Chapter 4. Secondary Survey & Findings

Through last few decades, has experienced tremendous growth due to increased employment opportunities along with educational, cultural, leisure and residential activities. Pune being an educational hub, its changing economy and industrial development encouraged to grow real estate at very high pace. With the changing character of the city patterns, in housing developments there is also change from individual houses to co-operative housing, group housing to integrated townships. People are preferring locations in the other areas of city which are fast developing areas in terms of amenities and infrastructure. This chapter addresses different aspects of growth pattern of the city. It tries to evaluate decadal growth of the city and growth of different sub-urban areas of the city in terms of housing.

4.1 Urbanisation Trends

Urbanisation is a phenomenon which is observed all over the world weather nation is developed or developing. Pace of urbanisation has been increased rapidly from last few decades, in terms of population as well as size. This trend is a result of strong economic and social forces, as cities offer their citizens new opportunities for business, education, security and community. Pune city has experienced rapid growth in all sectors in last decade. The city had been known as educational hub for quite a while and is rapidly establishing new Institutions especially in the field of higher education throughout the city. It has attracted foreign capital especially in the field of information technology and engineering industries. These all factors have led to major spatial and structural changes in the city’s fabric.

4.2 Growth of the city

Pune is the second largest metropolitan city in the and sixth largest growing city in the . City having a strategic location and close proximity to Mumbai city has rapidly changed its character from Pensioner’s City to educational centre and

78 administrative centre to Information Technology hub. Until 1940-50 growth of the city was relatively slow. After partition refugees from Pakistan settled in the cantonment areas and also defence related activities increased during Second World War. This resulted in increase in population.

Another major impact causing incidence is ‘ disaster’ in 1961. In which houses on the right bank of the river washed away and people were forced to move out of the old core and towards government colonies in and . This calamity gave rise to introducing modern town planning concepts for the city. Subsequently people started moving towards newly developing suburbs like and south areas of the city. In addition, new industrial estates were established around Pune in , , resulting in growth of housing around the city.

By 1971 Pune has expanded spatially and gain status of metropolis with population of 1.14 million.

Table No 4.1 Decadal population Growth of the City Year Population 1951 488419 1961 606777 1971 856105 1981 1203363 1991 1603430 2001 2538473 2011 3119874

79

Fig No 4.1 Decadal Growth Rate

3500000

3000000

2500000

2000000 Series2 1500000 Series1 1000000

500000

0 1951 1961 1971 1981 1991 2001 2011

The graph of demographic growth trend of Pune city is showing steep decline from 50.08% decadal growth rate in 1991-2001 to 22.73% decadal growth rate in 2001-11 which may be due to the development of - Municipal Corporation as an industrial centre, Pimpri-Chinchwad may be considered as emerging counter magnet to Pune City. The average decadal growth rate from 1951 to 2011 is 36.54%. Rapid growth of the city is mainly attributed to industrialization after 1960 and expansion of one of the enormous industries today that is Information Technology.

4.3 Spatial Growth Pattern of the City

Development plan of Pune as a city commenced from 1818, with the city area being just 5sq.km. In 1987 the area of Pune city was 146.11sq.km. Later with the addition of adjacent villages in 1997, the current area of PMC jurisdiction is 243.96sq.km. The old development plan was revised in 1987. For the newly added areas, the PMC has prepared a separate new development Plan. From a small area around KasbaPeth, Pune has grown dramatically. In 1958, small pockets of land in parts of the villages of , Dhankavadi, , , etc. were added increasing the area within PMC’s jurisdiction. The last such annexation took place in 1997 wherein 23 villages with an area

80 of 97.84 sq. km. were added to Pune City. As a result, the PMC area increased from 146 sq.km to 430 sq.km.

Table No 4.2 Year wise growth of area of the city Year Area (sq.km) 1818 5.00 1857 7.74 1889 9.86 1890 18.04 1931 18.79 1935 19.05 1958 138.05 1975 138.9 1981 145.92 1985 146.95 1997 138.38 2001 243.96 2011 430.00

4.4 Real Estate Scenario

Pune’s proximity to Mumbai and the competitive & attractive prices as compared to prices in Mumbai city has attracted lot of investors. This has boosted real estate market of Pune. The growth in real estate market has been largely driven by rising incomes, rapidly growing middle class, and fiscal incentive on both interest and principal payments for housing loans, increasing city limits and increasing nuclear families.

Growth of any area leads to improvement in infrastructure which creates higher demand for real estate in that area. As demand for the property increases, the real estate prices in the particular areas increases too.

Pune’s real estate market is stagnant and inviting today. Upcoming projects like international airport and Metro rail would be changing the dynamics of the city as it may give increased floor space index in the nearby areas.

Current population density of Pune is not as high as other metro cities in many wards. Policy framework of re-densification of the areas will certainly help to supply more housing options within the PMC limit.

81

4.5 Ward Wise Population Growth Scenarios

Table No 4.3 Ward wise Population Growth

Ward Name Area (Ha) Population (2001) Population (2011) 15.21 116985 232725 Dhankawadi 10.84 251100 236621 Hadapsar 24.78 205009 280215 Bibewadi 18.35 239532 295667 Aundh 40.75 179886 180264 Kothrud 16.26 204316 209046 BhavaniPeth 2.9 218306 191787 Kasba 5 239370 222684 29.1 154425 238434 Tilak Road 14.71 211103 240740 Sahakarnagar 9.2 161665 203321 Sangamwadi 29.35 213718 261307 Ghole Road 12.75 201527 171756 Dhole Patil 14.64 100059 155307

Table No 4.4 Ward Wise Population Density

Ward Name Area (Ha) Density (2001) (Density 2011) Warje 15.21 76.91 153.01 Dhankawadi 10.84 231.64 218.29 Hadapsar 24.78 82.73 113.08 Bibewadi 18.35 130.54 161.13 Aundh 40.75 44.14 44.24 Kothrud 16.26 125.66 128.56 BhavaniPeth 2.9 752.78 661.33 Kasba 5 478.74 445.37 Yerawada 29.1 53.07 81.94 Tilak Road 14.71 143.51 163.66 Sahakarnagar 9.2 175.72 221.00 Sangamwadi 29.35 72.82 89.03 Ghole Road 12.75 158.06 134.71 Dhole Patil 14.64 68.35 106.08

82

Fig No 4.2 Ward Wise Population Density – 2001

83

Fig No 4.3 Ward Wise Population Density 2011

84

4.6 Ward wise property price trends

Table No 4.5 Ward Wise Price Trends Source: www.thepropertytimes.in Ward Name Area (Ha) Property rate / sq.ft. Aundh 40.75 8767 Yerawada 29.1 7751 Sangamwadi 29.35 9076 Dhole Patil 14.64 13000 Hadapsar 24.78 5837 Kothrud 16.26 9153 Ghole Road 12.75 12113 Warje 15.21 6714 Bibewadi 18.35 7307 Tilak Road 14.71 9930 Dhankawadi 10.84 4410 Sahakarnagar 9.2 11417 Kasba 5 7729 BhavaniPeth 2.9 8756

4.7 Ward Wise Rental Price Trends

Table No 4.6 Rental Price Trends www.thepropertytimes.in Ward Name Area (Ha) Rent /sq.ft. Aundh 40.75 19 Yerawada 29.1 20 Sangamwadi 29.35 24 Dhole Patil 14.64 27 Hadapsar 24.78 15 Kothrud 16.26 19 Ghole Road 12.75 26 Warje 15.21 14 Bibewadi 18.35 16 Tilak Road 14.71 21 Dhankawadi 10.84 15 Sahakarnagar 9.2 21 Kasba 5 20 BhavaniPeth 2.9 20

85

Fig No 4.4 Ward wise property rates for year 2015

86

Fig No 4.5 Ward wise rental price for year 2015

87

4.8 Identification of growth trends

After evaluation of spatial distribution of population based on ward densities in PMC area, the average ward population is 1, 92,642 varying from 1, 55,307in Dhole Patil Ward to 2, 95,667in Bibwewadi Ward. The densities are high in the core city.

The area in the centre of the city, which is primarily in the old city area, is densely populated. The BhavaniPeth ward located right in the centre of the city has the highest density followed by its two neighbouring wards Vishrambagh Wada and KasbaPeth. This area includes Laxmi road which is a commercial street of the city.

The city appears to be growing in the southeast and southwest directions. A Karve road ward is growing at a rate of 32%. In the southwest direction, the Bibwewadi ward is growing at a rate of 38%.

Areas like Aundh, Sangamwadi and Sahakarnagr have shown rapid growth in population from 2001 to 2011.

4.9 Conclusion

Ward wise population change from 2001 to 2011 shows that population densityis high in the core city wards. Wards around the core city such asKothrud, Aundh, Bibvewadi are developing in terms of infrastructure and amenities. As new 14 urban villages are also incorporated in PMC limit, these areas are getting benefits of PMC services. But still if comparison between density of core area wards and sub urban wards is done, sub urban area density is lower. If a proper re-densification policy is framed for these areas, new housing stock can be generated within the PMC limits only. As the development of physical and social infrastructure is in processhere, property rates and rental values are increasing. From last decade, core area wards are showing decrease in population growth. As any other developing metropolitan cities, core area of the city is with full of congestion, increased percentage of commercial land use, degraded quality of living. This is resulting in making people shifting from the core area to outskirts areas.

88

4.10 Housing Transformations

There are various kinds of buildings in a city. They vary according to their use and form. Major quantum of the buildings in a city is under residential use. As these residential buildings belong to different periods and societies, they influence the character of a city over the period of time. Pune city is a good example to study this aspect as it has traveled almost 900 years and undergone many changes in terms of its architecture and planning of houses. In this chapter, housing types in various eras have been studied and the factors which influence these housing types are also studied.

4.11 Study of Housing Types in Pune up to 1604 A.D - (Pre-Maratha Era)

4.11.1 Review of Pune city in Ancient Time

Pune was a hamlet in 613 A.D. consisting of about fifteen huts. Probably, Pune was a small village situated on a raised ground, slightly away from the Mutha - River.

Location of oldest temples - Narayaneshwar, , Kedareshwar and Kasaba Ganapati suggest that the Original nucleus was at some distance from the river Mutha. The houses of the earliest ‘Patils’ and ‘Watandards’ of Pune, were probably the simple individual dwelling units constructed of the building materials like mud and kutcchha bricks with slightly sloping and flats roofs.

4.11.2 Political influence

During 1100 A.D. To 1290 A.D. Pune, city was under Yadavas’ rule. In the year of 1294 A.D. AllauddinKhilji from Delhi invaded Pune city and southern Maharashtra from Yadavas.

And from 1294 A.D. Pune city came under ‘Muslim rule. In this era, Pune was known as ‘Punwadi’ or ‘Punewadi’. The two temples of Narayaneshwar and Puneshwar were converted to Muslim Shrines or ‘Dargahs’ The ford of , was used as ‘military base’. The settlement was fortified and a mud was built around the town.

89

4.11.3 Socio – Economic impact

Up to 1604 the period under Muslim rule was of ‘Saranjamshahi’ or feudalism. An Arab called ‘Mir’ constructed ‘KillsaeHissar’ near Mutha River; Hindus were not allowed to stay inside the walled area, or the JunaKot. It was a rectangular space within which lived the garrison and a few Muslim villagers.

The Hindu cultivators, traders, village officials and Brahmins lived outside the fortification. Thus,up to 1604, the housing of Hindu society was concentrated around KillaeHissar under rulers residing inside the fort. All the housing units resided by Hindu villagers were probably individual dwellings with single storied, load bearing and constructed by mud or ‘Gandhi-Mati’ having flat roofs.

4.11.4 Architecture and technology

During 1200-1600 the city of Pune was just beginning to take a shape of a town evolving out of a small hamlet. Zarokhas or smaller wooden windows with and without shutters are also a feature of those days housing types.

The materials like stone and Gadhi-Mati/Mud and Kacchha brick had a strong building material together

Buildings were monotonous as far as their form is concerned. The housing had simple rectangular form with flat or slightly sloping roofs. They were normally single storied and load bearing

4.12 Study of housing types in Pune from 1604 A.D. – 1713 A.D (1604 A.D. – 1680 A.D. Maratha Era and 1680A.D -1713A.D turbulent period)

4.12.1 Political influence

The town even in its initial stages of growth was a victim of conflicts between the ruling dynasties. In 1631, MurarJagdeo (AdilshahiSardar) attacked Pune and destructed houses, wadas town wall etc. In 1637, the dilapidated town came into final possession of Shahaji. In 1637, the city consisted of four wards, Kasaba – the original town wall within the old town wall, Murtazabad the present Shaniwar founded by MurtazaNizam Shah, Malkapur

90

– the present Raviwar and SomwarPeths (founded by Malik Amber.) The Shaniwar ward was along the river banks. The Raviwar and Somwar wards were along the two banks of Nazari while the Kasaba ward had access to both the Mutha River and Nagzari.

The Kasaba, as it was inhabited by the ruling family of Bhonsales, became the focal point of urban landscape of Pune. During 1660 – 1663, in 1664, ChatrapatiShivaji shifted his capital to Rajgadh and resided there only. Thus, it brought a change in Housing types in terms of its massiveness and external appearance etc. Prohibition to fortification also led to integration of Housing areas of different classes of people- together.

4.12.2 Socio – Economical impact

During the first half of seventeenth century, the conditions were unstable due to the conflicts between ruling dynasties. The occupation of Pune by the Muslim rulers did not promote the growth of the town. It gave rise to religious edifices like mosques and changed the demographic structure of the population in which the Muslim elements increased progressively.

When the city came under the rule of Marathas, the status of Pune again began to take shape. Agriculture was encouraged in the surrounding land. Rent-free lands for five years were given to cultivators. Law and order were gradually established and everything possible was done to resettle the city.

During Marathas Period, the housing areas were established without any barriers like tatbandi or town wall (ves). The people from all classes and casts lived nearby one another. Similarly, socio amenities were increased. Another ward was added in 1703 when Aurangjeb founded to the Mohiyabad ward, the present Budhawar. Thus, the area of town increased.

During the weakening of Mughal Empire in the late 17th and early 18th century, the control over the town came to be disputed. The Mughals and Marathas both claimed the possession of the town which suffered under dual control. 1713 onwards the whole came under Peshawas rule and in 1720, Bajirao-I, under his rule the city grew in terms of area and population.

91

4.12.3 Architecture and technology

‘WADA’ type housing began to take shape under the Marathas. The material used to build houses or Wadas during Maratha era were chira for the plinth and flat bricks for the walls. Chira is a kind of laterite stone which is durable and strong enough to bear load of walls and roofs. In second half of the century, the flat roofs (Dhabe) were supported over horizontal timber members further supported over brick walls and stone foundation. The walls had thickness of about three feet at its maximum. Most of the houses were concentrated in wards like Raviwar and Bhudhwar wards normally the Plinths were higher up to 7-10 feet constructed in stone or chiramasonry interlocking type or with mortar of Gadhimati. The houses situated nearby and along the river side had higher plinths while those away from water streams had lower level plinths.

Buildings were not higher than ground and two stories above, with floor to floor height of about 12 to 15 feet.

4.13 Study of housing types in Pune from 1713 A.D.-1818 A.D. (’ Era)

4.13.1 Political influence

Pune was made the capital of Peshwas Period of prosperity began since the Peshwas chose to reside here permanently the town came to possess all the prestige and advantages of capital. In 1730, the PeshwasBajirao-I built a palace for himself.

After 1950, Pune city expanded considerably, mainly to the south of the original kasaba. Nagzari stream on the east prevented further growth due difficulties in communication. But the city developed towards west as the present AmbilOdha was diverted from Parvati by constricting a dam near Parvati Lake.

After the war of Panipat (1761 A.D.), the city was burnt and rampaged by Nizam (1763 A.D.) and was reduced to insignificance. The rise of British in 1786 and the declining of Peshawas in the early nineteenth century made the conditions unstable anarchy the city was still fairly prosperous. The street was very narrow. Houses were often three or four storey high but without symmetry. They differed from one another in shape or colour.

92

Due to disturbed political situation, the development of city remained stagnant. PeshawaBajirao –II thought of beautifying the city and built four new palaces.

4.13.2 Socio – Economical impact

After 1720 A.D. during Peshwas rule many traders and artisan came to the city and settled permanently with the available royal patronage industries developed. A period of comparative peace and stability led to the building of wadas. Social amenities gradually increased and improved. The town by now (1735) had grown to a city with six wards – Kasaba, Raviwar, Shaniwar, Budhwar, Mangalwar and Somwar. A new and prominent element in the morphology of the town that appeared at this time was Royal palace, the castle of Shaniwarwada which in due course became the center of political as well as socio – economic life of the town. The influx artisans and craftsmen extended in 1734. To Shukrawar ward Hindus, who first settled here occupied the central wards like Kasaba, Shaniwar and Bhudhwar. Muslims resided in new eastern wards.

To accommodate the increasing population the town grew towards its east beyond Nagzari bringing about the development of present bhavani ward. The expansion to the south and west resulted in the best laid out part of the town, the present Sadashiv ward which was then largest ward in city. The city grew and had a population of about 150000 in 1780.

To satisfy growing water needs, Rasta aqueduct was constructed. The Katraj aqueduct was already completed in 1755. At the close of 18th century, the city had grown considerably. Proper drainage system was provided and underground masonry drains were constructed for first time in 1782. Around 1802, Fadanvis aqueduct was constructed. All this amenities and services led to boost the housing development. All the prime locations for housing were acquired by Brahmins. Though immigrants of various castes, communities with different languages came to Pune, it was essentially the stronghold of Brahmins who controlled the Government and held all the important civil and military posts.

93

4.13.3 Architecture and technology

Pune city came under stable administration of Peshwas in 1713. A period of peace and stability led to the building of new palaces or wadas at Pune.

As far as the architectural character is concerned, housing types changed considerably in terms of its size, exteriors and internal elements.

Wada, type housing units with large enclosures, had more than one entrance ways. The walls were quite thick. The lower portion of walls was constructed in bricks. The wooden frame work is another frame work which was developed. Due to framed structure no. of floors in main residential building of wada enclosure also increased.

The wadas constructed in second half of eighteenth century shows composition of two styles – Peshwai and British character. Budhwar Wada which was constructed by Bajirao-II 1810 is the example of composite architectural style. It has a tower with pyramidal roof top and a watch on its sides.

The wadas of Peshwas era consists of beautiful carvings on supporting columns and decorated brackets. Corbelling in bricks was done at floor to floor levels externally. The roofs were of both types flat supported over timber joists and slant or sloping covered with country tiles. In royal houses like Shaniwar Wada there were paintings on the walls.

The enclosure walls were higher than 8-10 m. These were constructed in stone masonry. The shutters of huge entranceways were made of wooden members thicker than even 60 cm thickness. The bricks used for construction were of dimensions 7” X 12” X 2” 4.4 Various Examples of Housing.

Wada is a form of domestic architecture emerged in specific response to the prevailing social characteristic of seventeenth and eighteenth centuries. Wadas were not merely residences but often contained administrative offices entrusted to standards.

i. Shaniwar Wada

ii. Bhudhwar Wada iii. iv. Raste Wada

94

v. Natu Wada vi. Naik Wada vii. Puranadre Wada

Typical character of Houses: 1713 A.D. – 1818 A.D. Situated on deep, narrow plots the wadas are generally two or three storied high structures on an introvert plan. The rooms look out onto the court yards of which at least two or as many as four. The design of wada followed a specific concept in the location of particular areas such as official, private for cooking, dining or worship. A huge gateway flanked by ‘dewadis’ meant for the gate – keeper gave entry to the wada. A smaller dindidarwaza within a larger gateway was normally used by all. The entire gate opened only on ceremonial occasions.

All these features and typical character of old and native housing types are needed to be conserved to preserve the original character of Pune city.

4.14 Study of housing types in Pune from 1818 A.D.-1947 A.D. (British Era)

4.14.1 Political influence

From 1818 the British rule began at Pune. They paid more attention towards the cantonments and virtually neglected the city. In British era city depended for its growth on the needs of the royal court and army. The British developed cantonments at Kirkee and Pune. They neglected the old core of city. According to papers, first few years, the city was presenting “dismal and impoverished appearance”.

Development of Cantonments

. Pune cantonment: By 1820, Social peace and political tranquility was restored. After this Pune cantonment began to get developed on the sites of four villages Ghorpade, Wanowari, Mali and Mungeri. The cantonment with its permanent troops ensures protection to the city and latter started growing fast. Cantonment came into existence primarily to serve one purpose that of military. In 1922, Estate, a part of Pune cantonment came to be developed between the railway line, which was constructed in 1856 to connect Pune with Mumbai

95

and Chennai on South and Mula-Muthariver on the north. The area developed largely by some princely families and leading business houses of the western type turned into annex of the Pune cantonment. Even today the area represents an upper-class residence.

. Kirkee cantonments:Kirkee cantonment grew almost simultaneously with Pune cantonment. Kirkee cantonment was founded in 1822 and the Ammunition factory was built in 1869 on site of old Kirkee village. Apart from a large number of officers and soldiers residing at Kirkee, a large number of officials and employees of Arsenal and factory also made it their permanent place of living. Compared to the city the cantonment was better planned, on an orderly basis and avoided overcrowding.

Efforts for planning in 19th century (1830 Onwards)

Late in 19th century efforts were made to improve the conditions of Pune city. Redevelopment of existing areas was given priorities under British policies. They established a Municipality in 1850. Improvement of water supply, drainage and sewage was undertaken by this municipal government body.

In 1851, there were in all 10,245 inhabited houses having a population of 73209 giving an average of seven persons per house. The 1851 census revels that there were 18 miles of roads. All these were narrow short and interrupted. By 1882, the city had 32 miles of modern tar roads.

Growth of population in the second half of the 19th century made the establishment of a permanent market. The first market place was in KasabaPeth. Afterwards, this market was shifted to ShukrawarPeth and this ward resulted as a rapidly developing.

20th century

The opening years of 20th century was of a terrible plague epidemic and in the wake of these bad years, came the First World War which diverted all the attention to the War rather than to the growth of city. The post – war years however, brought some relief.

96

A number of schemes concerned with basic amenities were taken up. The introduction of an underground drainage scheme in 1919, introduction of electricity in 1920 and construction of important arterial roads like the Laxmi Road and Tilak Road in 1925 considerably influence growth of city positively.

The Political Stability and improvement in law and order situation during British period led to a population increase. The city which was already overcrowded became more congested and took a leap on to the other bank of river Mutha. The old concept of communal neighborhood was not operated satisfactorily. All communities which could afford a higher standard of living came to this area. Town planning schemes were introduced by then Municipal Corporation (British Govt.) in 1930. These schemes introduced and encouraged the planned development of new areas like Shivajinagar and Erandawana (Shivajinagar and Erandawana areas today cohere more to neighborhood unit which is more entity and a miniature city in itself containing all institutes so essential to good livings). The Second World War once again diverted British to the participation in war but this time the influence was less as far as the development of city is concerned. The installation of the Defense industries near Pune during Second World War resulted in the sudden spurt of the population of city. There was an additional influx of the refugee population as a result of partition of India into two separate nations, immediately after the Independence in 1947.

4.14.2 Socio – Economical impact

Development of cantonments by British has changed the character of city considerably. The cantonment with its permanent troops ensured protection to the city and latter started growing fast. A market and general shopping center became a necessity. The present Mahatma Gandhi road thus came into existence. It later developed as a grain market and merchants of all castes and communities opened their establishments like schools, libraries, public, gardens, hospitals, clubs, gymkhana, race courses, libraries, public gardens, bandstands all these were necessary in a growing community.

Within two decades (1860 – 1880) the cantonments enlarged considerably not in areas but in the number of religions and educational institutions, business, establishments and private bungalows. A number of churches and chapels were opened

97

During British rule, Pune developed rapidly as an educational Society and institutions came up. By 1870, the city though grown, occupied a small area surrounded by cultivable and cultivated fields. Only the northern part of Sadashiv ward had been planned and laid out in times. The southern parts of Sadashiv and Shukrawar wards were uninhabited and composed of large fields.

The opening years of 20th century was rather gloomy for the city because of terrible plague epidemic between 1896 and 1910. Because of the epidemic and serve famine of 1897 the population of city municipal area decreased by about 7000 during the decade 1891–1901. There was an actual increase in population of suburban municipal area and also of the suburbs, due to the fact that people fled from the city to the surrounding parts on order to escape the brunt of the epidemic, especially to Bhamburda and Erandwana. There were small villages across the river Mutha.

The enforcement of strict rules and regulations has made possible the growth of a really good residential locality wherein people may enjoy all the benefits of an urban civilization without encountering too many of its evils. Thus, this area came to be an upper middle class locality.

The eastern part of the city occupied today by ‘Bhavani’ and ‘Nana’ wards bordering the cantonment remained undeveloped for longer time.As a result, there was an unused piece of land between the city and cantonment. Socially this area is an extension to cantonment but morphologically it is a link between the city and cantonment.

The Second World War in 1939 necessitated expansion of ammunition factory at Kirkee. There was a sudden increase in floating population of Pune. To work in the defense establishments and to serve the army personal there was a large- scale immigration from the surrounding rural area to the city increasing the population considerably, which gave rise to enormous demand for housing accommodation while the scarcity of building material crested by war slowed the building activity considerably resulting in acute shortage of housing accommodation.

98

4.14.3 Architecture and technology

The native design of housing types began to change gradually with the establishment of British rule in India which influenced the indigenous style by introducing classic and Gothic designs. During the period of reconstruction after the First World War, functionalism became dominant factor in architecture as the reconstruction had to be done with the lowest investment. The architects evolved an entirely new concept of architecture which relied more on composition, massing and sweeping lines than on intricate carving and decoration.

In the beginning of 20th century, with the changes in social setup and consequent breaking up of joint families the average family became the smaller encouraging the construction of multifamily buildings. These are two or three storied structures rectangular in shape but instead of central Open Square, there is a small open courtyard in the front or rear. These buildings generally have wooden frames with brick infillings with large windows and tin sheets roofs. From Ventilation point of view, these are slightly better than wadas. The front or the rear courtyard is generally enclosed with a high, thick wall and gate. Such buildings are very common in the southern and eastern wards of old core and in the Suddar Bazar.

Character of buildings in its exteriors and facades changed considerably. Use of arches was introduced by British in the facades of housing as well as other buildings various types of arches flat, semi-circular and circular also were used extensively by British. All these arches were constructed in stone and centering was done in Timber. The standard British Brick Size was changed

Use of whole timber structures and timber frame work was begun by British. It also included use of trusses and long spans were also could be provided with roofs of timber trusses. Thus, there was a change in technological terms also. The external and outermost cladding of roofing was done in G.I. Sheets or country-tiles.

Thus, use of Gothic elements, stone arches, wooden framework, varied brick size, intricate carving and decoration are the remarkable features of housing types constructed in British period. All these changes considerably showed the influence on character of city and skyline of Pune.

99

4.15 Different forms of Housing Types

Fig No 4.6 Chawlwith Court, KasbaPeth, Pune

Fig No 4.7 Vishrambaug Wada, Pune

Fig No 4.8 Old Core, Budhwar Peth, Pune

100

Fig No 4.9 Typical British Type Bungalow

Fig No 4.10 1893, Nagarkar Niwas- Sangam

101

Fig No 4.11 Housing Form – Pre Maratha Era and The Maratha Era

102

Fig No 4.12 Housing Form – Peshwas and British Era

103

Fig No 4.13 Housing Form – Post Independence Period and Transformation from 1986-2005

104

Fig No 4.14 Transformation in Housing Form After 2005 till Date

105

4.16 Various examples of Housing Types: Post-Independence Period (1947A.D- 2000 A. D.)

As far as character of housing types is concerned, the bungalows and apartments, row houses and mass housing schemes shows striking changes in their form. The skyline of newly developed areas is different than that of old core.

1. Clover Village: A scheme containing row houses (Wanawadi-Pune) and buildings.

2. Bungalow at Padmavati: Individual residence.

3. Arunodaya Apartment: Ownership Flats (Bhandarkar Road, Pune)

4. Everest housing Society: Rowhouses, Buildings and Bungalows (Kondwa, Pune).

5. Konark Housing Schemes.

6. Karishma Apartments: Kothrud, Pune As, today, Pune city limits are extended, some housing types in fringe areas like Vadgaon(bk), and Hingane(kh).

4.17 Findings

4.17.1 Wada type Houses Built Prior To 1900 A.D.

These are the two or three storied housing structures. They are the oldest types of houses existing in Pune. They are square or rectangular in shape with courtyard at the center. Besides a central tank or a well, the central court generally has a small temple. These massive structures generally have very thick stone or mud walls, which are as thick as 6 to 8 feet. The wooden staircase is often set in the thick walls such wadas are reminiscent of the society characterized by large joint families. They have normally a number of bedrooms with a common drawing room store room, kitchen and a toilet block.

4.17.1 Effect of changing housing types on character of Pune city

In Pune city, housing types shows contrasts in terms of their age, location, design economical class of residents and construction technology. The old core of the city has

106 wada-type double storied houses. Old core represents a distinctive pattern of late 18th and 19th century housing. In contrast, the areas other than old core on the periphery has middle class residential colonies and individual bungalows of higher income group.

Following various types of housing with their varied urban forms have influenced the character of Pune city.

4.17.2 Bungalows Built During 1900-1947 A.D.

These bungalows show the influence of British architecture on them. They varied according to the status of specific group of society. They were different than typical civil from. They were popular among higher income groups. Construction of British style bungalows around Pune city in cantonment became the character of expansion of Pune city. These bungalows are constructed is stone and timber and are one or two storied with balconies at both ends and tiled, sloping roofs.

4.17.3 Row houses I Town Houses (Of Victorian Time)

These are two or three storied structures rectangular in shape. They are narrow with courtyard in front and proved to be cheaper than individual bungalow. These buildings generally have wooden frames with brick or stone in fillings and having larger windows and tiled roofs. Front and rear space is generally enclosed with high thick wall with a gate.

4.17.4 Block / mansions with utilization of European style (Period of Transition)

These are single storied or ground housing structure. They have no independent character but influence if European style. They have no. of houses with court like spaces. These buildings consist two or four blocks on each floor. Due to transportation problems, people preferred to live near their working places. But near mess to working place was preferred and main city gave rise to multifamily block type buildings and mansions. Thus, city began to change its character with rapidly changing housing types.

4.17.5 Sub - division of Wadas

In 1961, flood incident at Panshet dam took place. Flood affected people were given houses in housing scheme for flood affected in colonies like SenadattaPeth, DattaWadi,

107 which were ground structures or one storied structures. After 1965, urban pressure on housing availability, industrial development and the changing social set up and consequent breaking up of joint family’s average family became smaller and income per capita reduced. As saranjami was abolished, tendency of earning money by letting out houses to tenants increased. And thus, due to changing socio-economic set up, wadas got occupied by tenants and sub-tenants and thus sub-divided. The wada which was used to be occupied by 10 to 20 persons, now had population of 50 to 60 persons.

4.17.6 Group hosing - Individual Buildings - Ownership Flats

In 1976, Urban Land Ceiling and Regulations Act was introduced. Availability of land became much less because of regulations and control of land. Building a Bungalow became practically impossible. And ownership flats became popular. These buildings were 3 to 5 storied buildings constructed in R.C.C. framed constructions and having monotonous facades, different from native houses of Pune. These housing types represent the urbanization trends in Pune.

4.17.7 Housing complexes and Mass Housing — Recent Trends

Such housing types are found in the expanded areas of Pune City such as Koergaon, Kondhawa, Bibwewadi, Kothrud - away from old core. These housing complexes are constructed by builders and developers. With all contemporary features to their facades and modern look, they are quiet a well-planned. These complexes consist of individual bungalows, row houses and multi storied apartments so that all the income group population can afford it accordingly. Not only houses but these complexes contain all modern metropolitan facilities like gardens, play areas, community halls, club, swimming pools etc. All this shows influence of housing types in western countries. It became popular during late 80s and early 90s of this century, which gave coarse and uneven textures to the skyline of that area.

108

4.18 Process of architectural transformations

Pune: from Capital city To Colonial Town Pune is very important city in political context of India. Initially it was the capital of Peshwasupto 1818. During Peshwas period and rule at Pune, city began to grow. Sardars and all higher-class people gathered in Pune. They built their own wadas around Shaniwarwada – the royal residence and wada becomes pre-dominant feature of Pune city. British came to Pune and in 1818, they defeated Peshwas. They also established military headquarters at Pune considering favorable geographical location of Pune on Map of India. Pune became second capital of . British constructed bungalow type houses in cantonment area known as . With the growth of Pune cantonment wealthy Parsi&Gujrathi families built impressive bungalows in the zone between Pune cantonment and old core. At the same time, enhanced artisan and trading activities gave encouragement to development in BhavaniPeth and Nana Peth. British housing types (row houses) became popular which were shops at ground floor and houses at upper floors. After First World War, the British started to produce some items particularly having defense and transport importance. This gave rise to industrial growth of Pune city. Many military establishments and industries of ammunition, armaments, was brought in an around Pune. Rental housing became popular to both owner and tenant. Housing of Pune began to change from very large man and space ratio to limited man and space ratio. Subdivisions of wadas caused density rise of population in old core of city. Further pressure due to industries caused to rise in housing demand. Growing lower and upper middle class people needed space at affordable rates and to some extend this was satisfied by co-operative housing societies. Reducing urban land and increasing population shown its effect on housing of Pune by introduction of flat type buildings and this became predominant change in character of Pune city.

It was accelerated by introduction of ULC&R Act in 1976. Availability of land became less because of regulations and control of land. To build a bungalow became practically impossible and ownership housing became popular.

109

Emergence of a Modern Metropolises (High-rise & Mass Housing)

Over the years, the city has acquired various characteristics. Its architecture of housing types such as multi stored apartment, Bungalows, row houses, duplex houses, today reflects its standing as a modern metropolis.

Over the past 30 years high technology and heavy industries have come to dominate the economic character of metropolis, with a concentration of large units along the Pune- Mumbai Highway and rail lines. Due to industrial development population of Pune city has increased very rapidly. Builders and Developers have developed various kind of housing having almost totally different character. Though these apartments have advantages in terms of act of amenities and conveniences they are never designed and located so as to have a harmony with native character of Pune city New T.D.R. incentive (0.8) is likely to encourage high-rise housing complexes development in many parts of city. New buildings in old core, Kothrud, Kondhwa, Bibwewadi are definitely going to change the skyline of Pune city. Monotonous and alike, regardless of varied topographical climatic conditions and native urban aesthetics, such buildings fail to maintain the native urban character as well as to cater varying demands of individual families. In order to maximize construction often open and semi-open areas of dwellings such as balconies, verandas, terraces, or courtyards are sacrificed for the built room spaces. These housing forms lack social as well as visual coherence. New trends of maximum consumption of F.S.I. and deceptive reasons regarding more open space availability by stacking of housing units one over other have affected the character of housing in Pune city on a considerable scale. This in turn gives the character of Modern metropolis city to Pune Though Pune city is growing as a modern metropolis today it should not lose its native character which necessarily and predominantly is found in its housing types.

1. Adverse impact of slums on urban aesthetics and character of Pune City

Urbanization and industrialization cause progresses of a city in terms of conveniences, amenities and facilities. Living standard rose up in technical and physical aspects of living. But urbanization also causes chaos indifference and congestion in a city. The cityscape begins to get profiled by random sprawl of spontaneous hutment and slums or

110 squatter settlement. Low income unplanned settlement has been a feature of Pune from its earliest Period when the untouchable Mahars settled along the flood prone banks of the Mutha River where Nagazari and ManikNalas meet. Some of the oldest unauthorized settlements are located in KasbaPeth and MangaiwarPeth on the Banks of the Mutha River. Settlement of untouchables in the Bhavani, Mangalwar and Nana Peths date back to the Peshwa period. Many illegal settlements grew in post-independence times around the old Pune city on waste land or reserved public areas. Squatters in south west Pune on the lands banking the AmboliNala and across the river in Erandawna and Kothrud are originally engaged in quarry works. During 1970 and 1980 these nodes expanded. Squatters have moved further up to the . Slums which is also one kind of housing, has always left adverse impact. Now a day’s skyline of Pune city seems to be spoiled and dotted with slums on the hills. Slums have also spoiled the beautiful composition of natural heritage elements such as hillslopes, riverfronts and lakesides in Pune city.

As far as urban aesthetics elements are concerned hill slopes and river fronts play vital role in giving interesting skyline to the city but slums in Pune city in the areas like Parvati, Warje, Model colony, KasbaPeth and on outskirts of city have left adverse impact on overall character of city. The sprawling slums and their rapid spread is required to be controlled at the earliest otherwise Pune city’s character will also be defined in terms of slums like Calcutta and Mumbai.

111

Fig No 4.15 Ward wise slum population and slum areas

Source: MASHAL, NGO working housing sector at Pune -2009

112