For those who are very fond of Urban Axis…

Diluting significance of urban Axis due to land constraint and transit retrofits?? 

At times you see someone being possessive or rather poetic about linearity of city architecture and geometry of urban fabric, being very peculiar about alignment of streets and visual axis, there is fair chance that he or she is an Architect and if you see someone rather sentimental or defensive about all this affair of axis and orientation, there is strong probability that you are interacting with an Urban Designer. Of course laymen also appreciate the beauty of carefully planned urban fabric and thoughtful positioning of landmark structures and public plazas etc. knowingly or unknowingly, they even travel faraway lands to witness the glory and charm of historic cities and as well as modern metropolitan cities and certainly formulas of urban patterns and  axis have great contribution in the making of a wonderful city as proven historically.

Let’s try to understand the quantum shift in the approach of city planning and redevelopment from couple of centuries back till today not to speak of future trend and try to analyze the “still un-deviated” intellectual affection for urban geometry specially axis call it inertia or stubbornness or whatever. All this in the light of mounting pressure of traffic; growing, busy and occupied population, all this in a city which is struggling everyday just to survive functionally that very day while managing the damage and backlog of many yesterdays. In a city which is going on a path very different than what perceived originally because of its changing priorities and unperceived growth, specifically in terms of transit requirements.

When Lutyen Delhi was perceived originally no one would have imagined that this very city is going to grow so much so soon that one day it will need a mass rapid transit system (MRTS) or may be more, like integrated transport system as we call it, no one thought that it will need “flyovers”? subways?? Underground transport!! Are you kidding? Elevated tracks, No way!! PRT?? What is that?? Such would have been the response of architects, Urban Designers and Planners of that time, someone go ask them, if you will, hire a time machine may be? And hence they planned wonderful avenues, boulevards, most importantly urban Axis what started as a core of city. Of course that’s the beauty and heritage of the city one can be proud of, but as city expanded the firmness and geometry of those axis and alignments got diluted, which was due to the race, race of providing accommodation and business to the exponentially growing population but still without recognizing the latent growth potential of the city otherwise they wouldn’t have planned low and medium rise land use in South Delhi and similar spatial positions at the present intermediate ring of city which they can’t really afford to! Now the focus shifted from axis to pockets, loosely arranged urban pockets, based on affordability and all. This diluting axial or otherwise geometry is also due to retrofitting, retrofitting of transit systems and development interventions and traffic management measures, like flyovers, underpass, subways, elevated tract, underground tunnel etc.

We were discussing axis, so let’s stick to the subject for a while. That colonial urban axis emerged from the need to showcase the extravagant luxury and prove their capacity, knowledge, authority and aesthetic or otherwise, while rest of the city fabric which emerged in recent decades was driven by the necessity to handle growth, priorities were different and will be different. The colonial axis was bliss to experience, still it is, while today’s axis in other parts of city is apparently agonizing an experience for many most of the time, waiting in a traffic queue today’s urban axis gives a view of more than mile long array of crawling vehicles bumper to bumper, again and again, everyday. Array of flashy car tail lights in the mirage of heat emerging from vehicles!   You can’t associate this axis with a very pleasant experience. What about aesthetic urban experience of thousands of those commuting in tens of mile underground tunnel or organic and maneuvering elevated MRT network? They don’t really come to witness the extraordinary experience which is historically associated with planned urban fabric.

Feelings attached to traditional values and formulas of what an ideal urban fabric should be have remained same while the needs and urban technologies have moved ahead. People tend to approach and appreciate modern cities and metropolis on the historically benchmarked cities and hence this disappointment. These contemporary cities demand a totally new approach of planning for preserving and nurturing its aesthetic beauty. What we seem to have achieved very convincingly historically, since centuries and beyond seems to be a big challenge today. It’s time to shed the nostalgia and comfort of proven urban design formulas and get back to drawing sheet to create new age aesthetics for new age cities in the light of new transit, growth and lifestyle needs and in the light of emerging and unexpected urban technologies and unexplored land use strategies. Though you can’t really design or plan for some urban technology or strategy which has not been invented or explored yet, but we can always keep some margin and scope today itself for future integration and urban retrofit which seem to be inevitable a phenomenon. Only one thing which is definite here is the growth, so let’s plan for growth. At least let’s try to acknowledge inevitability of growth today itself, for a better urban future, its aesthetics and character.

All said and done, fact remains that there is something really magical about the urban axis and it has repeatedly proven its worth and guess that quantum of our future city planning strategies and spatial arrangement will still revolve around it.          

“This post is dedicated to friend “Poppy” who really enjoy studying and analyzing urban axis across the world and has the habit to relate everything with the Axis phenomenon and seems he is having really good time deliberating about it with friend “Roomy”, only if he gets time free from study, if at all"

Life at Edge

Satellite view of urban settlement trail along river edge


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Said to be the most photographed in the world…

Golden Gate Bridge

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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.