Sometimes you appreciate unintentional grunge architectural experience!

Even architects refrain to talk about the darker intuitive side of architectural experience.  

Looking through a dirt clad window glass pan on a rainy day at  your half a century old sparingly used ancestral house, mysteriously thrilling fog and  street light setting as viewed from the window of a motel room in no man’s land where you stayed last weekend on your way back home from a road trip,  flickering interplay of light and shadows projected on the walls and roof  of your bedroom by the light of traffic passing by on the adjacent street,  bizarre abstract patterns on the under maintained damp bathroom or subway walls,  grunge white noise of much awaited rain pouring on the garage tin shed,  looking at the engulfing silence of valley from the balcony of a remote hill resort experiencing the shear lack of artificial urban sound of which you are used to or an experience of strange inquisitive damp smell while you are getting down the basement stairs in a dimly lit surrounding, you at times experience unspoken, unperceived, un-designed and unintentional side of architecture further accentuated by the time of year and day, your mood and company or absence of other people at that particular time.   

At times you feel so tiered of popular architecture, popular formula of architecture, formula of what should be and what not and all the glorification and stubbornness around what is popular, those are kind of beautiful, but they are every were, architectural orders, theories so much overvalued so abundantly repeated, interiors so much commercialized so much in order, so much restricted, so much formalized, you are left with no choice but to live in an environment which appeal to neighbors, your housing society and society at large, even You don’t know what you really want to experience. Spoon-fed architectural experience of what is good and what is bad being taught to architects as well as future prospective clients in the school. They are taught to create wonderful architecture but no one encourages them to create wonderful personalized architectural experience no matter even if its eccentric on conventional benchmark, experience of space which you can’t really create with the popular architectural tools, styles, mass education, thumb-rules available and being used widespread today. For example if you have already decided that a particular room, should have a particular lux level of lighting, particular illumination level,  uniformly distributed across the room with slight variation here and there as prescribed in the architectural bible or bylaws or general practice or as limited by the market availability and client’s choice of fixture, you can’t create an architectural experience which is thrilling, mysterious, inquisitive and even hauntingly sticky at times even for a moment, which are human psychological needs and part of their personality to experience such environment, at least just for sake of fun. No wonder at times you cherish that moment of darkness in the rainy damp evening or moonlit night when suddenly there is power cut for a brief period, because you have just experienced the dimly lit darker side of architecture which was never intended for you to experience in its original form, but only you know that how much it means to you to experience that very silence of spatial darkness, that mysterious view of dusk from the dark corner of your room, that stillness of ambiance and lack of bright LED light, that passionate experience in the beautiful and diluting sphere of space and light created by that single candle lit on the dining table, that momentarily grey sheds of otherwise bright and warm colors of interior walls. We are talking about darker side of architectural experience which induces a momentarily feeling of introspection to the occupant through its very silence, stillness darkness and grunginess, many writers, directors, photographers, architects, and artists will be able to relate to such experience. Grunge architectural experience which in thought provoking and inspires you at times and which is innate human psychological need somewhere buried in the subconscious under the monumental load of popular architectural experience!  

By: Anoop Jha

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

Municipal Finance in India : Municipal Tax Revenue sources

Municipal Revenue generation through Taxation in India

“Local Self Government becomes meaningless in the absence of financial autonomy. It enjoys the power of imposition of local taxes. The municipal bodies must have a wider scope of collection of revenues”

(Source: UIDSSMT)


ULBs have invented many channels and instruments of revenue generation in course of time due to urgency of handling growth, some of the tax sources both conventional and non-conventional, are mentioned below.

TAXES/FEES

CONVENTIONAL MUNICIPAL REVENUE SOURCES

Composite Property Tax

Water Charges

Sewerage Charges

Conservancy Charges

Building Permit Fee

Development Charges

Trade Licensing Fee

Advertisement Tax

Shop Room Rent

OTHER GENERAL MUNICIPAL REVENUE SOURCES

House Tax 

Show Tax  

Building Plan Fee

Tax on the consumption of Electricity    

Sale of liquor     

Cess on the transfer of immovable property   

License for Dangerous and Offensive trades

Rates are varied in respective ULBs

Rehari License Fee

Tehbazari Tax

Slaughter House Fee

Cattle Pound Fees

Birth & Death Certificate Fee

Copying Fee

Tree Cutting Fee

Library Membership

Ground Tax

Vehicle License Fee

Death & Birth Reg./ Late Fee

Forest /Garden Income

Dog License Fee 

Animal Tax (Cattle Pound)

Trade License Fee

Tax on advertisement other than advertisement published in the newspaper.

NON-CONVENTIONAL MUNICIPAL REVENUE SOURCES

Vacant Land Tax

Service Taxes

Surcharge on Land Registration Duty

Water Supply Donations

Water Supply Connection Charges

Water Benefit Tax

Water Betterment Charges

Sewerage Donations

Sewerage Connection Charges

Sewerage Benefit Tax

Sewerage Betterment Charges

Bulk Garbage Collection Charges

Betterment Charges

External Betterment Charges

Open Space Contribution

Impact fee

Transferable Development Right

Premium FSI

Sub-division charges

Planning Permission Betterment

Road Cutting Charges

Street Tax

Frontage Tax

Cess on Infrastructure

Motor Vehicle Tax/Surcharge

Tax on Petrol and Diesel

Business License Fee

Hoarding Charges,

Advertisement Placement Fees,

Cable TV Fee,

TV Advertisement Charges

Royalty on Auctions

INNOVATIVE /UNIQUE MUNICIPAL REVENUE SOURCES

General Obligation Bond/ Municipal Bond

Awarding of development rights,

Town planning schemes (TPS)

Plot/layout readjustment

Additional FSI/FAR

Goodwill auctions

Bank linkages (for Urban Poor)

Capital-based property tax system

Land banking

Transferable development rights (TDR)

Special Education tax

Pilgrim

Octroi

Special and General Sanitation

Shows

Toll on Vehicles,

Timber

Terminal

Menial Domestic Servants

Artisans

Entertainment Tax

SOME OF THE UNIQUE REVENUE STREAMS (THROUGH FEES/ CHARGES) OF MUNICIPALITIES ACROSS MAJOR STATES IN INDIA

Registration Fee

Mutation Fee

Market Fee 

Trade License Fee

Compounding Fee

Slaughter House Fee

License Fee

Betterment / Development Fee

Fire Brigade

Public Health

Swimming Bath Fee,

Stock Registration

Cattle Pound Fee

Teh Bazari Fee

Pilgrim

Scavenging

Prevention of Food Adulteration Fee

Dangerous and Offensive Trade License Fee

Animal Registration Fee

Compounding Fee

Warrant Fee

Bus Stand Fee

Copying Fee

Cart Stand Fee,

Encroachment Fee

Fees from burning ghats

Birth and Death Registration Fee

Sources:

cgg.gov.in/  (http://bit.ly/Jb35C5),

UIDSSMT / http://bit.ly/IkNKk0,

RBI / http://bit.ly/J8i70d

There is no shortcut to Good Architecture or Urban Design

Losing purity of form in contemporary architecture

You must have seen bizarre buildings, distorted mega sculptural elements in public places scattered all over the urban fabric. This entire gimmick in the name of creativity and uniqueness!! It’s like; short term YouTube or social media fame. It may grab attention of public for sometime but such architecture or urban design or public landscape elements are not going to sustain for long.

Though different era of history has witnessed different architectural styles, elements and treatments but fundamentally, beauty of architectural forms have remained timeless and it is timeless indeed. Timeless architectural aesthetics can’t be confined in any time-span or region. Architecture demands a fair representation through lucidity of form with innocence and tenderness of its complex but aesthetic attributes, which is getting lost somewhere in the race of success, uniqueness and technological race. Suddenly so much advancement has taken place in building materials and construction techniques and it appears that architecture has become an experimental ground to execute hidden bizarre instincts of architects who seem to be unable to handle this outburst of Techno-architectural possibilities. 

Art of Urban exploration

By - Anoop Jha,

Then, Now and What Next

Historically cities have provided great inspirations to writers, artists and likeminded people,  reason being, cities have very rich, eventful and intricate interaction patterns when it comes to life experiences and have rich interspatial fabric with dynamic interplay of light and shadow. Different cities at different time periods have lacked at different  fronts and same with the contemporary cities, but ever wondered why, the focus of literature and art has shifted from aesthetics to state of city amenities? Of late people have started approaching the cities very critically, finding loopholes, pointing responsibilities, and so on.



Of course these are necessary for the well being of citizens and development of cities, though understanding the constraints of contemporary cities, but cities still provide ample opportunities and inspirations for enthusiast with artistic inclination like writers, artists, photographers etc. to appreciate and document the beauty and existing state of cities from aesthetic point of view for the generations to come.    

Data mining of local print Media for contextual urban planning

By - Anoop Jha

Analyzing vast database of local and regional newspapers

Media is called the mirror of society and it tells the stories of any region and its people as seen and gathered with continuous efforts.  Imagine the amount of data and information media might have gathered collectively in course of decades of exploration, about any particular region, its people, community and their behavior, their needs and aspirations, their strengths and their opportunities, their social and economic dynamics and potentials. 


[Handpicked Books] 




This huge amount of data can be of tremendous importance for planners and policy makers, if filtered and analysed properly. Let’s take print media for the purpose of data mining since it would be easier to dig from the decades of archive, of national, regional and local newspapers.

Collage of print media

What’s the standard way of research for different planning projects? Planners are generally dependent on secondary data in elementary stage and primary data at later stage to arrive at a conclusion in term of what could be the best suitable plan for a city or region. 


When it comes to secondary data collection, most of the time it’s either published reports or online database which is user uploaded content on which they rely. This relevant information may be authentic, may be half baked, may be partially relevant, may be totally wrong or may not be available even.

Local & regional newspapers

What about local print media? Have we forgot to explore the rich and authentic information which the local newspares have generated across a large time span. Though its little tiresome to filter all those relevant information about the particular region or issue from the thousands of chronological issues of dozens of national and regional newspapers and magazines. But no information can be as authentic, precise and relevant as the collective database of this vast landscape of print media not even primary data. Need is to encourage and formalize a methodology to utilize this untapped knowledge of print media for the planning process.

A different view of Bandra Worli Sea Link (BWSL) Mumbai

By Anoop Jha

Satellite images showing construction stages of Bandra Worli Sea Link

Time-lapse satellite images of BWSL

Bandra-Worli Sea Link (BWSL) connecting western suburbs to main business district of Mumbai, Nariman Point, is a cable stayed 8 lane bridge. The foundation stone was laid in 1999. All the eight lanes were opened to traffic in March 2010.

Sponge like City: An Urban Growth Absorption Model

By - Anoop Jha

Growth and density saturation due to city built mass limitation

Considering city as a sponge with its intricate complexity of mass and void representing interplay of built mass and open spaces of city, both of these masterpieces of structure and space share a very important and similar trait i.e. absorption capacity. One can absorb and hold liquid in its recesses and voids while other can absorb population in its built mass, a slight external pressure on a sponge can cause absorbed liquid to move to and fro within the cavities of sponge and a little higher pressure can cause liquid to be discarded from the sponge. Similarly if we compare city population with that liquid in sponge it is also dynamic in nature and moves to and fro within and outside the city limit, but one crucial thing to be notice here is that both the systems have a limit to absorb in other words they reach a saturation point after some point, after which liquid as well as population is forced to make its way outward towards and beyond the edge of sponge and city respectively. This phenomenon of absorption is related to physical properties of sponge and city.

When it comes to planning or redevelopment of a city, the question here is that who is to decide the critical saturation point of an existing or new city and What should be the absorption limit of a city or urban settlement after which it would be a compromise with the quality of life of inhabitants considering there is no change in built mass of city?  What should be the ideal density of a city considering the emerging new technological possibilities to create large sustainable building complexes, faster horizontal and vertical transport technology? Have we already reached the critical point in most of the cities throughout the world or there is enough scope for population absorption by restructuring, redeveloping any city. Are we able to somewhat predict the sustainable density for a city based on some magical formula?

The challenge here is for the urban planners is to draft a strategic blueprint to create a city flexible and scalable enough to renews itself from time to time adopting latest technological, architectural and planning interventions to absorb the varying growth in course of time for a sustainable future,  considering the scarce land and other urban resources.    

Every city has stories to tell - What planners can learn from them

By Anoop Jha 

Tender and holistic side of Urban Planning

Every city has past layers of experience covered under the veneers of present. There are mysterious and fascinating stories created by time, locked in the hidden recesses of the city waiting to be explored. Every corner of city has impression of time engraved on its surface, which tells stories to passers by. Stories created by the residents of city and told to residents of city.

Cities are like story book .Older the existence of cities bigger the story book. City is a cumulative experience of mankind; it is result of evolution of mankind as an efficient species. Cities have evolved and will keep growing and expanding like living organism, amidst all this evolutionary history there has been numerous experience gathered by city dwellers which has been passed on from generations to generations, some of which has even become myth.

Nature of Stories varies from region to region and as per characteristics of city. Every city with similar characteristics  have something similar to tell, for instance towns of hills have similar stories derived from the generations of experience emerged from somewhat common experiences of similar climatic conditions, similar terrain, similar lifestyle and available facilities. Modern fast pace cities have somewhat common stories to tell from the similar problems and opportunities available in cities tike, traffic, high-rise living, mass transport, entertainment etc.

Because of such mysterious and interesting characteristic of cities it has attracted attention of , writers, poets, film makers, artists etc. They either dig into the history of city or carefully watch the ongoing flux of life of city to get inspired.

Though all this is an glittering ornament of experience, made with cumulative effort of generations of city dwellers, molded and carved in the heat of time, Its an important role of an urban planner to dig into the history of city to understand the nature and temperament of city, to learn the lessons from the stories of experience and then only plan, expand and revitalize the city which can be readily accepted  by residents of city without their feelings of attachment with city being hurt, with which they have grown. This is an essential part of the holistic planning but unfortunately we tend to neglect this tender but vital part of city planning process.

Pedestrian Vehicular conflict : why can’t we seem to find a solution?

By - Anoop Kumar Jha

Missing Human Behavioral Analysis aspect in Transport Simulation Model

No matter how functional and mathematically sound a transportation plan and related infrastructure design for any city or stretch appear before implementation, there is always a conflict between vehicular and pedestrian circulation which appears only once the transport plan is in place and functional, it’s the story of every city and every stretch. Blogs and forums are filled with discussions and captured photographs of such pedestrian vehicular conflicts.

It’s a conflict between pedestrians desire to take easiest and shortest route and transport planners age old scientific approach planning with modern simulation tools. Its conflict between “human desire” and “scientific approach”.  

In a country like India, apart from education and enforcement there is one missing crucial aspect which leads to pedestrian vehicular conflict in urban setting, that is understanding of human behavior and learning from past and other projects mistakes. It appears that common man collectively always appear smarter than the panel of planners, designers and implementation and enforcement agencies, because no matter how sound they make any system or transport plan people always find out loopholes in it. People are willing to take the dangerous shortcuts, break the law and even risk their life to reach the destination quickly. There is almost similar pattern and language of such human behavior across the cities and towns of India when it comes to intra city travel, but transport planners do not seem to observe and learn from such cases. Its high time that they should observe, document and incorporate human behavioral analysis in the transport simulation model to arrive at a successful transport plan for a city. 

Transport plan, systems and tools also need to be regionalized or localized, because what works in Bogota  or America or Europe might not work in Delhi or Surat or Jaisalmer  if replicated in-toto. 

Containerized office buildings – how we have accepted it as a part of daily life!!

By - Anoop Jha


Actual Mechanical Ambiance Vs Desired Holistic Environment

Majority of contemporary so called modern office buildings and towers where people as employees spend almost half of their life lack a healthy ambiance, environment and micro-climate, though it might have cleared all the statutory requirements, might have followed all the guidelines, might have amazing interior finishes, decorated with beautiful and almost real plastic plants.

Some signs that you are working in a Containerized Office 

Lighting

Shear ignorance to natural light and view,

Sole dependence on Artificial lighting,

Absolute absence of task lighting concept,

Light glare and  shadow,

No correlation with time of the day 

Same ambiance every working-day/hour 

Climate control

No consideration for individual's temperature requirement

extra hot and cold pockets distributed over floor-space,

No correlation with indoor-outdoor weather

Other interesting Traits

Being watched for work-productivity in the name of security

Feeling isolated from outer world

There is urgent need to analyse and assess the existing office complexes across the region on different qualitative and quantitative parameters and come up with an exhaustive list of recommendations  can further be consolidated in a set of mandatory Architectural guidelines.

Some Recommendations to design a holistically habitable office complexes-

Breathing building skin and building envelop (Ideally like Human Skin)

Visually connected to outside world (gives pleasant view, correlate to weather or at least gives sense of time)

Day light linking (Saves energy as well) 

Task lighting as per sitting arrangement / furniture layout (prevents Light Glare and Shadow, and gives a sense of personal space) 

Accessible pleasant weather (let the pleasant light breeze come in, let them touch and hear the falling raindrops) 

Sensible Cooling & Heating with ability to personalize (increased productivity, less medical leaves)

Contemporary Architecture of India in flux

An observation on architectural character, practice, reason of flux, and control instruments     

There used to be a defined boundary of what is called “Contemporary Architecture” in every era since past few centuries, but the boundary of contemporary architecture at present, in the middle of first quarter of 21^st century, has become a multi-domain experience with organic boundaries of different school of thoughts melting into each other. Earlier there used to be some set of rules and inspiration, material and climatic constraint, to govern and guide the aesthetic elements of localised architecture which in turn used to give defined architectural and urban design character to neighborhoods and city, but apparently we are losing that cohesiveness in contemporary urban fabric because there is no virtual or enforced control over the aesthetics of architecture at present In the developing countries like India, which is tissue of urban fabric. That does not imply that we want another Chandigarh, its for sure, we don’t want another Chandigarh by Le Cob., that is an old story, needs and lifestyle of people have changed, so the architecture and planning.

There are guidelines for the construction and execution but no rules or guidelines for architectural aesthetics, and its solely on the mercy and idiosyncrasy of either Clients who have their own idea of what contemporary architecture should be (i.e. they want their house to be either like the house of “Mr. X”, or more lavish and grand than “Mr. Y”, or exactly like the house featured in that architectural magazine “Z”) or it depends on majority of young architects for which its more about pressed necessity of earning bread & butter rather than using and  implementing the hard earned architectural knowledge , most of which are either victim of commercialization, crippled and forced to follow the market trends (which in fact doesn’t have any architectural  trend except copying from other contemporary developments or from history or from google image search results).  

If you inspect deeply you will realize that this apparent chaos of architectural design and aesthetics is actually nobody’s fault , at least not of any individual  because it was bound to happen and its all because of  technological advancement, which makes information and tools abundant. Architects as well as clients are immensely exposed to influences from all across the world due to free and unlimited information, architects  were never so free to  experiment with design and form of buildings due to computer modeling and simulation as well as unlimited possibility that structural design provides at present due to advance technology, equipments, material etc. There is no constraint of material, you have all the construction material at your disposal in any  part of the country, there is no architectural constraint of climate, because architecture has increasingly become active rather than passive,  you have all the equipments to control and maintain the indoor climate. But amidst all this, if the architecture and city planning need design guidelines, development control regulation, urban design guidelines or a separate nodal governing authority to maintain the aesthetic and cohesiveness of city, so be it.