Conserving inherited heritage - an urgent challenge!

Need of a micro conservation policy. 

We let our inherited ancestral heritage decay, gathering dust and slowly fading away in the oblivion, inheritance sometimes tangible like that beautiful gramophone, that antique classic chair, that vintage album of family photograph or that intricately carved wooden window of ancestral home somewhere in suburb, inheritance at times even intangible like values, culture, stories and learning, family heritage dilapidated usually due to ambiguous responsibility among siblings, lack of time, lack of alacrity and most importantly in absence of micro conservation mechanism, because we feel disoriented and helpless in absence of such mechanism, a guideline, a supportive hand saying "let me help you conserve your family heritage because we know how important it is for you, and equally important for our nation, because these little inherited objects, antiques, collectibles, vintage photographs, values, stories, prose, poetry, proverbs, lessons, and so on make the larger heritage pool of historical cultural and social importance. You can call it “crowd sourcing of heritage” which subsequently contributing to nation's image building, while maintaining a stock of inheritance. 

This micro conservation mechanism should be prepared by government because heritage even individually possessed is something of national value and something to be proud of and something which should be preserved and documented immediately for the future generation. These family heritage need not necessarily be kept in museum just because it’s of national significance, we can rather let them be with those families and individuals who inherited them, but we must make an effort to help them conserve it, governments role can be as a facilitator, trainer, protector, documenter, providing manpower and finance to restore protect and document every piece of family heritage without getting into affairs of taxation and legality, with sole focus of preservation and documentation of objects of historical importance whether for individuals or for nation, documenting design, motifs, techniques, skill set, learning, stories etc. which are going to corrode and disappear in thin air otherwise!

Real Estate price at user’s end: Transparency is the way to win-win situation!

When demand is so high there is no point keeping hidden costs and policies. 

Planning to buy a home? For some, it's joy of their life, for some it’s a mission, for some their livelihood but for many, it’s a pain. Pain of market research, confusion of what to choose, whom to trust, struggle of monetary arrangement, fear of being cheated, horror of future encounter with inevitable unpleasant surprises associated with real estate deals in constantly changing landscape of real estate market, volatile banking and public policies, unstable political and people’s affair and so on.  

There are so many places where your real estate judgment might go wrong no matter how smart, how educated and how networked you are. Forget about the traits and circumstances which are beyond your control. So volatile this whole affair is that at times it feels like it's a game of luck to finally secure a place without any conflict of guesswork and reality, which you can call your home sweet home.  

Long completion cycle of real estate development especially in case of housing and apartments, makes it more vulnerable and susceptible to volatile market and changing policy environment, susceptible to changes in policies and contracts leading to additional fiscal burden, majority on customer’s side and some on developers as well and to monetary losses occurred mostly to buyers who failed to understand the fine intricacies of initial contracts and hidden policies.

In midst of all this confusion you either hire or get channelized through someone or a firm apparently specialized in real estate dealings to make your life easy, only to realize that they have their own hidden policies and excuses to add to your frustrations.

Acknowledging and understanding the inevitability of market dynamism and inevitable growth in housing demand with little bit of fluctuation here and there time to time, a whole new approach is needed in the functioning of real estate affair.

You are a customer; you want to buy a house rather home, you know your financial condition, you know your aspirations and limitations. You see a home advertisement at fabulously low price in local newspaper or on internet with an assumed star (*) or applied conditions, you are already comfortable with that, you match your budget, you find out more just to realize that there are considerable hidden charges, you think for a while, going ahead seeing the same prevalent story everywhere, you go to bank for monetary help, they have their own complex structure of policy documentation difficult to fathom right away, leave it aside for a while because you urgently need loan for your sweet home, you do the deal formality with developer  while realizing that there are secondary and even tertiary level of hidden charges. Finally your deal is completed, but someone just comes to you and tells you that there are additional visitor parking charges subjected to availability, really high annual club charges you can’t escape, Monthly fixed or accelerating maintenance charges for several amenities you won’t be using ever, not to speak of the security and other welfare charges which issues would occurs later in future if you want to live there. And unfortunately you can’t hold developer liable for many of these things because they will say these monetary activities are beyond their scope of contract and deal. Oh, and don’t forget recently revised property related tax policies which is going to go increasingly taxing on your already demanding fiscal health.

Now, you are a developer, you are in this business for long, you know the intricacies very well, you adjust your position as market and policies change, you see that your business in not going to go down ever in future due to insanely high housing and real estate demand apart from occasional dip, you are in a position to dictate the terms so you don’t have to worry. Of course changes in real estate laws and public policy as well as volatility of politics and people’s affair are going to affect your business, but you are sure you will be able to recover what you want from those existing or prospective customers.

For every single customer who can’t afford the price you are offering for a piece of real estate work you are creating, there would be dozens of willing customers to buy the same piece of project. Acknowledging the strong and more or less stable future real estate growth, as well as abundance of customers, it’s your responsibility as a developer to be as transparent in your offers, deals and policies as possible. It will benefit both customers as well as developer. Customer will know early what is within their reach based on their financial position and assessment of realistic real estate offers and their search for house would be less painful and more fruitful, speedy and less frustrating. Developers should declare every possible instance where an additional cost burden can occur to a customer along with its tentative quantum, should declare every possible project constraint and policy in big bold font, emphasizing every liable policy changes and unexpected future charges based on their industry and regional experience. What worst can happen by this approach? You might lose a customer or two, but with such a huge customer base, who cares! It will sure have advantage both ways. Developers will get real customers rather than ghost customers, their transaction turnaround time would reduce considerably, their dealing process would be smoother, more transparent and honest and they can reinvest that saved time and money back into customer service, building repeat customers and word-of-mouth publicity as well as providing better customer service. Not to speak of huge value addition to company’s brand image. Customers will have in tern fair choice of selection, without any hidden fiscal or psychological burden, after all one can only buy a house with a price tag which he or she can afford.   

Public agencies would always be there to help, assist and control the exceedingly high real estate prices to keep the ball rolling and to keep it within reach of a city dweller, common or exclusive. Considering the positive effect it’s an option worth exploration.

By: Anoop Jha

Urban underground art : perception and mainstream absorption!

A case of graffiti culture in a city environment.  

Some say its vandalism, some find it an art, some say its irrational some say it’s cool, some see it outdated, at places it’s in vogue, reasons can be many, from fun to revolution but result is one - Graffiti. In this varying landscape of purpose and perception, there is always an apparent struggle to conclude what is right and what is wrong in an urban environment. What with graffiti? Why this perpetual struggle between city administrations and those who create such art-pieces, some anonymous, some leaving their stamp.

Graffiti is an art form standing at the edge of law. Some do it for thrill; some to put across their message, for some it’s an outlet, some do it for recognition and some to revolt against established values and norms. Even after decades of existence there has not been any consensus on the subject. City administrations are either strictly against it or will shy away from the subject saying that they have larger issues of city infrastructure, education, poverty and all at hand to deal with. Go ask a planner, what with Graffiti, what to do with it, you will find them clueless, though some of them might tell you few ways to curb this phenomenon.

Why graffiti culture exists in first place? Unless we try to understand the psychology of underground art, we can’t find a reasonable answer and solution to it. May be it’s the very imposition of rule to curb this behavior, triggers and sustain this behavior. Thrill of breaking the law, mixed with artistic skill, daring move and motivation by some cause, results in graffiti.

Isn’t it good to have wonderful artists in your city? But an artist needs to express and if you won’t give them enough opportunities and enough canvas they will express themselves in any manner, anywhere,  even if it’s a wall, and in this case public properties become soft target. Art itself has no boundaries, but we divide it in good and bad, civilized and vandalism. Piece of art by those few artists who have enough opportunity and money to display their work of art in an upscale gallery becomes a civilized and socially accepted art while the similar piece of art or poor or better if expressed on the walls of city streets and subways and any abandoned structures in form of graffiti gets a tag of vandalism. Can we do something about it?

There are few cities which provide long public walls at sea shores and other specified places specially for making graffiti, for those underground graffiti artists, who do not have to remain underground any more. They are making wonderful graffiti, day and night on these public canvases provided by city administrations, they don’t have to paint the subways and public structures anymore. Temporary, though they have a place for their creative outlet. We can always have some control strategies in place to check the nature and subject of graffiti to respect the feelings and sentiments of citizens.   

They say Taki or someone invented it, I think it exists before the dawn of civilization, remember those wonderful paintings from prehistoric caves? Its basic instinct of human being to express, expression in tangible forms, expressing it for good, to document, to leave it for generations to come, tools doesn’t matter, modes of expression is irrelevant and changing constantly. From prehistoric caves to modern urban wall they have expressed it and they will find out ways and means to express in future. So, it might be a good idea to start thinking of some city level policy intervention measures to provide an appropriate and recognized platform for easy and legalized creative expression, rather than negating its existence and simply trying to get rid of it.   

Planners and city administrations need to come forward and suggest strategies to integrate underground art in their city development plans and urban landscape. Making this form of art publicly acceptable and giving it mainstream recognition by taking illegality, obscenity any kind of provocation out of it. They need to propose strategies to recognize urban talent which has remained underground till now, and propose plans to nourish them by channelizing their talent in right direction and at right place. Simply creating and imposing the anti-graffiti law and trying to maintain the same is not the answer to this ever growing phenomenon, we need to channelize that creative energy in the right direction and at right places by creating favorable environment and instruments in city landscape.

                                                         

By: Anoop Jha

Thin line between development works, social service and exploitation

By - Anoop Jha

A case of tribal communities and regions

We need to question our own intention of doing right and doing good thing to others. May be what we think is right for someone or some community might not be that good for them as we assume.

Who is to decide what is good for whom? Is it the job of government? or maybe the Highbrow society? Or socially, politically and intellectually established individuals with their idiosyncratic ideology and philosophy having their own idea of utopian society? Is it the job of little advanced segment of society to decide what is good for not so advanced segment of society?


[Handpicked Books]

What could be the hidden intention behind doing good to others or some community or some region, which we call development work or at times social service?  Let’s take the example of tribal community and tribal region. Is it the shear innocent intention of sharing existing wealth and knowledge to unprivileged or unexplored segment of society or is it to exploit the untapped potential of the previously unexplored tribal region for our own advantage, is it a sincere effort to understand and document the needs and social pattern of these tribal communities or is it just to get commercial advantage by exposing these hidden communities to mainstream society, is it to help them learn utilize their own resources more efficiently or the hidden intention to exploit rich tangible and intangible tribal resources.  Is it to provide them better health, better opportunities and better lifestyle or is it  just shear gratification of doing social service.  Has that road been built to connect those hidden tribal communities to the mainstream society and to provide them new age opportunities and facilities or the intention is to extract the tribal wealth of region and exploit the heritage and culture value in form of tourism and all. 

Shy and conservative tribal communities throughout the world need very little for their living; they are an autonomous society in themselves.  They have been adapted to their environment in course of evolution and their local environment usually provides them all they need- food, shelter, social interaction, entertainment, spiritual satisfaction. Now there are few choices to make. One is to let this situation of apparent equilibrium of autonomous tribal community go ahead as usual and second to interfere and change the equilibrium either for their good or for own advantage which seems to be the case most of the time. This is a sensitive and tender issue has to be dealt with much thought and compassion. Social behaviors, norms and needs of tribal communities are mostly way different then the mainstream, so simply imposing the rules of mainstream society on the said communities might not do justice to them. For example the concept of formal education might be something totally alien to many tribal communities, so simply introducing the primary and secondary education system to those communities might not be a good idea just because we want everyone in the country to be literate, may be they simply don’t need a formal education, may be they need a different kind of skill orientated education, may be they need an education system totally different from mainstream society.  There are many such issues to address and subject of discussion.

Until they all arrive at a consensus, role of government in the mean time can be to protect the tribal communities and regions from external commercial invaders,  and provide them the health infrastructure with emergency facilities.   

Elevating financial profile of a community is much easier than perceived.

By – Anoop Jha

Creating community potential inventory and building capacity

When it comes to economic development of a region or community, there are always two choices available for the governing authorities. First, to let the business go on as usual that is apparent in majority of cases, second, to take deliberate catalytic measures to enhance the economic profile of a community as a whole and hence elevating financial profile of the individuals and households. In the first case, all the efforts of government remains targeted to somehow sustain the past economic growth rate of the region, general governing psychology is to please the community with showing little increment in overall growth rate, hence securing the vote bank and if that is not possible there are so many tricks to present even weak economic profile and data in number of glorified ways. If you want to taste a flavor of statistical manipulation, a widely recommended book is “How to Lie with Statistics -by Darrell Huff”. Anyway, coming to the second case, it takes a vision, intelligence and determination of government and policy makers to elevate the financial profile of a community and individuals in a real sense, which is after all not that difficult as historically projected by government itself by blaming lack of resources or by policy makers, relying too much on age old economic theories, failing to understand and tap emerging possibilities, or by mainstream media which is more concerned about blaming administration and debating on trivial statistics rather than educating and helping community to find out other additional possible economic resources and options.

There is one fundamental flaw in the way government approaches the community economics. Their current method and thrust is to gather information form community, derive inferences from its analysis, propose measures to tackle it and allocate the fund to achieve the same for the given time period and done for a while. But this model is not sustainable because in this model community is totally dependent on external aid and support while their potential remains untapped. Community needs an economic model which puts community economic growth on autopilot mode; of course they need some kind of assistance from government also in terms of strategic structure, creating infrastructure and some monitory help in the beginning. A better model of economic growth for a region would be to extract the previously untapped potential of a community, every household, and every individual for their own development. A community holds key of its own success, they have huge unrecognised potential in totality, which if tapped and nourished can help them create a much better economic profile.

Census or community data are mostly related to demography and they are quantitative in nature. Here is a list of data items collected during survey by Census of India. http://censusindia.gov.in/Census_And_You/data_item_collected_in_census.aspx  

What is lacking here is the qualitative data.  Qualitative data is essential to understand the potential of individual and community as a whole, and to formulize a holistic economic strategy for the region and community which is beyond time or resources.  Government should also include qualitative items in census survey while asking questions to individuals and household like what is their strength, what economic activity they would like to peruse given a choice or if made mandatory? What are their economic aspirations? What are their hobbies or talent in which they would like to get training and government support to take it further as an additional household economic activity? What are the three immediate measures and assistance they are expecting from government as an individual or household to peruse their dream leading to economic development? What are they good at? What are the excess resources which they would like to share or transfer to society or community if needed, whether its material, time or knowledge?

Government need to prepare the inventory of potential and talent lying within the community itself. They have to find and create and nourish entrepreneur in every household and should provide every possible support and training for the same, if they want to raise the economic profile of any community, society or region. These entrepreneurial activities can be in addition to their primary economic activities. They need to create entrepreneur out of every housewife, out of every teenage, out of senior citizens. Each one of them have latent talent which need to be unlocked for they own sake and for the sake of better and autonomous society. All they need to do is to identify the potential, building capacity on that direction and create linkage between talent and market, rest of economic activities and growth will follow on its own.

Barrier-free Environment: A long way to go

By- Anoop Jha

Contemporary fragmented Barrier-free planning calls for integration

Accessible Urban Planning

In the developing countries like India very little attention has been given to the planning of barrier free environment for Differently abled and old age population of any existing city. Though many of new cities and township projects consider and incorporate the design elements of barrier-free environment in actual implementation of such principals following the prescribe guidelines are doubtful and need a comprehensive survey and documentation as part of post occupancy evaluation both at building level as well as master-plan level. In most parts of the existing cities there are not sufficient facilities even for normal pedestrians like, continuous footpaths, not to speak of facilities for differently-abled and old age people. Though there are “Guidelines and Space Standards for Barrier Free Built Environment for Disabled and Elderly Persons” but there are also loopholes in term of final outcome of implementation and functionality at building and city level for creating integrated barrier free environment. These guidelines need to be mandatorily integrated with the comprehensive Transport Masterplan, Zonal Plans, masterplans, local area plans, township and housing plans. Considering the importance and urgency of issue these guidelines and standards need to be implemented as widely and as strictly as possible for the well being of citizens.

Fueling Smart Growth through intelligent Urban Planning

By - Anoop Jha

Principals and tools of Smart Growth

Integration

        Integrated Infrastructure and services

        Regional integration

        Integration of different strata of society

        Contextual development

        Integrated governance and single window clearance

Slum Integration

Urban growth 

Decentralization

        Decentralized responsibilities for better function

Decentralized risk allocation

Downstream benefits

Modular Planning

       Replicable and Expandable planning 
       modules

        Modular architecture

        Modular construction

Intelligent Management System

        Intelligent Building Management System (IBMS)

Construction Management System

Advanced Transport and Traffic Management System

Intelligent Transport

Parking and Tunnel Management System

Flood Management System

Disaster Management System

Resource Management

Automation

        Supervisory Control and Data Acquisition (SCADA)

        Automated Waste Collection and Treatment

Safety

        Intelligent Urban Surveillance

        Fire and Life Safety

        Post Disaster Recovery Masterplan

Centralized helpline

Green Development

        Renewable energy

        Alternative energy

        Smart grid

        Solar passive architecture

Education

        Optimum utilization of resources

        Better Health and sanitation

Better livelihood opportunities

Exposure to new plans, policies and technology

Public Policy and Governance

        Updating old policies

Participatory planning

        Inclusive planning

Roadmap of future development

How reliable are socio-economic future projections?

By - Anoop Jha

There are always some uncertainties of projections in planning process.

While preparing vision and development plans, planners heavily depends on socio-economic projections short to medium and long term. Based on such projections development plans are proposed for a region or a city, both strategic as well as physical plan. It is an effort to look into the future and plan according to that. For regional vision plan these projections are based on analyzing voluminous amount of social and economic data of the region collected over long period time and referring to survey data archive, which shed some light on decades of  growth pattern of the region. For urban and regional projects, projections are made based on samples collected over relatively shorter period of time.

There are number of theories, school of thoughts, methods and simulation tools which have evolved in course of time for the socio economic projection. Data gathering process are becoming more and more efficient, Simulation tools are getting faster and efficient as well capable of handling large amount of data in no time, Still there is an uncertainty of projections in current planning projections. Future Projections are as accurate and reliable as its tools are i.e. gathered data, sample questionnaires, size of sample, hetroginicity of sample, inclusiveness of sample, simulation tools- software & Computers,  apart from that there are  other factors like willingness and efficiency of of consultants/ surveying agencies responsible for the outcome, human error, time constraint, political influence. Under so many of environmental influences future projections are bound to be hazy, hence there should be certain provisions of  compensatory flexibility both in terms of tangible and intangible inputs in the planning model, especially in physical planning and development plans, to make plans as realistic and as accommodative and future proof as possible.

Acknowledging the need of Flexible Norms and Innovation Support for short-to-medium term housing needs of Urban Poor and Underprivileged segment

By Anoop Jha

Cities and towns of India are living in a perpetual dilemma of “need to provide decent housing to urban poor as per standard norms” Vs “apparent inability to provide even a minimum standard living in growing squatter settlements or slums”. This phenomenon seems inevitable and city authorities seem to be helpless in dealing with this issue, blaming to financial resource constraints, unless they understand the need to review the standard housing norm and make it more flexible to find out whether there is any intermediate solution to fill the gap of this vast disparity even between poor (Lower / lowest Income Group) and poor (Slum dweller, beggars etc.). 

[Handpicked Books]

There is an urgent need to discuss definition of what we call “Standard” in terms of housing or dwelling needs, and the significance and validity of this “standard norms” if we have always failed to provide even a minimum need of safe and respectable shelter to a major segment of urban poor living in slum. We are caught in the illusion of utopia that we will fulfill the housing needs of all as per standards fixed by governments and planners, and fail to see and admit that the fact that under such acute resource constraint, and ever-growing influx of population from rural to urban areas, poor people are finding their own ways to fulfill their housing needs, constructing houses out of junk materials- tin, plastic sheets, cardboards, thermocol, any object or material they find rejected by the city, living in an unsafe and unhygienic conditions. Do planners feel responsible to them, at all? There are buzz words “Slum Networking” “integrated slum” etc., but those are for streamlining existing slums and squatter settlements, what about the slum being built today, what about tomorrow?

City administration will have to increasingly play a role of facilitator and inventor rather than just provider to fulfill short to medium term housing needs, they have the resources and skill sets, thsy have the talented architect and planners and financial brains, to provide a better shelter; they can help and facilitate those poorest of poor people to build their own home with those same materials which is considered junk, providing much decent homes which are structurally sound, planned with proper infrastructure. Some R&D is urgently needed on the similar line of thought.

Following is the abstract from pib.nic.in - (along with comments)

"There are various reasons for creation of slums of which the most important are as follows

(i)    Increased urbanization leading to pressure on the available land and infrastructure, especially for the poor.

(ii) Natural increase in the population of urban poor and migration from rural areas and small towns to larger 

     cities. 

(iii) Inappropriate system of urban planning which does not provide adequate space for the urban poor in the       City Master Plans. (This is what planners and policy makers need to acknowledge. City Master planning has to be an inclusive process, and adequate provisions have to be made for urban poor for a sustainable city plan)

(iv) Sky-rocketing land prices due to increasing demand for land and constraints on supply of land.

(v) Absence of programmes of affordable housing for the urban poor in most States. (The definition of affordable housing itself has to be changed..innovative construction techniques, new materials, check on wastage of material during construction, mass production, low cost housing techniques are some of the key ingredients which might change the definition and cost of affordable housing)

(vi)  Lack of availability of credit for low income housing. (Finance has to be generated partially from Government & Aid and rest from the financial resources mobilised from the community itself, no matter how poor is the individual or a family, collectively a poor community can mobilise a considerable amount of resources in terms of finance and labor)

(vii)  Increasing cost of construction."  (This is where innovation comes into picture, housing with innovative use and reuse of materials, pool of bright talented architects and planners should come forward with innovative ideas for the same, in the guidance of Govt.)

Anoop Jha is an Architect Planner with specialization in Urban and Regional Planning