend on the method of implementation. neouslyso that processingon those can be Theevaluation criteria that need to be con- begun. sideredin the selectionof individualinterven- tionswould include: In Aminabad,although the store-owners,resi- 1. City level impact dentsand shopperswould appreciate the streetsbeing cleared and the informalsector Theintervention would be evaluated in how it of the marketrelocated in different areas, reinforcesor altersthe roleof the district.The suchan interventionwould cause the informal importanceor strengthof the area and the vendorsto revolt.A solutionwhich would work role it playsin the city are importantconsider- for both partieswould be if the space was ations.Although this role as an importantretail time-sharedand the vendorscould usethe center,a touristattraction, the educational space in the main shoppinghours and at sectionor the residentialarea (defined by its othertimes 2 it was cleared for useby the resi- primelanduse) could be redefined, it is this dents. currentrole which drivesthe economicsof the area.For example, if thisdistrict was a major 3. Financial leverage of different groups touristarea in the city that attractedseveral Financialleverage refers to the advantage thousanddomestic or foreigntourists every that the financiallystronger group would have year and generateda large amountof eco- in a communityproject. Since a project like nomicactivity, it would be importantto devel- thisattempts to garner maximumcommunity op tourism.If thisarea was an importantoffice supportboth as goodwilland financialsup- area, then that would be itsstrength and port - it would be importantto appeasethe facilitiesfor the people workingin the area financiallypowerful group. On the other would be developed.The macro-impacts on hand, as socialequity isa goal of the project, equityand ecology alsoneed to be factored it would take usa step forward if the interven- into thisargument. In the case of Aminabad, tion could alsobenefit the economically itsrole in Lucknowis that of an importantretail weakersection of the society.Traditionally center and new programsin thisarea should interventionsthat have supportfrom the richer reinforcethis economic factor. membersof the communitywould gain priori- 2. Micro-level impacts ty but for a sociallyequitable solution,other people shouldbe equally represented.In An impact analysisof any interventionwould Aminabad,improvement of the parksby reveal both positiveand negative impactson charginga usage fee would be supportedby differentpeople in the area. In orderfor the those who could afford it but thiswould projectto have the goodwilland supportof excludea part of the societyfrom usinga the community,interventions with negative public amenity.Instead a solutionlike using side-effectson a part of the community the parkfor a weeklymarket on somedays, would have to be broughtin slowlyand in a and as a rentablespace for community func- 2it isin this capacity thatthis area is currently linked way that their negativeimpact can be mini- tionsat othertimes, could generate an withthe city andthis should be strengthened.Ifthe mized.Such interventions could turn contro- amount that could be usedfor the mainte- roleof thearea is being redefined or its uses versialand endangerthe entireproject. A changedthen the current uses have to be located nance of the parksin the area. socialcost-benefit analysis would thushave to in anotherarea. Such changes tend be very disrup- 4. Revenuegenerators tive to the city structureand need to be phased. be done to ensurethat the benefitsare indeedgreater. Someinterventions are net revenuegenera- tors versusothers where the common benefits 6. Congruence and reinforcement of the created do not directlygenerate any income different interventions to the area.This could be in the formof increasedtaxes to the city or the creationof Thisaspect relates to how interventions may economicactivity or both. Revenuegenerat- play against each other. Some interventions ing interventionswould be givenpriority since may need to be in sequence, others may be they could in turn fund otheractivities. An more efficient together and stillsome may be exampleof non-revenue-generatinginterven- in conflict. Thiswould be an important aspect tion in Aminabadwould be improvementof to considerin deciding about the interven- the streetsand plantingof trees.Although this tions. would improvethe areatremendously and 7. Conflictresolution boostthe shoppingin the area,there are no Conflictsbetween differentfactions of the feesthat can be charged for standingunder communityand between differentideologies a tree.On the otherhand, convertingan old often impedethe smoothfunctioning of a houseinto an attractive restaurant or paying project.These would have to be anticipated guestaccommodations could create jobsfor and steps taken to work around them or somepeople, improvethe economicactivity reduce them, in the area and increasethe taxescollected. Some of the conflicts that will need to be 5. Easeof implementation addressedin Aminabad are: Interventionsthat are easierto implement 3 Advantagesof mixeduse vs. concentration of Localizedactivity vs. city level intervention:would It shouldtake priorityover those that need a commercialor residential:Increasing com- be easierto get consensusand approvalsfor inter- long legal or financialprocess to facilitate mercialuses would increasethe tax-base, the ventionsthat are localizedversus those that effect them. It would be easierto get consensusand a largerarea/populace. level of economic activity in the area and the approvalsfor interventionsthat are localized Shortterm vs.long term: Shortertimeframes can be number of jobs it offers. An improved local easierto startand completeversus those that need versusthose that effect a largerarea/popu- economy could finance the improvement of longer. lace.Actions with shortertimeframes can be the area. Residentialuses are a good com- Resourcesneeded: Less expensive interventions are easierto startand complete versusthose that plementary use of the area as the residents easierto do then thosethat needlarge amountof need longer.Some interventions that may be would use the area, the parks and the parking instant Resources capital. herewould alsorefer to capable of doing in smallincremental steps at all times. The advantages of mixed use resourceslike existing organizations that could take versusothers which may need large stepsto would be a twenty-four hoursusage of space on the task. make them happen. Suchissues 3 can help Approval/permissionneeded: Interventions that are and the use of upper floors and properties decide whichinterventions take priorityover easierto do may necessarilytake priorityover those away from the main streets not conducive to that need a long legalor financialprocess to facili- others.A good exampleof suchan interven- retail use. Proximitybetween housing and jobs tate them. tion would be a generalclean-up of decreases the commuting effort, and proximi- Numberof playersinvolved: When a largenumber Aminabad.This is somethingthat could be ty of retail reduces the number of trips and of playershave to be involvedto reacha decision funded by the community,is localized and makes the place more cohesive. There are on an interventionthis would necessarily slow down can be carriedout in smallincremental steps. greater opportunities for the creation of more the implementationprocess. lively spaces serving dual needs. Inherentconflicts: Some interventions areinherently controversialand wouldincrease the time needed The conflicts perceived in this situation are to resolvethem andmake them happen. that city spacesare traditionallyvibrant and stimulatingwhereas residential areas are expected to be quieter and calmer spaces. Theexpectations in these two areas are very different.However, a largesegment of popu- lationespecially younger couples,single peo- ple or older people might enjoythe stimula- tion and the proximitythat the city offers.It is felt in some areasthat the city may not be a good place to bring up children5 sincethere is traffic and congestion,issues of safetyand security,and possiblya lack of parks,schools and recreationspaces for children.These will be someof the issuesthat will be addressedin makingthe area conducive to the needsof the residentialand the commercialcommuni- ty alike. Pedestriansvs. cars: In almostall old cities, there is an inherentconflict as to whetherthe area shouldbe retrofittedto allow traversing by automobilesor pedestrianized.Both cases are equally valid,and midwaysolutions are often sought,where some streetsmay be made fit for cars, othersallow uni-directional traffic and stillsome could be pedestrainized. Time-sharingbetween the two is alsopossible in areasthat have a lot of pedestrianactivity at some hoursof the day. Bicyclesand two wheelersare often not addressedand may call into questionwhether they shouldbe gov- erned by rulesfor cars or rulesfor people! Physicalplan The integrated plan for Aminabad, brings togetherthe five differntapproaches and combinesall the interventions.However, it is importantot note that some interventions showsa healthysymbiosis whereas others exhibitconflict. Tourism and commerceboth Figure6.6: Integrated plan for Aminabad promotethe idea of the main street improve- ative impacts. Themain aspectswhich gain importanceare: * Introducinga local modeof transitto con- nect the area to other parts of the city and reduce traffic congestion. * Emphasizingthe main streetas a primary area of concern and working on improve- mentsalong that street.(This would lead to improvementsin otherareas in itsnext phas- es.) * Improvementof parks,and usingthem for variousactivities like weekly markets and socialevents. + Generalcleanup of the area including clearingof garbage, fixingof streetsand side- walksand planting treesin the area. * Buildingof new parksand parkingareas withinthe urbanfabric for the residents. 4 * Buildingnew parkingstructures by cntract- Figure6.7; Images showing the integrationof differ- ing with aprivate developer. nt plansto come togetheras an integrated plan. * Improvementof infrastructureusing a pri- ment and specialisationof storeson that vate-publicpartnership. street,but conservationand community * And improvementof the building stock by advocatesmay object to that as it would incentivesfor repairsand fixing as well as threatenthe old structuresas well asthe bring guidelines fornew development. many curiousstrangers into the community. Interventionsfor thiswould have to consider Thestrength of a good plan would lie not only thisconflict and temperthe change. in the selectionof relevantinterventions to set the ball rollingbut alsohow they are phased, Generalclean-up and improvementof streets financed and implemented. 4l and sidewalkswould on firstglance benefitall the five plans.However, residents who are Thisshould ensure the continuityof the project tenantswould standto loseif the pricesand and the creation of a sustainableenvirone- rentsof propertiesin the area were to ment. a seriesof smallsuccesses in an incre- increase. mental plan, one thing leading to another, one activity generating fundsfor the next, Thisintegrated plan thusincorporates the and the interestof all the stakeholderswould main interventionswhich are positivelyviewed ensuresuch an aim. by all the planswith a view to mitigatingneg-

56 Inthe context of Cuba,Mario Coyula and Luis training,schools and housing. Lapidus said: " ... thepreservation of LatinAmerican his- Implementation 5. Tourist/ shopperfunding - Insome revitaliza- toriccenters should not depend on thefinancial support tion projectsas in Havanaor Nepal,the cost of gentrifyingyuppies or tourists, but it can notbe solely strategies a stateresponsibility, accepted with resignation because of improvementand creation of amenities user of moraland cultural obligation. The resolution may well Theinterventions would next have to be was charged tothe actual - often the reston theeconomic empowerment of thelocal popula- matchedwith implementationstrategies. tourist.This could be in the form of increased tion,which would allow it to activelyparticipate in finding or Eachimplementation mode fitssome inter- taxeson goods purchased(indirect) direct gradualand feasible solution to meet its needs,and lead taxing at the airport.In Aminabad,this would toa naturaland sustainable coincidence between cultur- ventionsand each interventioncalls for one or moreimplementation approaches. mean taxingthe shoppersbut that would al, social,environmental and utilitarian values. "6 make the marketunattractive. Thetwo restrictionsthat have been assumed facilitatingthese interventions in thisprocess are: Managingand and implementationaspects would require . Thecity willnot be able to extendany finan- cial capital to the project. differentplayers. The players include the com- privatedevelopers and . Financialdonations from internationalorga- munity,city agencies, Theirroles nizationsor corporategiants are veryunlikely. non-governmentalorganizations. are brieflydiscussed towards the end of the Fora sustainableimprovement, this project Action Plan. shalltry to keep the scale modestand attempt to make the processself-propelling. TheProposed In view of the assumedrestrictions, the ques- tion of financingis obviously the most primary. Allinterventions will have to be thus accom- ActionPlan panied by a plan to implementthem. On furtheranalysis, it becomesevident that Someof the waysto deal with the financial the issuethat ismost crucial is a financiallysus- crunchwould be: tainable city or the meansto achieveself- Looking the different assetsin 1.Revenue generating interventions - tax financing. at by of some- tourists/shoppers,tariffs/user charges the area - one isstruck the lack thing reallybig and important.And there in 2. Public-privatepartnerships - attract private liesthe wholechallenge - if Aminabadwas capital by offeringsubsidies (tax abatement, located next to the TajMahal (a national soft loans)or otherincentives (Tradable touristattraction and a modernwonder), the DevelopmentRights, cross subsidies, StockExchange (an important financialinsti- increasedFloor Area Ratio,regularizing of tution),Chowpatty (a beach in Bombayand land ownershipetc. ) a domestictourist attraction) or in Nainital(a 3.Community funded projects- offer incen- lake -town and again an attraction) then the 41tshould be rememberedthat tax collection in tivesto the community/Business improvement prioritiesand the solutionwould have been Indiais not very efficient and until that happensthe districts. obvious- to create a supportingarea which increasein incomeis not really reflected in the providesservices and benefitsfrom the main 4. PrivateFunding - Thereis also the possibility taxescollected. function. 'Thisis more of a concernin developed countries of attractinga big investorlike a hotel to con- ratherthan developing countries where the deci- tributeto local improvement- employment, Thisthesis identifies Aminabad s chief eco- nomicattraction and strengthas strongcom- tional financingagencies that can sponsor merce and an averagecommunity and rec- this.This means that the project hasto be self- ognizesthe fact that thereis no stronghistoric financingfrom scratch. The action plan for this or touristattraction. It hasa potentialhistoric projectwould thusbe: fabric but that iscommon to many othercities The projectis initiated by forminga non-gov- and definitelynot a veritableresource. ernmentaland non-profitorganization that . Allthe exemplarycases of historicrevitaliza- approachesthe AminabadVyapar Mandal tion analyzedin the lastchapter including (the local businesscommunity) and important CRUTA(Conservation and Researchfor Urban people in the residentialcommunity and TraditionalArchitecture) scale their expenses invitesthem to form a coalitionfor the general to incomeearned from tourism- wherethe improvementof the area.Together they work improvementof the area aidstourism and out a schemefor collection of financesfrom viseversa. both the residentialcommunity (including . Somecases of commercialrevitalization like ownersand tenants)and the merchantscom- BusinessImprovement Districts or Main Streets munity(including formal and informaltraders) basethemselves on levieson commercialrev- for the commonpurpose of improvingthe enue and usethat to improvethe area as area. In time, thiscommittee, with consultants that makesgood businesssense. (Residential fromthe city and the architecture/planning areasare usuallynot included). community,would become the steeringcom- . Transitoriented development is a mixed mittee to guide the futureof Aminabad. approach wheretransit is the force and the Almostall decisionswould be taken with maxi- lifelinewhich makes the areaviable. This mumpublic participationand consensus. approach is usuallymarked by a large gov- Theiraction plan would include: ernmentinitiative and financialoutlay to make it happen. Generalclean-up: Lookingat thisbroad categorization,the sec- Thiswould include actionslike properclean- ond caseis mostappropriate for Aminabad. ing of streets,garbage collectionand recy- Methodsof going about the actual imple- cle, provisionof trash-cans.This is an action mentationwould vary from being justa mer- that can be achieved by communitycooper- chantsplan to includeother issueslike conser- ation and participationby a collectionof vation, tourism,sustainability ', community fundsand followingan incrementalprocess. and transitbut thesewould have to relateto Sincethis is an interventionthat would find a the main plan. Theimplementation process commonacceptance in all sectionsof the could stillvary from being a top-downor a community,it would be a good way to initiate pri- the communityprocess. In itssecond phase,it sionof whereto liveis based more on reasonsof communityplan, in levelsof public and of economyand convenience rather than amenities vate partnership,from being a singlebig pro- would move into aspectslike improvement forchildren. ject to an incrementalplan or all of the shop fronts,planting of treesand fixingof side- 6Marcuse,Peter, "Historic Preservation, Cultural above. walks. Tourismand Planning"in Trialog58, Stuttgart, March Theprimary assumption is that the city hasno Redefinethe useof publicspace: The next 1998. moneyand thereare no nationalor interna- item on the agenda would be to reach a consensuson useof public spacesfor private Thecommunity group would considerthe uselike the colonnadedspace in front of the possibilityof pedestrianizationof the main stores,street edges and public gardens.This streetsof the area or the whole area for a lim- would be a time when educationand infor- ited time of 11amto 6pm. Allmotorized traffic mationon rightsof the individualversus rights and deliveryof goods would be restrictedon of the city would come into questionand it the main streetsby thisrule, however push- would be importantto includethe viewpoint carts,pedicabs and bicyclistswould be per- of the city on this.This would alsobe an issue mitted.This would mean restructuringdelivery, of generalconcern though controversial. openingand closinghours of the storesto be outsidethis time. A specialshuttle service to As an example,the projectsuggests the con- providepeople with transporton the area structionof a permanentstructure for the could be considered.This would be privately semi-permanentshops in the frontof the run. Aminabad Park.The rows of storeswould be givenpermission to build a two and a half-sto- Parkingsolutions would consistof parking riedstructure accommodating at least20% of pocketsfor residentsand shop-ownerswithin the storeson the groundfloor. In return,the the area and the constructionof 2-3parking store-ownerswould not be allowedto expand structures(which maybe linkedby the shuttle theirstores on to the streetin frontor the park service).Funding for such projectswould at the rear aswell as be restrictedby a set of eitherhave to come from the people, a pri- designguidelines for the frontfa ade. This vate agency that would take on the project would be a way in whichthe city getsconsoli- or a privatecorporate sponsor.These parking dation of stores,better quality of the space structureswould be built privatelyin an "own and restrainedretail. Informaltraders would and operate"contract. be allowedto set up stallsbetween l l am and Facilitatetransit and connectionswith the rest 6pm in the day, sothat they enjoythe shop- of thecity: ping hoursbut the residentscan enjoythe Long-termsolutions would lie in the area area at otherhours. The implementation of being a part of a city-widetransit system thiswould need the consensusof the commu- whichwould loop aroundthe area and pro- nityas well as supportof the city to help vide transportto the people who live,work enforce the communityrules. and shop here.This would be a large-scale Easethe parking situation and traffic conges- projectand need greater planningand fund- tion: ing than can be done at the local level.So it Althougha commonproblem, this has been would be a top-down interventionby the city the toughestfor the city to handle.It would or otherplanning agencies that would be take a great amount of policing,fining and coordinatedwith the local situation- the pos- fine collectionefficacy to imposetraffic rules siblelocations of bus stops(least disruptive, Thelarge number servesthe residents,shoppers and people 'One ofthe objectivesof institutionalsustainability on the streetsof Aminabad. workingin thisarea best),frequency of service here:"To strengthen local capacity to plan,coordi- of pedestrians,bicyclists, two wheelers,push- nateand mange urban development and growth carts and pedicabsroutinely defy mostrules. and routes. withemphasis on multi-sectoralcoordination and Enhanceconservation and tourismpotential: increasein the rentalvalue or the property Issuesto be debated by the community value for resaleare someprimary ideas. More would be the importanceof the heritage creative waysof increasingthe value of their value ofthe area,the need to preservethe propertiesby putting it to economic usesafter characterand methodsand waysto encour- fixingcould be workedout. Propertyowners age preservation.It would thenaddress the would need architecturaladvice from their economicproblems in doing so and the NGOto help workout economic repairwork potentialof tourismand the adaptive useof and new usesin old properties.Design guide- existingstructures to restaurants,small hotels linesfor all new constructionin the area would or payingguest establishments. Education have to be speciallyprepared in viewof the and informationabout theseaspects and specialcharacter of the area. theirvalue as culturaland economic Addressother needs theof community: resourceswould need to be communicated to the residents,before this approach can be Otherneeds of the communityinclude taken veryfar. Implementationof thiswould schools,health clinics,recreational and cultur- need conservationand tourismactivists to talk al spaceslike a communitycenter or alocal to the communityabout waysto make theater. Inthe later phasesof improvementof tourisma positiveforce in the community. the area,these would come to the fore, and Actual planningwould take both the commu- wayswould be devisedto build schoolsor nityand plannersto jointlyplan for the area. other communitybuildings. These would Interventionslike street improvements and again be a systemwhere the city,the private maintenanceof facades couldbe done by developerand the communitycould go into individualowners or a group of owners. partnership.A numberof theseservices would However,since the incentivefor thisis very alsogenerate incomethat would pay for their unclearin thiscontext, it would need incen- continuation, maintenanceand growth. tivesother than area improvement- financial Differentorganizations would come forward incentiveslike tax rebatesor soft loans,or at differenttimes to workon these projects. legalincentives like help in conflict resolution Thecommunity groupprovides the continuity betweenmultiple owners - for ownersto of a cohesivevision that would tie all these undertakeimprovements. projectstogether. Improvethe building stock: Improvereligious buildings: (Temples,mosques, churches, gurudwaras 8 Thisincludes repair and rehaband new con- struction; possibledesign guidelines and the etc.) Thiscould be a way to integratethe need for communityapproval of new build- communityif differentreligions/communities are represented the area.Alternatively the communitybased participation." - Dr. R. D. ings.The issues of surreptitiousconstruction, in eventsmarking Deshpande(refer Bibliography). owner-tenantfeuds, family feuds as causes of communitycould hold joint poor buildingstock could lead to the creation the festivalsof differentcommunities. In several com- of a special legalcell whichwould address Aminabad,there are different property conflictsin the area. Incentivesfor munitiesthat are represented.For instance, improvementhave to be clearlyvisible. An there isa communityof old Bengalifamilies

6C who celebrateDurga Puja - a groupprayer inclusionaryzoning) would have to be legally accompanied by festivity.Such an occasion enforcedby the local government- for this would be idealfor the citizenaction groupto the area may have to be regulated as a sep- integratewith thissmaller community and arate empowermentzone/district. Most havejoint festivityin the marketarea, open importantly,at a political level,the project up thepark and create integrationbetween needsto be supportedby the city to over- the smallergroups of residents. come any impedimentsand deal with politi- cal resistance.The commitment of the city Improvethe basic infrastructure: would be very importantto seethe full realiza- Althoughthis is primarily the domainof the tion of a schemelike this. city, privateenterprises can be included in a "developand operate"partnership with the Roleof otherorganizations: Looking city. Thecommunity will have to bearthe at the long listof interventions,there would be eventualcost of the up-gradationbut this severalorganizations required even at the could be in slowstages. Collection of bills communitylevel. would alsoimprove with privatemanage- . A general meetingwould include the whole ment.There is a largepossibility of equity communitywith necessaryofficial representa- problemsthat shouldbe consideredin a tion from all differentcommunity and business case-by-casemanner. Concessions made to groupsin the area; the city municipalcorpo- a weakersection of the societywould have ration;the advisoryarchitect/planning non- to be picked up by the restof the community. governmentalorganization; and other rele- vant connected officials(like a transportper- the general Roleof the City: Otherthan son in the case of transit,or the hotel develop- improvementof Aminabadalmost all other er in the case of a hotel). Representationfrom concernsrequire the makingof choicesand the minoritiesand the weakersections of the the interventionof a largerregulating body societywould be mandatory.There is all possi- likethe city. Thecity authoritiesare seenas bilitythat sucha meetingwould be dominat- facilitatorsof the projectand would be ed by the morepowerful factions of thisgroup requiredto give help at the legal,financial and smallermeetings with sub-groupswould and politicallevel. On the financialfront, the have to be precede thislarge meeting. city may not be able to sponsorany interven- - Theimprovement plan likethe cleaning-up tionsfinancially but it can makesome con- shouldbe run by eithera subgroupof the cessionsfor a limitedperiod of time in which it communityor an NGOthat the community could foregosome revenues from the area. group workswith. Thelegal aspectswould include enablingleg- . Theprivate infrastructure company would like 'Theplace of worshipfor the peoplewho belong to islationto establishgovernment tools be a differentorganization which would con- theSikh religion. incentives/disincentives,regulations, owner- tract with the city and coordinate and collab- shipand operation,change in propertyrights orate with the communitygroup. and distributionof informationto the persons involved9. Regulationsand designguidelines (which could include incentivezoning and

61 Implementationissues: group isimportant for a sustainedinterest in the area and to stop it from deterioration.Two Someof the implementationissues that arise main waysof doing thiswould be a seriesof even in the conceptualizationof sucha plan successfulinterventions or a visiblethreat to would be: the area. Forthe first,interventions should be . Lackof socialorganizations: Organizations phasedand modest,where each step would likethe tradersassociation and the residents be incrementallyachieved successfully culturalsocieties have to be connected by a before movingto the next step.The threat to new communityorganization that would the area liesin the forcesof deterioration.It become the steeringcommittee. Traditionally, would be importantto point out to the com- the weakersections of the societyare not munitythe importanceof their work and the well-representedin suchorganizations. dire consequencesof neglect. A city or a Specialsteps would have to be taken to neighborhoodneeds to be nurturedcarefully includethem and let theirvoices be heard. and constantlyto grow and remainhealthy. . Legalframework + enablinglegislation: Someof the interventionssuggested above need to be supportedby legislation. Legislationwhich hasto be done at the state Conclusions: or even the local levelcould take a long time Sucha projecttries to deal with some of the to happen,especially if there are groupsof commonproblems that afflict the older areas peoplewho are opposedto it. It would be in mostIndian cities, however, it alsoaddress- importantto startthe project withinthe exist- essome of the specific issuesin the Aminabad ing legalframework and then lookfor vari- area. Inthis third world scenario,where law ancesand loopholesin the law to allowthe enforcementis not very strongand corruption communityproject to proceed whilelegisla- is high,the municipalitiesdo not have the tion occurs. moneyfor upgradationof servicesand there . Financialautonomy to the community are no socialor communityorganizations group: Ifthe local committeecould have dealing with urban problems.In the face of someamount of financialautonomy, they theseissues, the answersseem to lie in would be able to recycle revenuesfrom the respondingto the strengthsof Aminabad - firstyear to increasetheir activities in the next diversityand a good economy.The solution year. seemsto lie in the creationof a commercial- . Education+ information:Community partici- ly led self-sustainingarea. And empower functionif the people pation projectscannot the communityto make itsown decisionsand are not educated and informedabout the shapeits future. 9Schuster,J.M with de Monchaux,J. and A. Riley 11, choicesthey need to make and the powers Charles,ed. Preserving the builtheritage: Tools for they enjoy underthe constitutionto shape NewEngland implementation,Salzburg Seminar, theirfuture. This would be an inseparable Press,Hanover and London, 1996. aspectof any communityparticipation model. . Continuity:The continuity of suchan action

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IllustrationCredits

All photographs in this thesis have been taken by the author. All the drawings in this document are originals prepared by the author.