Heritage Listing

The Heritage Listing compilation is not an exhaustive list of every building in the Cantonment but rather a list of those that could be considered to be important for the conservation of the character of the Cantonment.

When considering the importance of a structure therefore, not only was its architectural and historical value taken into consideration, but also its contribution towards keeping up the general character of a road, area or precinct. As a result, the listing of some areas is more exhaustive than others though the individual structures, may or may not be unique.

The bazaar areas represent a real problem as many have already lost their unique character and have become wastelands of concrete and glass no different from any other town in the country. Only a few pockets remain where the congestion is actually less because of the presence of old lower height plans and these tend to be listed for their social value.

In the case of Precincts, the entire area is considered to be important from a heritage perspective. Here, not all the buildings or features are listed but a descriptive sample of the type of structures is given.

We try to organize the structures according to area. The dates of construction are not always available and therefore most have to be dated approximately. The guide lines followed while listing the heritage structures are the same used in putting together the list for other areas previously done such as the PMC and Mumbai where the areas of heritage value were listed as being that of Grade I, II or III.

An explanation of what these grades represent and imply is given in the subsequent paragraphs.

An important fact to keep in mind is that : Listing does not prevent change of ownership or usage; however, such usage should be in harmony with the said listed precinct or building and care must be taken to ensure that the development permission relating to these buildings is given without delay. It has been the experience of owners in other countries that buildings of heritage value have a higher resale value as they are unique and culturally significant.

HERITAGE GRADE I

Definition
Heritage Grade I, comprises of buildings, and precincts of national or historical importance, embodying excellence in architectural style, design, technology and material usage; they may be associated with a great historical event, personality, movement or institution. They have been and are, the prime landmarks of the city.

Objective
Heritage Grade I, deserves careful preservation.

Scope for changes
No interventions should be permitted either on the exterior or interior unless it is necessary in the interest of strengthening and prolonging the life of the buildings or precincts or any part or features thereof.
For this purpose, absolutely essential and minimal changes would be allowed and they must be in accordance with the original plan of the heritage structure or area.

Procedure
Development permission for any changes required would be given by the Planning Authority on the advice of the Heritage Conservation Committee appointed by the State Government.

Vistas & Surrounding Development
All development in areas surrounding Heritage Grade I structures or areas shall be regulated and controlled, ensuring that it does not mar its grandeur or view in any way or form.

HERITAGE GRADE II

Definition
Heritage Grade II comprises of buildings or areas, of regional or local importance, possessing special architectural or aesthetical merit, cultural or historical value, though of a lower scale than in Grade I. They are local landmarks contributing to the image and identity of the city. They may be the work of master craftsmen, models of proportion and ornamentation or designed to suit a particular climate.

Objective
Heritage Grade II deserves intelligent Conservation.

Scope for Changes
Heritage Grade II generally allows internal and adaptive reuse but external changes will be subject to scrutiny. Care should be taken to ensure the conservation of all special aspects for which it is included in Heritage Grade II.
In addition to the above, extension or additional buildings on the same plot or compound could be allowed provided that the extension / additional building is in harmony with and does not detract from existing heritage buildings or precincts especially in terms of height and facade.

Procedure
The Planning Authority in consultation with a sub-committee of the Heritage Conservation Committee would give permission for the changes.

HERITAGE GRADE III

Definition
Heritage Grade III comprises of buildings, and precincts of importance for the cityscape. They evoke architectural aesthetic or sociological interest though not as much as in Heritage Grade II. These contribute to determine the character of the locality, and can be representative of the lifestyle of a particular community or region and may be distinguished by a street line, special character of the facade and uniformity of height, width and scale.

Objective
Heritage Grade III deserves protection of its unique features and attributes.

Scope for changes
External and internal changes and adaptive reuse would generally be allowed. Changes can include extensions, additional buildings in the same plot or compound provided that the extension / additional building is in harmony with and does not detract from the existing heritage building, precinct or area, especially in terms of height and / or facade. Reconstruction may be allowed when the building is structurally weak, unsafe, when it has been affected by accidental fire or any other calamity or if reconstruction is required to consume the permissible F.S.I.

Procedure
Development permission would be given for changes by the Planning Authority itself but after consulting with the guidelines laid down by the Government in consultation with the Heritage Conservation Committee.

CRITERIA FOR LISTING OF BUILDINGS, PRECINCTS & AREAS

Value for architectural, historical or cultural reasons

Value for date, period, design or uniqueness of building

Relevance to Social and Economic History

A building, group of buildings or area of distinct architectural design or style, historic period or way of life having sociological interest and or Community value

Unique value of a building, architectural feature or artifact that is part of a chain of architectural development that would be lost if broken

Its value as a part of a group of buildings

Representing forms of technological development

Vistas of natural scenic beauty or interest, waterfront areas, planned lines of sight, street lines, skylines or topography

Open spaces sometimes integrally planned with their associated areas often having a distinctive way of life, having potential or are areas for recreational purposes.

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