As Indian cities grow at a frantic pace to accommodate new citizens, most cities are expanding horizontally and rural areas at their edges are being eaten up by newer urban expansions. Regeneration, Renewal and Redevelopment are words too often forgotten in the race for urbanization in India. Yet, cities such as Mumbai, which had a rich tradition of being manufacturing centers, have in the older and central parts, manufacturing sites such as former mill-lands that are now defunct and ripe for reuse.
BACKGROUND, HISTORY AND A SENSITIVE CLIENT
The redevelopment of the old industrial land of Nirlon on a site of nearly 9.5 hectares is the story of how a sustainable working place can be created for thousands by reusing old industrial sites.
Established in the 1950s, the site was originally developed for the manufacture of nylon yarn, a production process that ran for a period of nearly 40 years. When the site finally lost its function as a manufacturing location, over several years, a thoughtful process of regeneration and reuse was put in place to give it its new function as the hub of IT related work.
When work was started on creating a new vision for the campus, the site still had a series of buildings built in the 1950s and 1960s, most of which had lost their industrial function and were in a severe state of disrepair. Yet some of the older buildings had been adapted and rented out to different businesses. In the disorganized site that then existed, two things stood out which would help give it its renewed identity.
Firstly, all over the site were several hundred trees spread out between the industrial buildings. Right at the outset it was clear that the vision must make the most of their existence. Secondly, between the disorganized industrial wastes were gems of industrial artefacts, which were begging to be reused. Their retention and reuse would, it was decided by us, add historic character and continuity to the rich Nirlon story.
In discussions with the client it was heartening to note that they were sensitive to the changing environment and were willing to go in for redevelopment, which would not only respond to the demands of the commercial market but also recognize and build upon Nirlon’s rich industrial heritage.
DEFINING THE DESIGN CONCEPT
The first step was to define a strong design concept that would create a sense of place and an identity unique to this industrial site. The idea was to agree to the general thrust of design, instead of trying to get into all sorts of details. But essential to the design approach was that the vision document would establish the character of all disciplines of design: master planning and urban design, landscape architecture and the architecture of buildings. In this we departed from the standard practice in India in which architecture of buildings very often precedes a broader vision of the identity of the project.
At this stage, the broad parameters of the physical framework were becoming visible, though there were many issues on which the client had to take decisions. The design concept while being strong and unique still had to have considerable flexibility to allow for decisions to be taken in the several years the project would take to be realized.
The idea was simple and powerful. It contained a central L-shaped park in which many of the old trees were retained. Issues of water, landscape and high density of usage led to giving this park a sculptural quality, creating a green valley that helps to give the project its unique identity. Around this central park is a zone for a ring of buildings each of which, while accessible from the outside for cars, opens on the park side exclusively for pedestrians. Around the ring of buildings is a tree-lined ring road that feeds the buildings with its underground car parks and utilities. Outside this circulation ring is place for common utilities such as multi- story car and bike parks.
PHASING AND FLEXIBILITY IN DESIGN
The entire vision was so conceived that it could be realized in a series of four phases, in such a way that the tenants of the buildings could still remain on the site in the initial phases. At the time of writing, almost seven years since inception, the first three stages of the project, containing nearly 80% of the built space, is in use for nearly 20,000 employees.
The clarity of the zoning principles used in the vision has meant that through the completion of the different phases, there has been a great amount of flexibility in the design and realization of the individual buildings. The development zones could be divided into more or less number of buildings depending on the external market forces and specific user needs.
The central premise of the vision was that design quality and consequently long-term real-estate value is created primarily by the quality of the open space (in this case the magnificent central park), and only secondarily by the buildings. This premise meant that once the central park was designed and created, the buildings around it could be designed with greater flexibility.
SUSTAINABILITY
The project has undertaken a sustainable approach right from the conceptualization of the vision and master plan, landscaping and the design and detailing of the buildings.
A unique feature of the campus is that nearly 500 existing old trees have been retained during the construction of the campus.
The building and hardscape footprint has been kept to a minimum thereby achieving two-fold benefits: firstly, reducing the campus’ contribution to the heat island effect and secondly, achieving better storm-water management. Considering that the site is in a low-lying area, careful landscaping of ground levels and effective rainwater harvesting and storm water management has been put in place to avoid flooding.
The campus has a district cooling system, roof top insulation, double-glazing and reflective surfaces, which ensure efficient cooling of the office premises.
Additionally, the treated water from the sewage treatment plant is recycled and reused for flushing and landscaping purposes. Each of the buildings completed so far has achieved a LEED India CS Gold certification.
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Gentle curves define the central space in the campus | |
A PEDESTRIAN-FRIENDLY GREEN CAMPUS
The Nirlon Knowledge Park has been designed with the pedestrian in mind. While vehicular access to the campus and to the independent buildings and their parking areas is guaranteed by the ring road, the campus is designed to be a safe haven for pedestrians. Broad and well-designed pedestrian areas (including a pedestrian bridge) allow pedestrians to move freely in the campus without constantly having to be bothered by vehicular traffic. Buildings have all been so designed that their users have direct access to the central park without having to cross any vehicular traffic. Central amenities such as restaurants and coffee shops, gym and a crèche are all so located on the ground floors of various buildings that the campus user can directly access them from the park. This makes the campus not only a great place to work in for the projected work force of 25,000 people, but has also played a significant role in attracting a high-quality of companies, including among others Deutsche Bank, Barclays, Morgan Stanley and TCS, that have leased space in the various buildings.
LANDSCAPE AS THE GREAT CONNECTOR
The concept of landscape architecture is inextricably linked to the urban-design and master planning vision of Nirlon Knowledge Park. Open spaces in the campus have been designed to retain characterful trees in the central park as well as other peripheral areas of the campus. The central park provides over 1.5 hectares of green space in the middle of the development. Sweeping curves are combined with generous lengths of open terraces, which link the building side walkways with pergolas, water bodies and the lawns of the park.
A gently curving water-body forms the central feature of the park, moving from north to south, reflecting the changing moods of the landscape. Wherever possible, existing trees have been retained and new species selected to provide shelter from the sun, help filter dust and sound and add fragrance.
HISTORY AND ART
The vision of redesigning the Nirlon site has as its goal the retention and reuse of certain characteristic elements of the rich industrial heritage of Nirlon. As visual markers at important places in the central park, the former Cooling Tower building has been retained, as well as a chimney, industrial water tanks and a temple.
The former Cooling Tower structure has been converted into a place for several cafes and restaurants. The old chimney has been placed on a podium, which can be used for performances, and the temple and the water tanks form visual end-points of the central park.
Art has further been used to enhance the historic heritage of the site. The tall and magnificent lobby of the tallest building in the campus boasts a large mural dedicated to the history of Nirlon and the chimney has become the focus of attention in the central park due to the recent installation of two sculptures by renowned sculptor K.S. Radhakrishnan on a new spiral base of the chimney.
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The grand lobby mural showing the history of Nirlon and recently installed sculptures by the renowned sculptor | |
Also, in the last phase of construction, which is slated for completion in 2015, there is provision for a large mural on the building, which will further enrich the experience on the campus.
CONCLUSION
The redesign and reuse of the Nirlon site, from an industrial past to a new future of work places, shows how an enlightened client and strong integral design vision can not only lead to a new quarter in the city, which builds on its heritage and history, but also that this can be done within the parameters set by the commercial market.
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