Will Mumbai benefit from high-rise towers in future?
In a city like Mumbai, where each square meter of space counts and availability of land is as good as a top-tier luxury, the question that beckons our immediate attention is, “Do we need high-rise buildings and skyscrapers in the city and what does the future hold for them in the coming years?”
Skyscrapers and high-rise buildings certainly add a feeling of grandeur, luxury, and opulence to the skyline of any developing city, but outweighing the benefits and challenges of multiplying the number of skyscrapers needs to be adequately researched and studied before completely transforming a city into a ‘Skyscraper Jungle.’
From individual bungalows and houses to high-rise towers literally touching the clouds, Mumbai has grown exponentially, both in terms of population count and real estate development. The constant influx of people from different parts of the country, in search of financial stability and better standards of living, has made Mumbai the most populated city of India. The city had to embrace the concept of high-rise buildings and skyscrapers to meet the growing demands of the increased population.
Skyscrapers and high-rise buildings certainly add a feeling of grandeur, luxury, and opulence to the skyline of any developing city, but outweighing the benefits and challenges of multiplying the number of skyscrapers needs to be adequately researched and studied before completely transforming a city into a ‘Skyscraper Jungle.’
From individual bungalows and houses to high-rise towers literally touching the clouds, Mumbai has grown exponentially, both in terms of population count and real estate development. The constant influx of people from different parts of the country, in search of financial stability and better standards of living, has made Mumbai the most populated city of India. The city had to embrace the concept of high-rise buildings and skyscrapers to meet the growing demands of the increased population.
High-rise buildings can definitely prove to be a value addition to a developing city, if explored within certain limitations and necessary considerations. Certain benefits of high-rise towers make them an acceptable option in the real estate development of a city:
1. Efficient use of land - In an urban metropolis, like Mumbai, where the city is flooded with people, the availability of open land is almost negligible, and in such a condition the effective use of a land parcel can be done by exploring vertical development in the form of high-rise apartments. Reducing the horizontal footprint of the building, skyscrapers can save land space, while adding a distinct character to the skyline of the city.
2. Increase in economic growth - Proposing a high-rise building attracts a wide number of commercial opportunities that ultimately lead to an increased number of jobs for people. A high-rise tower generally offers entertainment avenues, recreational spaces, fitness arenas, and supermarkets, in the building campus itself leading to enhanced commercial and economic growth of the region.
3. Improved safety and security - Right from using high quality construction materials to well–planned fire safety interventions, high-rise apartments offer an advanced sense of security and safety in emergency situations. Intercoms and surveillance systems are few of the commonly used technological measures. Gated communities with armed guards and security checkpoints further ensure adequate safety of the residents.
1. Efficient use of land - In an urban metropolis, like Mumbai, where the city is flooded with people, the availability of open land is almost negligible, and in such a condition the effective use of a land parcel can be done by exploring vertical development in the form of high-rise apartments. Reducing the horizontal footprint of the building, skyscrapers can save land space, while adding a distinct character to the skyline of the city.
2. Increase in economic growth - Proposing a high-rise building attracts a wide number of commercial opportunities that ultimately lead to an increased number of jobs for people. A high-rise tower generally offers entertainment avenues, recreational spaces, fitness arenas, and supermarkets, in the building campus itself leading to enhanced commercial and economic growth of the region.
3. Improved safety and security - Right from using high quality construction materials to well–planned fire safety interventions, high-rise apartments offer an advanced sense of security and safety in emergency situations. Intercoms and surveillance systems are few of the commonly used technological measures. Gated communities with armed guards and security checkpoints further ensure adequate safety of the residents.
Before considering these high-rise buildings to be the most optimal solution for urban cities like Mumbai, it is essential to understand some of the critical demerits of these structures. Some disadvantages can become an alarming concern and need to be effectively dealt with to encourage the construction of well-rounded skyscrapers:
1. Increased emission of greenhouse gases - Owing to the large size and height of these towering buildings, the carbon emissions generated per square metre by these buildings is significantly higher as compared to smaller buildings. Catering to a massive amount of residents in one building, the energy and resources required for the smooth functioning of a skyscraper is quite high. Furthermore, these clusters of high-rise towers in the pivotal centre of an urban city, make the area warmer than its rural counterparts, contributing significantly to the urban heat island effect.
2. Added strain on the city’s civic amenities - With population already overflowing beyond limits in the city of Mumbai, the sewage systems, gutters, water supply systems, and roads are under heavy pressure. The incorporation of high-rise buildings further elevates this critical issue, adding more strain on the existing infrastructure.
3. Risk of social isolation - Although high-rise buildings offer many luxurious amenities, they also lead to an unfortunate isolation from the community, with people hardly aware of who their neighbours are. In towers rising tall towards the sky, the people living on upper floors have no physical or visual connection with the activities of the surrounding street. Although some people prefer to live a private life, it is possible that some of the upper floor residents of a high-rise tower may start feeling lonely and disconnected from human interaction.
1. Increased emission of greenhouse gases - Owing to the large size and height of these towering buildings, the carbon emissions generated per square metre by these buildings is significantly higher as compared to smaller buildings. Catering to a massive amount of residents in one building, the energy and resources required for the smooth functioning of a skyscraper is quite high. Furthermore, these clusters of high-rise towers in the pivotal centre of an urban city, make the area warmer than its rural counterparts, contributing significantly to the urban heat island effect.
2. Added strain on the city’s civic amenities - With population already overflowing beyond limits in the city of Mumbai, the sewage systems, gutters, water supply systems, and roads are under heavy pressure. The incorporation of high-rise buildings further elevates this critical issue, adding more strain on the existing infrastructure.
3. Risk of social isolation - Although high-rise buildings offer many luxurious amenities, they also lead to an unfortunate isolation from the community, with people hardly aware of who their neighbours are. In towers rising tall towards the sky, the people living on upper floors have no physical or visual connection with the activities of the surrounding street. Although some people prefer to live a private life, it is possible that some of the upper floor residents of a high-rise tower may start feeling lonely and disconnected from human interaction.
Smart solutions and innovative strategies can be implemented to effectively mitigate these demerits, leading to the construction of consciously designed high-rise buildings.
Some valuable incorporations that can be considered in the planning process are:
1. Advantageous use of sustainable construction materials - Alternative materials that are more sustainable in nature can be considered instead of completely relying on steel, concrete, and glass. For example, the use of wood to construct high-rise buildings has proved to be highly sustainable in the present years. According to research studies, steel and concrete emit 40 kg and 27 kg of carbon dioxide per square meter respectively, whereas wood emits only 4 kg of carbon dioxide gas per square meter.
Example: The tallest timber building is proposed to be built in the Netherlands, Amsterdam. “Haute Couture’ will be a 21-story residential high-rise building with interiors clad in wood. The cross laminated pieces of wood will store around three million kilos of carbon dioxide, along with additional features, like energy-generating facades and a wastewater purification system, which will lead to a sustainable high-rise residential building.
2. Incorporation of sustainable design strategies - With high-rise structures increasing the strain on civic amenities, it becomes essential to incorporate smart strategies in the planning of these towers. Sewage treatment plants, water purification plants, and rainwater harvesting systems can be incorporated to reuse waste water and effectively save rainwater for future use. Solar panels can be used to generate reusable and clean energy for the smooth functioning of a high-rise tower without complete dependency on non-renewable energy sources.
Example: The Z6 Tower, a 33-storey high-rise office building designed by Foster + partners in Beijing, China, has attained the ‘Net Zero Carbon Outstanding’ certification based on BREEAM standards. Using on-site renewables, smart building controls, unique mechanical systems, and energy feedback elevators, the tower has achieved a 47% reduction in operational carbon emissions.
3. Increasing community spaces and interaction zones - With the risk of social isolation being quite high in skyscrapers, deliberately creating spacious community spaces, terraces, and interaction zones at regular intervals through the building becomes paramount to ensure that residents are socially connected with their neighbours. Thoughtful indoor and outdoor spatial planning, in terms of congregation spaces and gathering spaces, can be done to uplift interactions between the residents. Typically, in a high-rise building, the first few floors above ground floor are occupied by parking arenas, leading to a complete physical and social disconnect from the surrounding street view. In such cases, proposing spacious podiums having gardens, swimming pools, and children’s play areas helps tremendously in strengthening the sense of community.
Inculcating the various facts about high-rise towers, we, at Atelier ARBO, firmly believe that a balanced development plan, comprising both high-rise and low-rise structures uniformly and mindfully distributed across the entire city, will benefit Mumbai to a great extent. Specific areas where land is scarce and maximizing the space is of dire need, sustainable high-rise structures can be proposed to efficiently use the space while aptly exploring vertical development. But areas where farmlands and scattered plots are present, the optimal solution will be to propose low-rise structures that can complement and balance the skyline of the city.
In the metropolitan city of Mumbai, exponential population growth has led to a steep rise in the number of skyscrapers in all areas. According to a latest report done by a real estate consultancy firm (Anarock), the Mumbai Metropolitan Region (MMR) will see a 34% growth in high-rise structures of 40 floors and above in the coming six years (that is, till 2030). Post Covid-19, the rapid growth of skyscrapers in Mumbai shows no sign of slowing down. Currently, the city hosts around 61 high-rise towers having more than 60 floors.
A striking example of a high-class skyscraper in Mumbai is the World One Tower by Lodha. Soaring up till 117 stories - this glass and steel marvel of architecture proves to be the tallest residential building, located in Worli, Mumbai. A lavish podium, sprawled across an area of 5 acres (2,00,000 sq.ft.), offers a wide array of amenities, like organic farms, lotus pools, tennis courts, cafes, an amphitheatre, and an art gallery. The high-rise tower offers eclectic and elegant 3 BHK and 4 BHK apartments that portray luxurious interiors and amenities. The addition of such an iconic structure truly enhances the skyline of Mumbai.
Drawing from our professional experience of designing structures in Mumbai and all around the world, we believe that Mumbai can significantly benefit from controlled high-rise structures reaching till 10 to 16 floors, which can considerably help in keeping the sense of connectivity with the outside environment intact. The incorporation of common terraces and balconies at multiple points inside the building can strengthen the bonds between collective communities of people.
The idea of skyscrapers is truly enticing, with an alluring skyline forming shape in our vivid imagination, but it comes with its own set of challenges which, if not encountered sensibly with, can lead to just a glorious picture failing to fulfill the primary purpose of functionality and human comfort.
Some valuable incorporations that can be considered in the planning process are:
1. Advantageous use of sustainable construction materials - Alternative materials that are more sustainable in nature can be considered instead of completely relying on steel, concrete, and glass. For example, the use of wood to construct high-rise buildings has proved to be highly sustainable in the present years. According to research studies, steel and concrete emit 40 kg and 27 kg of carbon dioxide per square meter respectively, whereas wood emits only 4 kg of carbon dioxide gas per square meter.
Example: The tallest timber building is proposed to be built in the Netherlands, Amsterdam. “Haute Couture’ will be a 21-story residential high-rise building with interiors clad in wood. The cross laminated pieces of wood will store around three million kilos of carbon dioxide, along with additional features, like energy-generating facades and a wastewater purification system, which will lead to a sustainable high-rise residential building.
2. Incorporation of sustainable design strategies - With high-rise structures increasing the strain on civic amenities, it becomes essential to incorporate smart strategies in the planning of these towers. Sewage treatment plants, water purification plants, and rainwater harvesting systems can be incorporated to reuse waste water and effectively save rainwater for future use. Solar panels can be used to generate reusable and clean energy for the smooth functioning of a high-rise tower without complete dependency on non-renewable energy sources.
Example: The Z6 Tower, a 33-storey high-rise office building designed by Foster + partners in Beijing, China, has attained the ‘Net Zero Carbon Outstanding’ certification based on BREEAM standards. Using on-site renewables, smart building controls, unique mechanical systems, and energy feedback elevators, the tower has achieved a 47% reduction in operational carbon emissions.
3. Increasing community spaces and interaction zones - With the risk of social isolation being quite high in skyscrapers, deliberately creating spacious community spaces, terraces, and interaction zones at regular intervals through the building becomes paramount to ensure that residents are socially connected with their neighbours. Thoughtful indoor and outdoor spatial planning, in terms of congregation spaces and gathering spaces, can be done to uplift interactions between the residents. Typically, in a high-rise building, the first few floors above ground floor are occupied by parking arenas, leading to a complete physical and social disconnect from the surrounding street view. In such cases, proposing spacious podiums having gardens, swimming pools, and children’s play areas helps tremendously in strengthening the sense of community.
Inculcating the various facts about high-rise towers, we, at Atelier ARBO, firmly believe that a balanced development plan, comprising both high-rise and low-rise structures uniformly and mindfully distributed across the entire city, will benefit Mumbai to a great extent. Specific areas where land is scarce and maximizing the space is of dire need, sustainable high-rise structures can be proposed to efficiently use the space while aptly exploring vertical development. But areas where farmlands and scattered plots are present, the optimal solution will be to propose low-rise structures that can complement and balance the skyline of the city.
In the metropolitan city of Mumbai, exponential population growth has led to a steep rise in the number of skyscrapers in all areas. According to a latest report done by a real estate consultancy firm (Anarock), the Mumbai Metropolitan Region (MMR) will see a 34% growth in high-rise structures of 40 floors and above in the coming six years (that is, till 2030). Post Covid-19, the rapid growth of skyscrapers in Mumbai shows no sign of slowing down. Currently, the city hosts around 61 high-rise towers having more than 60 floors.
A striking example of a high-class skyscraper in Mumbai is the World One Tower by Lodha. Soaring up till 117 stories - this glass and steel marvel of architecture proves to be the tallest residential building, located in Worli, Mumbai. A lavish podium, sprawled across an area of 5 acres (2,00,000 sq.ft.), offers a wide array of amenities, like organic farms, lotus pools, tennis courts, cafes, an amphitheatre, and an art gallery. The high-rise tower offers eclectic and elegant 3 BHK and 4 BHK apartments that portray luxurious interiors and amenities. The addition of such an iconic structure truly enhances the skyline of Mumbai.
Drawing from our professional experience of designing structures in Mumbai and all around the world, we believe that Mumbai can significantly benefit from controlled high-rise structures reaching till 10 to 16 floors, which can considerably help in keeping the sense of connectivity with the outside environment intact. The incorporation of common terraces and balconies at multiple points inside the building can strengthen the bonds between collective communities of people.
The idea of skyscrapers is truly enticing, with an alluring skyline forming shape in our vivid imagination, but it comes with its own set of challenges which, if not encountered sensibly with, can lead to just a glorious picture failing to fulfill the primary purpose of functionality and human comfort.