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Charles Correa's presentation at the Urban Typhoon Workshop Koliwada-Dharavi, Mumbai, India - March 17, 2008
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HOUSING DENSITIES
Green areas:
4 acres per 1000 population
i.e. 16 m2 / person
Schools and Hospitals
- 8 m2
- 6 m2
TOTAL - 14 m2
AMENITIES PER PERSON
Of which, neighbourhood:
Which at most could be reduced to 10 m2
This means . . .
A family of 5 persons in a Luxury apartment of 200m2
occupies a built-up area of 40m2 / person
301814125040m2 100 m2 140 m2 50 m2 10 m2200 m2 240 m2 50 m2 90 m2 20 m2 60 m2
40
+ =
0
5
10
20
40
2 5 101 20
50
30
1814
1112
Built-up Area
50
Avg
. Are
a p
er P
erso
n
No. of Floors
Amenities Area / person
m2
Total
Total area/person
curve flattens out
40m2 / person
A family of 5 persons in a EWS Unit of 25m2
occupies a built-up area of 5 m2 / person
1512.51110.510.2 50 m2 55 m2 20 m2 30 m2100 m2 105 m2200 m2 205 m2 15 m2 10 m2 5 m2
40
+ =
0
5
10
20
40
2 5 101 20
Built-up Area
50
Avg
. Are
a p
er P
erso
n
No. of Floors
Amenities Area / person
15 12.5 11 10.5 10.2 10.1
m2
Total
Total area/person
curve flattens out
5 m2 / person
Thus regardless of the size of units (25m2 or 200m2)
Therefore for a site of 1 Hectare i.e. 10,000 m2
10,000m2
Amenities = 10 m2/person
Avg
. Are
a p
er P
erso
n
2 5 101 20 40No. of Floors
50
10
20
40
0
5
i.e 200 families
= 1000 person
the curve flattens between 10.5 to 11 m2/person
10m2/person
Total area/person
EWS Luxury
Maximum population will be
Each families built-up 25 m2
25 X 200 familyTotal built-up area/ Hectare
= 5,000 m2/hectare
i.e. an F.S.I. of 5,000 m2
= 0.5
EWS Luxury Apt
200 m2
200 X 200 family
= 40,000 m2/hectare
40,000 m2
= 4.0(This is global F.S.I. including schools, hospitals, etc.)
10,000 m2 10,000 m2
200 families
Total Site area 224 HectaresDHARAVI
i.e 134.40 hectare
Therefore, maximum number of person
i.e. 1,34,400 persons
Housing (60%)
Roads(20%)
Work (20%)
Maximum area for housing is 60%
134,00,000 m2
10,000 m2
Avg
. A
rea
per
Pe
rso
n
No. of Floors
50
2 5 101 20 40
510
20
40
0
60
Amenities = 10 m2/person
Avg
. A
rea
per
Pe
rso
n
No. of Floors
50
2 5 101 20 40
510
20
40
0
Note the curve flattens between 10.5 to 11 m2/person
because the amenities were calculated at 10 m2/person
Amenities = 20 m2/person
EWS Luxury
EWS Luxury
2. The only way to Increase EWS densities beyond 1000 persons per hectare is by NOT providing sufficient amenities – which is what we do!
3. For luxury apartments of 200m2 , the global FSI could be as high as 4.0, but for EWS units of 25m2 no land is saved by increasing the global FSI beyond 0.5 (which means an FSI of about 1.0 on the building site itself).
Conclusions
1. Maximum density is determined not by building heights but by the area of amenities provided per capita.
4. Thus EWS housing is not a problem of constructing taller buildings, but a question of determining the amenities per capita the city should provide – which is an issue to be addressed by Education and Health experts, not Architects and Engineers
5. The area for amenties should depend on the number of persons living on that site - and CANNOT be a fixed percentage (e.g., 15% stipulated in existing Municipal rules).
In short:
To grant a higher FSI in order to “house the poor” is a fallacy.
