Scenario 2: THE DEVELOPER (2020)

The developer needs to be sensitive; who understands these modes of living heritage. Since Ranwar’s investment returns are high, a lot of potential investors are ready to invest in the development of the place. The thought of sustaining a conservation plan of this nature has to be noble and not just profitable. If the heritage committee is letting itself loose by allowing commercial activities of this kind, it also needs to take care of the economic balance by putting in better urban planning strategies in place. While the old dwellers are gone, there should be some way in which their lifestyle, which was very interdependent with the spaces they interacted with, is highlighted. Such preservation methods are one of the only ways to do so and with utmost delicacy.

… The phone rings and it is Rustom Cyrus calling Fr. Larry again. Rustom is 30 years old

and is a young developer with an innate sensibility towards emerging aesthetics, which is

visible through his restaurants and cafes. He is a young, enterprising property developer

with a conscience. The property rates in Bandra have been on a rise for a long time now and

today it falls in the same league as any other in the extreme south Mumbai like Marine Dirve

or Napean Sea road. This is mainly because of two reasons, one being that Bandra’s culture

is popular amongst the youth, it has an unmatched character when compared to the other

suburbs of Mumbai, the second is because of gentrification, Bandra is home to some of the

most affluent people in the Mumbai lifestyle. Any newwell thought out venture in Bandra

is sure to become a hit.

Tapping the same opportunity, Rustom wants to open his second café in Bandra, packaging

it as a neighborhood café that celebrates the Bandra character, its culture and heritage. He

knows that Ranwar has become one of the best places to invest in, because of its strategic

location being in the centre of the Bandra Reclamation, Bandstand, Hill Road and Bazaar

Road. Walking is always a pleasure there and the quaint lanes with its local vernacular

architecture make it an ideal location to have a corner café, chic boutique, or a designer

store. Venturesome investors and developers have bought most of the properties that were up

for grabs when the old time residents were moving out of Ranwar. The Trellis, which is Fr.

Larry’s house is one of the last ones left on the main Veronica Street of the hamlet. Rustom

is trying to convince Fr. Larry to give his property on lease to him before he succumbs to the

pressures of the other builders and sells it in utter dismay.

Selling the property would fetch him a one time amount, while if he retains the ownership

and gives it for lease, it would be profitable for the future for him as well as for Rustom.

More over Rustom agrees to the fact that he will run the café as per the village norms.

He wants to open a neighbourhood East Indian Café that would promote the culture and

heritage of the hamlet to its guests. The café would follow a contemporary look and the

aesthetics of the village architecture. While serving East Indian Cuisine it will showcase a

lifestyle that used to be followed here through a small interpretation centre and a gallery. As

it is a neighborhood café it would follow the system of having patrons who would contribute

to this place with their knowledge about the history of the place. His sensitivity towards the

space would be reflected by the fact that he will maintain the façade as it is.

While this conversation is on, Fr. Larry is thinking about there being no kids playing in the

square and how development has affected a noble lifestyle. The elite who move around there

will be provided with an experience that they can take with themselves and share it with

others. Rustom also understands the stakes he holds while he starts this café in terms of

heritage conservation and preservation, but he is ready to do his best for the place with his

sensibilities and at the same time earn a profit from the venture.

Scenario 1 : THE PRESERVATIONIST (2020)

Today Ranwar has been declared a heritage village and heritage tourism here is at a high. The built scape and the architecture has remained as it is, and is taken for granted. The residents may not be important and they will move on as a natural process of evolution. Also as a natural economic reformation, Ranwar has been gentrified and the average income of the current dwellers has gone up. The original dwellers cannot afford to live there anymore, and hence they move out. ‘Is the preservation of the built form / architecture the only way to deal with conservation of such sites?’, ‘What about the people who give functions to these spaces?’

Fr. Larry sits by the verandah of his 200 year old cottage Trellis on Veronica Street in

Ranwar. He is 75 years old and has been a priest all his life, but his home has always been

here. Fr. Larry is a keen observer and has an immense interest in history mainly related

to his community, The East Indian Catholics. Today his house, ‘The Trellis’ is one of the

oldest houses in Ranwar, a very famous heritage village in Bandra (west), Mumbai. He has

now retired from the services of priesthood and is spending the last few years of his life in

the vicinity he grew up. However, the neighbourhood does not look the same anymore.

Visually it definitely looks as it was in the past, but the innate culture of the place is dead.

Fr. Larry sits in his verandah every evening as a routine, while looking around he is trying

to adapt to the changes that have happened in the environment around him. Ranwar is a

heritage village and the heritage committee have become very strict with the implementation

of the guidelines for heritage precincts. For the same reason no cottage in the neighbourhood

has been razed down to give way to the newer built form. Instead the residents have been

encouraged with various financial schemes to come ahead and restore and preserve their

houses.

Today Ranwar looks beautiful, an impression almost similar to as it used to be when it was

alive in a village environment. Fr. Larry is one of the last few of the residents from old times

who live in Ranwar today. He knows that a change has occurred, as he has been a part of

the changing environment at all times. Some of the old time residents have moved out, as

they could not afford the maintenance of their houses in spite of the financial support from

the government. Some were looking at a more prosperous future in another parts of the city,

so they sold their properties and moved on. All these were bought or leased by corporates,

trusts of various sorts, developers and the rich who could afford living there. Gentrification

did affect the community culture of the village, because of which the village looks different

culturally in spite of it looking the same visually. The emotional attachment with the hamlet

that the original community and the residents had is lost today. Due to a strong change in

demographics and the changing functions of the space, people do not know each other; one

can blame it to the change in the socio-economic conditions that are inevitable in any part

of the world. The interpersonal interactions in between the community are dead as well.

There are new stores, hi-end fashion outlets, cafes, restaurants, and chic boutiques in and

around the vicinity. Fr. Larry is looking at this new environment where community activities

do not take place today. The new residents define these new age functions of the place.

The rosaries do not take place anymore, not even in the month of May and October. The

main reason for such a change is due to the high return value on properties, as Ranwar

has become a very famous heritage village. It has risen to become one of the few surviving

villages with least interventions by the development sprawl, after the heritage committee

implemented the guidelines more strictly.

The women with innate culinary skills have given way to the new chefs in the up market

restaurants. Heritage tourism is on a high and Ranwar has visitors exploring its spaces

everyday. Little do they realise that the beauty of the hamlet has been defined by the adaptive

reuse of the houses. The Ranwar square looks posh. For e.g., the rustic environment has

been replaced by swanky window displays across porches of the old houses. The cross still

exists but there is no one to pray there, once in a while old timers like Fr. Larry stops by and

reminiscence.

People like him remember the days when it would be common to see other residents reading

newspapers in the morning or staring at nothingness while sitting there. He understands

the need of time and is also happy that at least the change is in sync with the natural

environment of the place. But, the question he asks to himself is “Is this the only way this

place could have been preserved, devoid of its people?” He never thought that he would see

such changes in his lifetime, but has accepted the with stoic resignation. It is almost dark

while he looks at the street lit by modern street lights, to appreciate the physical beauty of

the place, unlike earlier when there’d be someone sitting in the verandah across the street

and playing the saxophone.

While he ponders about this situation, gazing at the ESCADA store across his house, the

phone rings…

The Scenarios

In a research project it is difficult to see an outcome of sorts. A lot of study and analysis

goes into such a project. For this apart from the technical analysis it is also important to

have something with a strong emotive quotient, mainly because a precinct conservation

involves people who live there and define the functions of that particular space. Hence the

scenarios came into picture which would give various (in this case 5) directions for charting

the future conservation plans for Ranwar. The project also did not involve the typical/

technical survey and propositions for conservation. Instead it was aimed at resolving a

few questions (that have been raised through the scenarios) that are normally missed while

implementing conservation plans.

The first of those questions was, ‘Like most of the implemented conservation plans, specially

in India, is saving the built form/architecture the only way?’, ‘Can conservation be looked at

from the point of view of the dwellers or the people who give that place its function?’, Many

more questions were raised, the answers for which are still being looked for, more than the

people working on the project, it is the decision making authorities who need to introspect.

In most of the conservation projects in India, a noble initiative comes to a halt just because

of red tape and bureaucratic hassles. Can the dwellers of precincts initiate methods of

sustainable conservation practices? Efforts from organizations like THE BUSRIDE are a step

in that direction. 

The Matrix Chart Looks Better, Have A Look !

Ranwar from top above

have been wanting to upload this one for a while now.
Its hand rendered in Water color on cartridge, size A3., later edited digitally to add some layers.

This view is Ranwar as it is today, i have tried to capture as many details as possible. The main references for these have been google earth, Panoramas of the aerial views shot by me, and other images of facades. It gives a clear view of what exits and how it exists, with the green cover in place.

Effort to preserve Village within the city, Indian Express, Mumbai Newsline (cover)

Well a little publicity does no harm;-)
A small article on my project was published today in the Indian Express, Mumbai Newsline.
have a look!

Article by: Shweta Desai, Photograph by: Pradeep Das

Ranwar Stretched Wide, Through Pictures

Panoramic Views of Ranwar (source software to make the panoramas: Microsoft Image Composite Editor)

Ranwar Square, stretched wide:

Turn at the Grotto, stretched wide:

The Oratory Junction, stretched wide:

Behind Jude’s Bakery, stretched wide:

Agna Square, stretched wide:

Aerial Views of Ranwar, atop Qureshi heights (the tallest built form in Ranwar, G+7)

Series of Analytical Mapping

Next in the series after the previous post is the set of Analytical mapping.. As of now i will post the first two sets that i have worked on, and that is mainly understanding the change in public/private open space from 1948 to 2010.. and the next is the built scape and the scale of the same in the hamlet. Also i will be talking about how the zone identification happened to the image Bandra and Ranwar as seen in the field.

1) Identifying the Zones: 
Core Area: This is area more than being the centre of the village is the only zone with most of the old residents and old houses. The communication bond amongst the residents here is really strong and hence the most of the old culture is seen here.

Mid Area: This area is where the demographics start seeing a change. The mix of people has started changing as there are apartment blocks around here where more people of various communities live. The communication bond starts loosening here, but still there are some ties with the core area that keep them going.

Exterior Area: This one as seen is in the extreme exteriors where it meets the main/arterial roads of Bandra in various directions. The resident mix is almost new as there are only apartment blocks around this area. The communications ties are almost nil here. They have very less connection with the core area.

this is understanding the zones with the built scape as the base map

this is understanding the zones with the popular image of Ranwar as seen in the field while on research as the base map.

 

The image seen on the right is the popular image of Bandra as seen in the field. This is in line with the post made on the 24th May, 2010, the link to the same can be found here: ‘Physical forms a city’. The image speaks of the various nodes, edges, paths, nodes and landmarks that define Bandra.

This image on the right is the popular image of Ranwar as seen in the field defining its various physical forms.

2) The Realm of Public and Private open spaces in 1948: The open spaces both public and private were in much tolerance with each other. They were very well balanced here.

It was also because of the lack of vehicular traffic that made things easier compared to today. These open spaces were nodes for various community activities and interaction between the village community. One can also see that each cluster of housing has its open areas well settled. The idea behind having more open space around their house as each community member involved themselves in community based activities. Private life was less important.

The open spaces gave more area for vegetation and plantation. Though these lands were infertile tracts of land, one could till and grow basic vegetation. It also gave way to poultry farming and each family has its own set of hens and chickens and pigs.

3) The Realm of Public and Private open spaces in 2010: The open spaces both public and private are not at all tolerant today. With times meaning attached to spaces have changed.

The change in traffic regularities to change in mind sets of people have redefined boundaries and the difference between the public and private open has become distinct. Plot line that used to be just these invisible lines of demarcation have become visible today though walls and fencing. One can see that the open space around each cluster of housing has reduced compared to 1948. The private lives have taken over community living and this is very visible through these spaces.

There are very less community activities and the interactions are dying with the spaces that gave these activities a life. 

Please view the above two maps in comparison to one another.

4) The Built Scape in 1948: The built scape in 1948 as seen in the map did not go higher than G+1 height that would be approximately 6 meters in height and not beyond that. This gave a lot of scope for ventilation and natural light as the sea was also close from two sides, one towards Bandstand and the other towards what is now reclamation. Also the various features in the house like the verandahs and windows as big as the door sometimes made a lot of sense as scale was all the same.

5) The Unchanged Built Scape since 1948: This map mainly work on the mathematics of what has not been changed yet. All the common built scape (mainly G and G+1) in the the map above and the map that will be below (the built scape in 2010) defines the unchanged properties. It is mainly to study what has remained the same while the world has changed in 2010.

6) The Built Scape in 2010: The built scape in 2010 has gone beyond G+7 in height which makes up for a lot of woos of the old residents. The old houses are getting sandwiched in between high scale apartment blocks. The Reclamation has taken most of the view and breeze of the place and the hamlet has become landlocked from all sides.

6) Understanding the Development Pattern: I would rather call it informal development pattern. One can see with the highlighted purple area the builders are moving in. It is from the main streets that these patterns move inwards towards the core of the hamlet. On the other side due to reclamation any development is rare to happen.

Also the blue highlighted area is where a lot of mixed and commercial land- use is seen. Mainly because they are the main streets. This area also makes it for most of the traffic as one is the arterial road (HILL ROAD) of Bandra while the other is the arterial road of the hamlet (Ranwar).

As for the trend in the blue area, The houses here are going to come down first giving way to high rise blocks as is the case further down Waroda road. 

6) Understanding the Essential Heritage Aspects: This Map focuses on some of the essential aspects to be understood about the village in terms of heritage subjects. Even though all blocks have been put in the categories of:

New built scape, Old built scape, Transformed built scape (the olden built scape which has transformed visibly), Significant built scape (in terms of heritage building, location in the village, and presence for a certain number of years in the case of Ranwar for more than 75 years.), Dilapidated (built scape that has lost its strength) and mixed and commercial land use, They have different stories to tell. Each built environment has its reason for being there and it definitely falls prey to its surroundings.

The information put here is based on my analysis and the interviews of the residents that I have taken. Also it has a view point which I share and am welcome to criticism for.

**The blocks that haven’t been marked for land use, are by default residential.

The essentials have been posted,, more on their way.

The Historical Analysis through Maps

Sorry for a long break in between!!
MAPS: Maps are a visual representation of an area; they also depict the relationships between the spatial elements of that area. Maps are a tool that i am using for analysis of the research i have done for Ranwar and about Ranwar. They are indicative in nature and depict my viewpoint based on the various available data and resident interviews over the period of my study.
Please do leave your comments and feedback!

1) The Age map of all the heritage built-scape : This map indicates the age of buildings existing as of July 2010. All buildings built before 1934 are considered historically significant. The span of life of this built form ranges from 75- 200 years. The built scape belongs to a specific style of architecture and spatial character, which defines the cultural ethos of the community that occupies them. They need special attention in terms of conservation and regeneration.

2) The Age map of all the built scape : This map indicates the age of buildings existing as of July 2010. All buildings built before 1934 are considered historically significant. The span of life of this built form ranges from 75-200 years. One can see the stark difference in the built form in the last 25 years, which has juxtaposed itself against the older built form. This also in clear indicates the threat the old built form, which needs conservation in first priority is under the scare belt.

3) Comparison in between various village structures: This collage of maps shows the similar village structures of the community of the East Indian Catholics, whose ancestry comes from the profession of Paddy cultivation. They were converted to Christianity by the Portuguese around 1575 AD. These villages date back to 400 years of constant evolution with various house types. Today these villages are looked as prime properties for development in FSI (Floor Space Index), by the builders. Hence most have them have been declared Heritage Precincts by the Heritage Society of Mumbai (MMRDA), to protect a culture, lifestyle and architecture which defines the cultural ethos of all the suburbs they are from.

The structure of the village is defined by narrow streets, winding/zing zag lanes, house types of G or G+1 levels of local vernacular architecture influenced by the Portuguese and the British styles. They hold a similar pattern of evolution all along the cost of Konkan region. They congregations/huddled houses are normally found on infertile tracts of land, the foothills in most cases. The houses are very close to each other (mainly for security reasons) and their fields move outwards, towards the fertile landscape.

There is no planning that goes into the while the houses are being constructed, wherever there is space they used to construct. Also the houses in the village grew with the increase in family members to accommodate everyone. 

4) Probable Evolution of Ranwar : This collage of maps shows the probable evolution of Ranwar through the 400 years. It is an indicative probability mainly based on the sample interviews I had with the residents of Ranwar. It is also more so an example to show how villages of this nature and spatial character evolved around the Konkan coastline.

Ranwar, 1610:

The houses start to be build around paddy fields by the farmers. They build them in a cluster format close to each other mainly for security reasons. There are about 10 houses at this time and their fields are close by. There is no planning what so ever that goes into the building of a village. The land found perfect for construction is built on. Ranwar, comes from the word 'Ran', meaning forest and 'Wada/Wadi' meaning settlement, making it to 'Ranwada' and finally 'Ranwar'. This proves the existence of a forest around, maybe moving upwards to the Mt. Mary’s Hill. Ranwar was divided in to sections mainly due to its location just at the foothills. as marked in the map, the clusters in the east belonged to 'Wada chi Wadi', higher towards the hill, while the west side belongs to 'Het Wadi', lower towards the downhill. 

Maximum Height of built scape: 396 cm

Ranwar, 1710:

Everything remains same as in 1610, a few more houses have been added. 

Maximum Height of built scape: 396 cm

Ranwar,1810:

The families started getting bigger and the houses started extending. This is one of the main reasons of Evolution of a village of this kind.

Maximum Height of built scape: 670 cm

Ranwar, 1910:

The farmers start loosing their land to the British Government for development in exchange for an assured job with the govt. The clusters have become stronger and the roads have started getting definitions. A community has started growing. There is a sudden jump visible due to the rapid increase in population.

Maximum Height of built scape: 670 cm

Ranwar, 1960:

The communities start migrating to new places with new migrants entering. The village is loosing its character due to the rapid development by the new Indian Government. The village is saturated with built scape.

Maximum Height of buil scape: 1525 cm

Ranwar, 2010:

Things are changing rapidly and a culture, lifestyle and architecture that complement each other in a community like this is dying. There are several reasons for the same.

Maximum Height of built scape: 1525 cm and going higher and higher.

5) Effects on Ranwar before and after Reclamation: This map indicates the scenario of Bandra before and after the reclamation in 1972. The effects of which are seen in Ranwar directly in terms of wind circulation and lifestyle. The reclamation which took over the south sea portion affected a lot of spatial characters of precincts nearby. At one point it used to be the best docking station for ships as they were protected by the cup, created by the 3 forts (Bandra, Worli, and Mahim) around that area. The sea edge also called for a lot of activities like family hangouts and swimming for the young.

The Lifestyle of the people got affected as a result of both Ranwar and Bazaar road being landlocked. It got in a lot of traffic and the wind circulation has been disrupted.

In the map the blue area is the water edge, the one in the south was reclaimed in 1972 to make land for development, which connects to the main western expressway that takes most of the traffic of Mumbai. Towards the other water edge in north-west there are several high rises that have blocked all the view and wind. Also in between the ares full of concrete blocks and the green cover is reduced to a considerable level.

In the below Mumbai Map of 1954 (source unknown), we can see the image of Mumbai before the second reclamation took place. In the circle one can see the cup protected by the three forts of Bandra, Worli and Mahim very clearly. It is in the Third and the last reclamation of 1972 when the southern edge of Bandra and the western edge of Mahim were reclaimed for development. The Honourable Supreme Court put a prohibition on any further reclamation in the city by putting in effect the Costal Regulatory Zones.

The Historical analysis was mainly carried out to see the heritage aspect of Ranwar Precinct. But it is not just with the analysis of the historical aspect that things get clear, a lot more analysis was done to create the reference points of better understanding the current state of the Hamlet amongst the madness that Mumbai faces everyday.