MUNICIPAL CORPORATION of GREATER MUMBAI A. Confirmation of Minutes of Previous Meeting: B. the Following Proposals Which Were Di
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MUNICIPAL CORPORATION OF GREATER MUMBAI MUMBAI HERITAGE CONSERVATION COMMITTEE MINUTES OF THE THIRTY EIGHTH MEETING Date: Wednesday, 06 / 02 / 2018. Time: 02.30 am to 05.30 pm. Venue: Conference Hall at 5th floor, M.C.G.M. Head Office, Annex Bldg., Mahapalika Marg, Fort, Mumbai. The following members were present: • Dr. Ramanath Jha, Chairman; • Dr. P.P. Bhave, Member; • Prof. V. B. Deshmukh, Member; • Prof. Rajiv Mishra, Member; • Prof. A. A. Bage; Member; • Shri Sanjay Gedam, Ch. Arch., GOM; • Shri Chetan Raikar, Member, • Dr. Manjiri Kamat, Member. The following officers were in attendance: • Shri S. S. Chavan Dy. Ch. Eng. (D.P.) - II • Shri Umesh Nagarkar Dy. Municipal Architect (D.P.) • Shri Deepak Bidve Sr. Architect (D.P.) • Shri Hemant Khaire Sr. Architect (D.P.) • Shri Rituraj Karanjkar Sub-engineer (Architect) D.P. Leave of absence was granted to Shri Sabyasachi Mukherjee. A. Confirmation of minutes of previous meeting: Minutes of the previous MHCC meetings dated 17.01.2018 (37th) were confirmed and the office was instructed to get the final copy of minutes signed by the Chairman. B. The following proposals which were discussed previously were then considered: Page 1 of 21 1. Case No. :665 / 2018 Sr. No.: 633 Grade- Precinct ‘Asia Publishing House – Ballard Pier Sub-Precinct’ Proposal: - Proposed structural repairs , addition / alterations and external façade modification to the existing building known as ‘Asia Publishing House’ situated on plot bearing C.S. No. 1111 of Fort Division, Calicut Street, Ballard Pier in ‘A’ Ward, Mumbai. Architect: - M/s Aspire Architects & Consultants. Ref: - i) Applications received on 09.11.2017, 19.12.2017 and 11.01.2018; ii) MHCC Meeting dated 20.12.2017. The building u/r known as ‘Asia Publishing House’ situated on Calicut Street in ‘A’ Ward is not an individually listed structure but falls within Ballard Pier Sub-Precinct of Fort Precinct. Scope of Work: - The scope of work as envisaged by applicant for conversion of building from office to commercial premises is as follows: • Structural repairs which includes replacement of damaged structural steel; • Replacement of flooring and internal plaster; • External waterproofing and plastering; • Removal of part Mezzanine floor; • Demolition of existing partition walls; • Demolition of entrance canopy; • Increase in height at ground floor entrance within existing approved FSI, • Modifications to the external façade. Discussion of the Committee in its meeting held on 20.12.2017: - It was noted by the Committee that the proposal essentially comprises internal addition / alterations and façade modifications. The building is a RCC structure with no prominent heritage features. The Committee found the internal additions / alterations and repair works approvable from heritage point of view and the changes being proposed are within the existing building mass and height. Although situated at the periphery of Ballard Estate and Bazar-gate Sub- Precinct in a group of buildings with varying architectural styles, the Committee felt that as the facades are proposed for modification the dominant heritage character of the Precincts could be brought back. The Committee felt that the art-deco styled elevations comprising glass façade and GRC tile cladding ,as proposed by the architect would look out of place. The Committee, therefore, suggested the architect to revise the elevations as mentioned above. Page 2 of 21 Decision of the Committee in today’s meeting: - The revised elelvations submitted by the applicant on 11.01.2018 were examined. It was noticed that the glass façade has now been restricted only at ground floor and stone finished surface is proposed for the rest of the façade at upper floor. Although the revised elevations do not exactly evoke the architectural language of original buildings in Ballard Pier Precinct, the glass component has been substantially reduced. The revised elevations were found to be approvable from heritage point of view. Subject to ensuring structural stability of the existing building and obtaining all other applicable permissions from concerned authorities / depts., the Committee decided to grant its NOC for the said proposal purely from heritage point of view. C. The following new proposals / cases were also discussed: 1. Case No. :668 / 2018 Sr. No.: 67/84 & 68/85 Grade - Precinct ‘The Gabion & The Cresset' Proposal: - Proposed redevelopment of existing buildings known as ‘The Gabion’ and ‘The Cresset’ on plot bearing CTS No. C/546A & C546/V of Village Bandra- C at St. Alexious Road at Bandra (W), Mumbai in H/W Ward. Architect: - Yomesh Rao for M/s YMS Consultants Ltd. Ref: - CHE/28658/DP-DyMA dated 10.01.2018. The site u/r situated St. Alexious Road at Bandra (W) comprises of two existing bungalows known as ‘The Gabion’ and ‘The Cresset’ which are separately included at Sr. No. 67/84 & 68/85 in proposed new heritage list of 2012. Scope of Work: - The proposal contemplates redevelopment of the said two existing bungalows with construction of a new basement (2 levels) + stilt + 14 + 15 (part) storied building with total height of 57.95 m up to terrace floor level. The building comprises parking at lower basement, upper basement, stilt and first floor podium levels and residential units from 2nd to 15th floors. Discussion of the Committee in today’s meeting: - The following provisions of DCR-67 for Grade III sites / structures were noted by the Committee: ‘reconstruction may be allowed when the building is structurally weak or unsafe or when it has been affected by accidental fire or any other calamity or if the reconstruction is required to consume the permissible FSI and no option other than reconstruction is available. However, unless absolutely essential, nothing should spoil or destroy any special feature or attributes for which it is placed in heritage list.’ Page 3 of 21 It was noted by the Committee that the 'Gabion' and 'Cresset' are twin bungalows and belonged to the same family. Both were built in an identical manner and are mirror images of each other. The bungalows are example of initial response to RCC technology; however, the final roof is constructed in wood. Bay windows, concrete jaalis and stained glass sun breakers are some of the features that dominate the front façade. After discussion, the Committee decided to visit the site for better understanding of present condition of the bungalows and impact of the envisaged proposal on the neighbourhood. Until such time, the decision of the Committee was deferred. 2. Case No. :670 / 2018 Sr. No.: 193/242 Grade - Precinct ‘Marol Village Precinct' Proposal: - Proposed residential building on plot bearing C.T.S. No. 1102, 1102/1 to 1102/9 of Village Marol at Marol Bazar Road, Andheri (E) in K/E Ward, Mumbai. Architect: - Mrs. Sana (N. Malik) Shaikh for Dadamiya Associates. Ref: - Applications received on 15.01.2018 and 29.01.2018. The site u/r is situated within Marol Village Precinct which is included at Sr. No. 193/242 in proposed new heritage list of 2012. Scope of Work: - It is informed by applicant that said proposal has been approved by E.E. (B.P.) WS – K Ward and I.O.D. has been issued on 24.11.2017. As per the IOD condition, NOC of the MHCC has been sought. The proposal contemplates redevelopment of existing site with construction of a new Ground + 4 storied structures residential building with height of 14.95 m up to terrace floor level. It is informed that except two existing structures on the north side, all other existing structures on site will be demolished. Decision of the Committee in today’s meeting: - From submitted drawings, photographs and existing site condition it is observed by the Committee that the north part of site comprises of few low-rise structures and remaining part of site is vacant. It was also noted by the Committee that Marol Village Precinct, which was included as a draft Precinct in 2012, has sparse character of a heritage precinct in pockets and development or alterations have happened in most part of the precinct mainly on the periphery. The Committee therefore discussed the proposal only in terms of the elevational details. The Committee suggested some changes in the elevational treatment so as to be in harmony with the surrounding neighbourhood character. It was decided to grant the requisite NOC of the Page 4 of 21 MHCC for the said redevelopment proposal subject to receipt of the revised elevations by the office. 3. Case No. :679 / 2018 Sr. No.: Grade: IIA ‘Deul Wadi, Chembur’ Proposal: Proposed repairs / restoration of Hanuman Temple of Shri.Bhulingeshwar Dewalaya Trust, on plot bearing CTS No.917,917/1 to 20 Village Chembur, R.C.Marg, Chembur, Mumbai – 400 071. Applicant: B.K.Mhatre, Trustee, Shri.Bhulingeshwar Dewalaya Trust. Architect: Vaastu Vidhan Consultants Reference: CHE/030780/DP/Dy.M.A.(Heritage) Dtd.02.02.2018 The Deul Wadi complex at Chembur comprising 4 temples and its cartilage including the Deepmala is included in the Heritage List by the notification issued by the Govt. dtd. 5th December 2014. A Grade IIA has been assigned to the complex. Scope of instant work: - It is informed that the complex has four temples namely Bhulingeshwar, Ram, Sitala Devi and Vitthal Rakhumai Mandir other subsidiary shrines of Hanuman, Someshwar and Ghatoba are located in these main shrines. The main temple is a single storied load bearing structure with a hipped roof with timber trusses, purlins and rafters. The Hanuman Mandir is a vaulted composite masonry structure centrally located between two major shrines and sharing a Sabha Mandap with them. This mandir is 1.6 mtr. X 1.95 mtr. from inside and has composite walls of random rubble and brick masonry. The shrine has a clear height of 3.6 mtrs.