DHARAVI EVOLUTION A sustainable, planning-led approach as an alternative to the current redevelopment process of Dharavi, Mumbai MAY 2008 The following pages represent the documentation of a unique DHARAVI opportunity. In what is alleged to be “Asia’s largest slum,” Dharavi, the HOK Planning Group has created a balanced and sustainable masterplan EVOLUTION for sensitive redevelopment that is based on the following principles: 1) Respect for the preservation and enhancement of local culture and its important function in the greater framework of Mumbai; 2) Creation of transitional development and the maximising of cultural potential through enhancement of the physical environment; 3) Recognition of the need to accommodate modern real estate development as part of a larger development strategy for the Bandra Kurla Complex; 4) The need for commercial and preservation approaches to be integrated and linked harmoniously as part of a strategy that could be a model for “slum” redevelopment throughout greater Mumbai and all of India. Our intent is to find a path that is both respectful and realistic. We believe that the cultural importance of the delicately scaled streets and the human-scaled physical nature of the villages are essential to Dharavi’s core lifestyle and sense of security. To rebuild with new HOK believes Dharavi needs technology, provide public services, create opportunities to continue intergenerational lifestyles and trades, and at the same time open a culturally sensitive, unified doors that lead to transitional development, is the ultimate dream for city planners. In offering this plan, hewn much like the handicrafts of the Dharavi community – by our own community of designers and creative redevelopment plan technical experts – we hope to humbly offer decision-makers a “planning- led” approach, unbiased by commercial objectives, but instead balanced by our sensitivity and experience in developing creative solutions that benefit all. The future of this community is in your hands. Steven Morris Townsend the HOK Planning Group Senior Vice President and Regional Director (Asia-Pacific) 2 | DHARAVI EVOLUTION DHARAVI EVOLUTION | 3 The opportunity to showcase an approach that balances progressive redevelopment with paramount respect for Mumbai’s rich heritage 4 | DHARAVI EVOLUTION DHARAVI EVOLUTION | 5 Today’s redevelopment effort A different approach could better threatens Dharavi’s contributions serve Mumbai At present, the Government of Maharashtra Slum Rehabilitation As an alternative to the current redevelopment process of Authority (SRA) has embarked on a process for redevelopment Dharavi, we feel the best approach to rehabilitating Dharavi that attempts to once again capture the latent potential of is not to split the community into five disparate parcels, but Dharavi. The intent of the SRA is laudable and has generated instead understand its vital role in the City and in turn promote immense interest in the developer community to embark on this a cohesive, unified vision. Dharavi Evolution represents an formidable task. However, the current developer-oriented process interdisciplinary recommendation to improve quality of life while puts forth an approach based on divided, discrete superparcels retaining the essence of Dharavi. This approach is built on three that may disregard the generations of culture, scale and texture pillars of redevelopment. that define this vibrant and relevant community. REBUILD DHARAVI REUSE THE EXISTING INTEGRATE DHARAVI Mumbai must not lose the spirit, in a responsible manner that will protect, fabric and function in designing a to strengthen the synergies with the City improve and then sustain its invaluable self-sustaining and self-regenerating of Mumbai and set new precedents in life and contributions of the economic and social contributions. New community. This leaves more land to urban development and partnerships. development is best focused around create quality redevelopment for Dharavi Incremental implementation paces space transit and value corridor along the river. without losing essential scale, street life availability in the market while keeping the residents of Dharavi and jobs. community intact. 6 | DHARAVI EVOLUTION DHARAVI EVOLUTION | 7 A recognition of Dharavi’s potential future role as the heart of old Mumbai REDEVELOPMENT THAT PRIORITISING DHARAVI IMPLEMENTATION THAT AFFIRMS DHARAVI’S ROLE RESIDENTS EMPOWERS THE COMMUNITY IN MUMBAI Protect “cultural enclaves” Give a sense of ownership and title A flagship project that becomes the pride of Mumbai Building varying sizes of quality, Protect fragile social structures simple homes Earmark suitable areas for new projects Opportunity to grow, improve and build Design which adapts to the people upon Open and merge Dharavi into the existing and their culture urban fabric of Mumbai 8 | DHARAVI EVOLUTION photo credit: Jasvipul DHARAVI EVOLUTION | 9 Based on strong urban design principles balancing commercial viability with public benefit, Dharavi can serve as a model for redevelopment in Mumbai. CREATE A NEW LANDMARK in the West Business District for the west coast of Mumbai (for sale area) GIVE BACK TO THE CITY with riverfront improvements SEGREGATE INDUSTRIAL activities that are incompatible with residential uses REINFORCE THE CULTURAL and social heart of Dharavi EXPAND THE VALUE of the Bandra Kurla Complex by strategically positioning a North Business District (for sale area) DHARAVI EVOLUTION | 11 A viable and equitable system of smaller, incrementally staged parcels supplants the idea of five divided development sites Focus new development where there is true value: NEW HIGH END waterfront and transit RESIDENTIAL NEW COMMERCIAL NEW WEST AND RESIDENTIAL BUSINESS DISTRICT 12-40 storeys Tallest Bldg. Tallest Bldg. 305m 315m NEW NORTH BUSINESS DISTRICT Sion Station NODES AROUND TRANSIT CAPTURE VIEW AND VALUE FLEXIBLE PARCELISATION Higher density transit-oriented Generate value through height in areas Relieves individual developers from Mahim 3-12 storeys COMMUTER individual responsibility to work with Station 8-24 storeys development creates economies of scale, with good views and high visibility RESETTLEMENT and taller buildings reduce land take Dharavi residents, leaving collective needed for infrastructure A strong, clear address keeps new responsibility to fund an independently COMMUTER managed comprehensive system VILLAGE HEART development distinct from the traditional RESETTLEMENT Provide modern apartment housing that identity of Dharavi is close to transit options for residents to A comprehensive redevelopment scheme commute to work New development along open space edges will protect interests of Dharavi residents RELOCATED Tata Power will protect it from future encroachment and provide them with a good, harmonious physical environment INDUSTRY Station Easy access to transit discourages private vehicle use, relieving regional roadways and inner urban areas from congestion TOTAL DEVELOPMENT NEW DEVELOPMENT RESETTLEMENT for sale 57,000 households 7.1 million sqm GFA 4 million sqm GFA 3.1 million sqm GFA (half residential, half commercial) 220ha land area 55ha land area 165ha land area 25% of Dharavi 75% of Dharavi 3.2 average FAR 7.3 average FAR 1.9 average FAR 12 | DHARAVI EVOLUTION DHARAVI EVOLUTION | 13 5 STOREY UNITS 3 STOREY UNITS 4 STOREY UNITS We imagine a Dharavi that is low rise, high in density, 12 STOREY UNITS economically sustaining and permanent 8 STOREY UNITS 3 STOREY LOFTS 15% more floor area per unit RETAIN LOWER SCALE TO BUILD QUALITY, ENSURE ECONOMIC PRESERVE STREET LIFE PERMANENT STRUCTURES ACTIVITY IS MAINTAINED Avoid residents in towers with Build quality homes that are safe, Unit design to be completely flexible no work space less fire prone, and protected to preserve a work-live lifestyle RETAIL NETWORK from the elements ALONG VEHICULAR Do not discontinue residents’ ability Most work should stay within STREETS to pursue active social lives outside Provide clean water, sanitation the neighbourhood their homes and electricity RETAIL NETWORK Move polluting industries to a ALONG PEDESTRIAN Retain the unique and diverse Design homes with good ventilation dedicated area for cleaner environment PATHS COMMUNITY USES fabric and sensibility of Dharavi’s streets and plentiful natural light and better service 14 | DHARAVI EVOLUTION DHARAVI EVOLUTION | 15 A redevelopment plan that is logical, easy to implement and provides a cohesive platform for different groups to move ahead 4 2 7 5 7 3 KEEP DHARAVI RUNNING RESIDENTS TAKE A STAKE OWNERSHIP OVER TIME 1 A TRANSPARENT 6 Incremental moves keep villages intact Community responsibility for ENTITLEMENT SYSTEM and in proximity to historical location maintenance engenders pride and identity Secured title awarded after ten more years 6 Phased construction allows for minimum Idea similar to microfinancing uses of tenure and minimal capital investment disruption to businesses and short time commitment of households to the frames for household relocation upkeep of redevelopment rather than Redevelopment pays for most but not all outside capital of reconstruction Protect the overall fragility of the Dharavi 1. Mahim Station economic engine as it serves vital needs Reduces need for oversized infrastructure Social volunteerism and community 2. Sion Station for the entire city participation as key factors to earn title 3. West Business District Peer pressure as a tool to ensure the quality 4. North Business District of environment Preferential occupation of low floor