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

When “Traffic Merging Ahead” on every alternate road, clashes are bound to happen

Bad transport infrastructure and poor road designs leading to conflicts on road.

No one wants to get into argument or fight on the fine morning office hour or while on the way back home, really!! Everyone has some plan for the day ahead, and they really can’t afford to waste time here on road arguing for nothing. But what to do with these urban roads that make these people susceptible to conflict and road rage due to design which lack consistency and continuity. It’s ironical that in the same alignment of road where mile long vehicle queue is witnessed also has a part of stretch like super smooth expressway, either right in the middle of metropolis or connecting neighboring cities, districts and states leading to gridlock. It’s like speedy route to gridlock. So 70-90 % of the whole journey stretch you can cover in 20-30% of journey time, spending rest of the journey in gridlocked section travelling in snail’s speed. Journey on that reaming 10-30% stretch becomes more frustrating because you have just witnessed a test of speed on the expressway like road stretch back on the journey.

Things become worse when variety of vehicles start competing for the lanes with suddenly reduced carriageway near bottlenecks at every few hundred meter due to variety of reasons like poor road design, bad road geometry, old narrow bridge, recent construction and maintenance works, frequent vehicle breakdown, faulty or unrealistic traffic signals (it’s unbelievable that there are also around less than 10 seconds of green signal assigned for some stretches at some busy road junctions) etc. at least similar is the case in many developing countries.

This induced conflict is result of lack of cohesiveness and isolated accountability among different agencies and consultations hired at different point of time, for revamping urban transit stretches and systems. In Urban scenarios, Road stretches cannot planned and designed in isolation, hence no question of isolated accountability, like trunk routes cannot be designed in isolation without  considering feeder traffic flow. What is happening here in bottleneck situations is that vehicles are allowed to reach the bottleneck at high speed which encourages quickly accumulated high volume traffic at bottleneck, and then the real struggle begins, people ruthlessly competing for limited lanes!! It’s a painful experience of struggle for daily commuters, not because of slow speed but due to immense psychological pressure and tiresome drive to negotiate that rude, ruthless competing traffic while trying to protect their asset and peace of mind. No wonder it also leads to frequent road rage incidents. Even if bottleneck situation is unavoidable there has to be smooth transition from high speed stretch to the bottleneck point, which can only be done through proper road design, sensible signage and its highly visible locations, commuter education, manual or automatic traffic assistance and guidance, strengthening alternate route, staggered office timing, land use restructuring, etc.

Changing landscape of rural architecture

While scrolling, zooming in to google earth or something you find satellite image of villages across the world very fascinating very different from the urban settlement, it’s almost enchanting to look at their wonderful spatial patterns, their distributed uniformity, their hierarchical cohesiveness in terms of architecture, spatial arrangement and surprisingly it all evolved without any development blueprint, without an preconceived vision, without any kind of architectural bylaws at least in the case of India, but with long sustainable past, at least it was the case decades back and beyond.

Now today when you look at the same villages of India you will find usually two sets of clusters in most of the cases, one organically evolved village settlement with impression of time, with wonderful lively streets, with hierarchy of spaces, driven by family needs, scalable with demand, a symbol of community effort and cohesion, built by local materials, crafted by passionate local hands, using indigenous skills, planned by intuition, nourished by centuries of experience, in the guidance of wise old people, architecture by personal choice and collective regional aesthetics.

Though many of them are financially weak, but they usually have a place they can call home unlike urban poor.

The other distinct set of cluster you will see in the adjacent part of village, which is either a result of recently accumulated wealth by the young generation of villagers who live in metropolitan cities of India for better livelihood opportunities and who bring wealth to their village along with new architectural exposure and experiences, new construction techniques and remote aesthetics of cities when back home. It is architecture in transition from traditional to contemporary from thatch-&-mud to brick-&-mortar and may be its need of time as well, but little confusing at the same time. This new strikingly different grid iron pattern of recently developed cluster of village can also be a result of some development efforts by government, not so surprisingly way different an architecture and planning from the traditional settlement and sentiments. An imagination of planners and architects sitting thousand miles away with their own perception and impression of what an ideal village should be, while being most cost effective replicable, scalable and with speedy construction possibilities, neat and clean imported village with all the amenities. Hundreds of thousands of house arrays being constructed throughout the countries, apparently job done! Similar is the case of several villages and outskirts of cities across the world. 

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It’s good idea to provide shelter to poor rural inhabitants, but their traditional architecture and planning needs and sentiments cannot and should not be ignored. It doesn’t cost much to incorporate century old traditional planning and aesthetic of the rural settlement of different regions in the contemporary rural architecture and planning solutions which need to be tailored for specific regions, it’s just demands a little more  communication and careful investigation as well as understanding of spoken and unspoken lifestyle and perceptual needs of rural communities. 

A wonderful destination: Gulf of Aqaba

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The Gulf of Aqaba is a large gulf located at the northern tip of the Red Sea, east of the Sinai Peninsula and west of the Arabian mainland. Its coastline is divided between four countries: Egypt, Israel, Jordan, and Saudi Arabia.

The Gulf of Aqaba is one of the most popular diving destinations in the world.

(Wikipedia)

 

Planner’s Dilemma – A case of developing nation.

Choked Public Drain, Whose fault? 

Repeatedly choked public drains, is it due to under capacity drainage Infrastructure, an unplanned network, inadequately planned disposal system, underestimated growth, unexpected demand, immigration externalities, over exploitation of resources, lack of vision, out dated technology, inefficient management, uneducated population, citizens with low or no sense of public responsibility, lack of willingness, lack of database for timely assessment, no early warning system, underreported occurrence, over hyped issues,  diverted attention, prevalence of corruption, discrete tax structure for usage of public infrastructure, lack of maintenance, insufficient funds, absence of relevant law, loophole in policies, or may be implementation failure?

Drainage/ sewage disposal issue is just an example to illustrate; there are innumerable examples and issues like this in an urban setting whether its inadequate water supply, transport chaos, interrupted and poor power supply etc, and innumerable reason for the each of these issues.  It’s a very common phenomenon in towns and metropolitan cities of developing nations, but what’s the solution.

After some time of tolerance people start losing their patience due to public infrastructure system failure like this, then some hue and cry, some demonstration, followed by media coverage, then suddenly public agencies wake up, some blame game, then some investigation committee, followed by months long survey, then few months of compilation, then some kind of outcome and recommendations, by that time people already start losing their interest in the subject, by that time there are  other hyped issues to deal with, and this show goes on. Somewhere in this cycle of events planner or some planning consultancy firm gets introduced to assess the situation and resolve the issue. Do you wonder how much or how little a planner can help to resolve the situation at least bringing down the scale of chaos.

Do you see how many vulnerable points can be there in the value chain of any system as we saw in the blocked drain example? More the number of elements more the chances of failure of system.  A system with a long operational or value chain can only work efficiently, if all the possible elements of interest work efficiently individually and cohesively together as well. When an urban planner or similar is approached by public/ private agency to resolve such development or redevelopment issues, they expect an out of box magical solution. Planners can of course suggest a wonderful infrastructure solution at some reasonable cost; they can propose some implementation and regulatory strategies as well, but one has to understand that a “multifaceted urban issue” needs an “inclusive solution”. Planners need to be empowered to have a say on any or rather every element which might affect the proper functioning of any urban or regional system, even if it’s an aspect which is tangential to the core system but which can impact the system in future. Planners have to address or at least talk about each and every tangential aspect of any core issue while suggesting a solution blueprint for development redevelopment projects. For example, one might argue how a drainage problem can be related to education of citizen, they can always say while problem like this demands infrastructure solution why to talk about education? Let’s consider this.  No matter how well you plan the infrastructure, if there are uneducated users, infrastructure is not going to work as the way it was perceived and planned. Even simply being educated is not enough, there has to be education with a sense of responsibility, a sense of citizenship.

What a planner can do in this situation for example. A planner has to talk about the relevance of educated citizens in proper functioning of the public infrastructure in its strategy report; he can go to the extent proposing restructuring of school curriculum, so that users become responsible enough toward public infrastructure while they are still in school. suppose If people are educated and responsible as well but still not using public infrastructure as intended there might be flaw in signage design or placement, planners need to talk about that in its development report, they might need to talk about the role of education through technological infusion to masses through different communication channels before they are about to introduce a new technology in public domain along with ways of infusion. Similarly they need to propose some short to long term strategic inputs for all the ancillary aspects revolving around the core public system or infrastructure issue no matter how distinct they appear.

Why such vast gap exists in statistical interpretation of a single fact?

Statistics considers raw data while people tend to value associated sentiments.

If you are going for a primary survey with a standard template of closed ended questionnaires or some kind of table to be filled with numbers you might not be doing real justice to the survey. You might have a reasonable amount of data at end of the day to conclude your assignment or research, but you won’t be able to do the realistic assessment of the situation. You might fulfill the acceptable standards of data gathering; you might even publish the result and can even bag an award or two, but if the very people who got surveyed are not being able to relate to the statistical conclusion, or if they do not validate it, all the efforts of data collection and analysis goes to vain.

You will be surprised to realize that still at many instances the situation shown of paper and the actual situation experienced by the population is drastically different, though data for situation analysis was gathered from the same population or community. Then why this vast gap of interpreted and locally experienced situation exists? Why this constant apparent difference of opinion between government’s point of view and what media and NGO’s showcase about the city, region or community etc. There are few possible reasons, first is that statistics is very flexible domain, though outcome seems very impactful there is enough scope to mould or influence the direction of outcome, still staying within legally of intellectually acceptable limit. The kind of data you select to gather, variety of assumptions you take into consideration, mode and tool of statistical analysis you choose to go with, time span considered for analysis, selection and heterogeneity of sample itself, there are so many such variables that one can interpret and influence the outcome in any possible direction depending on the purpose or intention. Larger the data set, greater the flexibility of interpretation.

Government being a powerful entity with ample manpower and resources has generally upper hand when it comes to data collection and interpretation and usually less probability of misrepresentation, but again it depends on what they want to prove or convey. Media and NGO who generally lack enough data due to manpower constraint to prove a fact applicable to a larger domain generally tend to rely on emotional values attached to the subject or region and sentiments of population or communities to prove their point. They generally choose small set of data though having high perceived or emotional value and exploit the associated sentiments. On one hand there is ample scope of playing with data and on the other hand equally or more or less scope to play with people’s emotions and sentiments but ultimately both leads to distortion of fact. And this show of constant blame and justification goes on and on. Actual fact seems to lose the significance while this argument is on, later no one really bothers to reach to the actual fact.

Unless statistics as a knowledge stream would device a method and make it a mandate to consider or quantify and incorporate the emotional and sentimental values attached to the subject of research and aspirations of communities to the extent possible along with some kind of post analytic appraisal and indigenous validation method, data representation would remain deceptive and at the mercy of decision making individuals or groups. Meanwhile we as a layman can mitigate this doubt of data misrepresentation by keeping a questioning, skeptical or neutral attitude towards impactful data being presented day to day from both government end as well as media and social welfare representative’s end, without being panicked, without arriving at immediate conclusion, cross verifying the fact from different sources, applying our own head and intuition, knowing and reminding them that their job is to inform us not to instigate or incite us. You are capable enough to judge yourself; all you need is a fair amount of fair data and statistics or simply a fair representation.

By : Anoop Jha