Basic History and Trends

7302019 Basic History and Trends

httpslidepdfcomreaderfullbasic-history-and-trends 120

1



2

Table of Contents

1Contemporary architecturehelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip3

2Modern architectshelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip4

3Contemporary architectshelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip5

4Contemporary architectural influenceshelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip6

5Basic history and trends in commercial buildinghelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip7

6Types of shopping centershelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip8

7Development and financinghelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip9

8The teamhelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip10

9Economic survey of market analysishelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip11

10The integration with the communityhelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip12



3

11Parking and traffichelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip14

12Evolution of shopping mallshelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip15

Referencehelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip20

1Contemporary architecture

Contemporary architecture is formally defined as the building style of the present day

Todays styles however are quite varied and have a number of different influences

Examples of contemporary architecture therefore do not necessarily have similar or easily

recognizable features as in classical architecture A precise definition of contemporary

architecture therefore is not so simple to articulate

It is generally recognized that contemporary architecture is an evolution of modern

architecture While these two terms are sometimes used synonymously this usage is not correct Modern architecture refers to the building style of the early to mid-20th century

It featured clean lines and an emphasis on function Those elements that characterized

modern architecture however were also sometimes thought to be cold and impersonal

This belief lead to the creation of the contemporary style as is recognized today

Like the modern style contemporary architecture connects indoor and outdoor spaces

but it adds some personal touches and warmth throughout the living space The use of



4

natural light also plays a big part in defining this style For this reason large and

expansive windows are a common and easily recognized feature of contemporary homes

Green building is also becoming a strong component of the contemporary style

Architects today are placing more emphasis on energy efficiency they also are using

sustainable natural and recycled materials thus creating eco-friendly houses

Contemporary homes are also often thoughtfully integrated into their natural

surroundings This practice is sometimes referred to as organic architecture

This connection with nature extends from the outdoor landscape to the indoor

environment Outside local plants may be used to decorate or the house may be

designed around a prominent natural feature Living roofs in which plants are used as

roofing materials to increase energy efficiency are also becoming popular Inside natural

materials like bamboo flooring and granite countertops are common

Features of a contemporary home thus may include an irregular or unusually shaped

frame an open floor plan oversized windows the use of green components a lack of

ornamental details or organic design

Prominent contemporary architects include Frank Gerry who designed the Guggenheim

Museum in Bilbao John Andrews who designed the CN Tower in Montreal and Jean

Nouvel who designed the Quai Branly Museum in Paris Over time contemporary

architecture has developed several offshoots each with its own characteristics including

postmodernism neo modernism and deconstructivism among others Postmodern and

neo modern architecture returned to the use of ornaments on the facade of building

Deconstructivism developed from postmodernism and is characterized by ideas of

fragmentation

The phrases contemporary architects and contemporary architecture have obvious

meanings but like modern architects and modern architecture the terminology is open to

interpretation - shades of meaning

2Modern Architects



5

Modern Architecture became linked to a certain genre of building and thus over

time wasnt really modern anymore Contemporary Architecture currently has less

baggage it is not affected by fall-out from the reign of a certain style

Modern Architecture - the International Style - was associated with some great architects

and some powerful countries and companies It became the equivalent of the Classical

Style in the Georgian period ie the establishment architecture the status quo Some key

Modern Architects include Le Corbusier Mies Van der Rohe Walter Gropius and Frank

Lloyd Wright

Since the seventies architecture styles have become more fractured and we have -

amongst what could be termed contemporary architects - post-modernists neo-

modernists deconstructivists contextualists expressionists and so on

lsquoContemporary Architects suggests a position that is anti-vernacular comfortable with

new materials and non-local materials amp forms using architectural language that is

contemporary ie not generally steeped in past typographies or traditions

3Contemporary Architects - Definition Summary

Thus in a quiet way the phrase lsquoContemporary Architects has a theoretical position

comparable - but not similar - to Modern Architects conservationist traditionalist

classicist or vernacular architects would feel their views and style are valid in the 21st

century but generally would not wish to be called contemporary architects for logical

reasons there will be exceptions

Contemporary Architecture is not simply anti-vernacular but also architecture that can

have a number of influences but still tries to be inspirational visionary risky and usesnew materials in an innovative way Contemporary Architects attempt to push at the

boundaries of materials and technology and especially in recent decades geometry

lsquoModern Architecturersquo refers only to the architecture of the Modern Movement where

lsquoform follows functionrsquo and the lsquohouse is a machine for living inrsquo But Modernism was

such a significant movement (and such a change in thinking at that time) and influenced



6

all architects since that it is not simply an architectural style like lsquoArts and Craftsrsquo or

lsquoHigh-Tecrsquo

Almost every contemporary architect has been influenced by the Modern Movement Le

Corbusier was for many the principal influence with his modern architecture of white

walls fenetre longuer pilotis and architectural promenade He described not only a

vision of future cities with masterplanning sketches and models but a form of

lsquoprogrammersquo and lsquonarrativersquo for all buildings but especially modern houses He had a

series of wealthy Clients and was successful in pushing boundaries in almost every

building he worked on

4Contemporary architectural trends influences

41Commercial considerations

All design professions recognize that their influence is contingent on the self-interested

forces of politics and business and the motivation of individuals to adopt appropriate

changes in attitudes

42Ecological and environmental influences

Many architects construction and building engineers are ill-equipped by their training to

deal with the emergent issues of global warming acid rain and other ecological and

environmental influences

43Exploiting new technology



7

Apart from the very few who view changing technology and anything new and

innovative with disdain and skepticism architects particularly the young seem to have a

natural urge to explore new ideas and strive to incorporate new ways of thinking

44The expression of form

In recent years the Modern Movement has grasped the changes in technology and design

possibilities and has vastly increased the examples of expression by the evolution of new

approaches to structural engineering

45The fascination with light

Architecture has been greatly influenced by the notion of transparency with numerousarchitects pursuing trends towards experimentation with light This leads to the premise

that our values are not necessarily market driven and that architecture can still be an

emotive force

5BASIC HISTORY AND TRENDS IN COMERCIAL BUILDINGS

A shopping center is a complex of retail stores and related facilities planned as a unified

group to give maximum shopping convenience to the customer and maximum exposure

to the merchandise The concept is not new The agora of the typical city of ancient

Greece was essentially a shopping center in the heart of the business district The

Emperor Trajans architect the Greek slave Apollodorus built a shopping center adjacent

to the Roman Forum in AD 110 It had a two-level enclosed and ventilated mall lined

with open-fronted shops startlingly similar to todays most up to- date concept The

typical Arabian souk or market of the Middle Ages also had narrow weather-protected

malls lined with open fronted shops The past two decades however have seen such a tremendous development in planned

shopping facilities in the United States that todays center has in fact become a new

building type First population growth led to outward expansion of the cities and the

building up of the vast residential suburbs Downtown congestion due to increased car

ownership and inadequate streets weakened the downtown merchants and prompted



8

them to set up branches in the suburban periphery in order to be more convenient to their

customers As a result of these activities on a large scale a whole new industry was born

Each suburban district soon had its own major shopping center and several minor ones

Such districts each had clearly defined trade areas Another major change then set in

Vastly improved high-speed circumferential highways soon tended to put all these

suburban centers in competition with each other At the same time the decline of retail

business and decay of buildings in the central business districts began forcing in self-

defense a revitalization of downtown

As a result of these two new factors the shopping center industry is today pointing in

two new significant directions First the suburban centers are becoming mega centers

complete with several department stores office buildings motels amusements and

of course parking facilities Second the central business districts are making a

determined stand to counteract the ever-growing suburban competition by embarking on

programs for construction of new high-speed connector routes to downtown and

construction of major downtown renewal projects also complete with stores offices

hotels amusements and parking facilities usually in decked garages due to the high

downtown land cost

6TYPES OF CENTERS

Neighborhood Center (Suburban) This is a row of stores customarily (but not

always) in a strip or line paralleling the highway and with parking between the line

of storefronts and the highway Service is by alley in the rear Ranging from 20000 to

100000 sq ft of space these projects usually contain a supermarket and a drugstore often

a variety store and a half-dozen or more service-type stores They cater to a very

limited trade area and are not normally competitive with the major centers A few of the

newer of these centers have their retail units clustered around an enclosed mini-mall

Intermediate or Community-Size Center This also is usually a strip of stores but

substantially larger than the neighborhood center and usually containing a so-called

junior department store as the major unit This type is vulnerable to competition from

the larger centers and hence has declined in desirability The parking pattern is normally



9

similar to that of the neighborhood center Regional Center (Suburban) This contains one

to four department stores plus 50 to 100 or more satellite shops and facilities all fronting

on an internal pedestrian mall or shopping walkway Parking completely surrounds the

building group so that all stores face inward to the mall with their backs to the parking

With todays rising land costs and diminishing supply of suitable large tracts there has

been a growing trend toward double-decked parking to save land area It is simply a

matter of the relation between the land cost and the cost of the parking deck There is also

a strong trend toward double decking of the stores themselves so that the central

pedestrian mall has two interconnecting levels each lined with shops The double level

mall is also due in part to the need to keep horizontal walking (shopping) distances

within reason As land costs continue to rise and projects to grow larger three- and four

level malls will no doubt become common Renewal Projects (Downtown) Because of

their complexity in matters legal and political---as well as physical mdash downtown centers

are still to some extent in tire experimental stage The trend is toward a close

integration on two or more shopping levels of department stores shops of all sorts

restaurants etc The multilevel malls may connect directly or by bridges to other

shopping facilities hotels office buildings theaters and parking garages Because of

high land costs all parking is normally multi decked and can be above below or better

laterally contiguous to the shopping facilities The downtown trend is toward a

multilevel pattern interconnecting the essential parts of the central business district

7DEVELOPMENT AND FINANCING

Shopping centers are customarily promoted and owned by developers whose primary

motive is a return on their investment and to a lesser extent by department stores or

Commercial other merchants who are looking for new outlets to increase their sales

volume With the advent of rapid inflation there is also a strong trend toward

participation in ownership by the institutions such as insurance companies who ill the

past confined their activity merely to lending money to the developer or merchant

Customarily the developer regardless of what individual or group he represents can

with good judgment and skill set up the project on the basis of let us say a 10 percent

investment of his own money and the remaining 90 percent as a long-term loan from an



10

insurance company or other institution As the long-term loan usually does not become

available until completion of the project the developer borrows needed interim money or

short-term financing usually from a bank The dollar value of the long-term loan is

primarily calculated as a multiple of the anticipated rent roll that is to say it is based on

a certain number of times tire total projected annual rent collectible from all the

committed tenants who have acceptable credit ratings

As the loan is based primarily oil the rents and therefore is not affected by overruns in

the construction cost of tire job it is obvious that the construction budget becomes of

utmost importance With only say 10 percent of the total job cost as his investment and

90 percent borrowed an overrun of 10 percent will in actuality double the amount of

money that the developer must invest Otherwise he will have to sell out go bankrupt

or cut every possible cost he can even if it damages the popularity of the project The

vital importance as a result of this pattern of a realistic and inviolable budget should be

clear

8THE TEAM

At the earliest possible stage in the concept of the project preferably even before

acquisition of the land a developer i e owner should assemble his professional team

For a small neighborhood center such a team might consist solely of the owner and the

architect especially if the owner is experienced in this type of leasing

For todays regional centers and downtown renewal programs however the essential

team involves in addition to the developer (who may be an individual or a large

development corporation) the architect the market analyst the leasing agent the

mortgage broker the engineers (usually retained by the architect and including

mechanical structural and site) the attorney the public relations advisor and other

occasionally needed specialists The larger and more complex the proposed project the

more necessary it is that each of these members of the team be experienced not only in

his own profession but also in the specific field of shopping center development It is

desirable in fact that they participate as part of the team in major decision making



11

9THE ECONOMIC SURVEY OR MARKET ANALYSIS

Prior to any planning activity and often prior to acquisition of the land the market analyst

makes a complete survey of the anticipated trade area surrounding the proposed site for

the center The boundaries of the trade area customarily depend on acceptable

automobile driving time to the center Frequently the trade area is broken into a primary

area where a high percentage of the inhabitants would shop at the center and one or

more secondary areas where due to competition or to driving times or other reasons a

smaller percentage would be anticipated The analyst assembles data on existing

population future population trends income levels car ownership existing shopping

facilities and their probable future competitive effect and also projected facilities already

announced or likely to be announced by other developers He estimates the probable

mortality rate of these proposed projects-i e how many will never be built--and the

competitive effect of any survivors The analyst from his available statistical records

and based on the income level population ethnic origins and other characteristics of the

trade area then makes estimates of the amount of family income likely to be allocated to

such categories as food drugs furniture womens and mens clothes shoes department

store purchases etc etc and from these estimates he prepares charts indicating the

recommended total amount of floor area to be built and how much of this floor area

should be devoted to the various kinds of merchandise and services These data then

form the basis for the architectural planning No major project should be undertaken

without an adequate market analysis It is axiomatic that success goes to the developer

who gets there the fustest with the mostest as tire old saying goes If the project is too

slow in coming to fruition a competitive center securing a firm hold on the available

business may be built

If a project is too large for the trade area it cannot be sufficiently rented and the

unrented space may cause it to fail If it is too small for the trade area it will invite the

construction of competitive centers and may lose out due to this competition In the past

this determination of size i e total store area was perhaps the most vital decision to be

made and one that could be readily pinpointed from a thorough market survey by a firm



12

of sound judgment Today however with the vast increase in circumferential highways

it has been conclusively established that trade area boundaries no longer can be

pinpointed A surprising number of shoppers now take advantage of centers on the

opposite side of a city because of the new high-speed peripheral highways Today every

aspect of a centers concept planning and design must be of the best for survival in the

face of competition A school can be un functional but the children still have to go to

school A home may have marry bad features but the family will still live there Even a

factory building can have its faults A shopping center however depends on the whims

of its customers mostly female for its success If because of inconvenience or

unsuitable merchandise or for any other reason it does not have the proper appeal the

customers simply will not go there to shop and the project may become a failure

10INTEGRATION WITH THE COMMUNITY

For many years the typical shopping center has been a low flat building mass resembling

an island surrounded by a vast barren ocean of asphalt Landscaping has been

inadequate and integration of any sort with the community has been completely lacking

With the competitive need however for increasing the size of centers and including

within their general scope office buildings hotels housing etc the resulting more

complex planning requirements have given rise to a better opportunity as well as to

greater urgency for the true integration of the stores and parking within a larger major

complex such complex in turn properly integrated with the existing neighborhood The

importance of this integration has been emphasized in the concepts of the new towns

arising in Europe and elsewhere Plan integration with the neighborhood has in fact

become a must for large centers and a factor not to be ignored even for the smallest ones

Such integration involves the space interrelationship between the neighborhood and

projects buildings roadways parking landscaping and pedestrian walks It can be a

powerful means of assuring long-range future reel estate values both for the shopping



13

project and for the entire surrounding community whether commercial or residential

Where land costs permit it is obviously desirable to obtain control of the lend

surrounding the center not only to protect the center but to take advantage of the

inevitable increase in value and development potential of such land

11PARKING AND TRAFFIC

The need for parking was one of the primary factors leading to the development of the

shopping center concept Provision of adequate and convenient parking is in fact a

basic requirement of any shopping center regardless of its size or location In suburban

areas where almost all the trade comes by automobile a ratio of between 5 and 6 car

spaces per 1000 sq ft of leasable store area is mandatory In the central business district

where mass transportation and walk-in trade can be counted on for a substantial part of

the clientele the ratio can go down to as low as 2 5 to 3 cars per 1000 sq ft In strip

centers customer parking is generally between the roadway and the line of storefronts In

regional suburban centers the parking normally is on grade and completely surrounding

the shopping complex Where land costs approach the cost of parking decks it is

becoming more frequent to deck at least a portion of the site area often where

topography aids the situation In central-business-district projects because of very high

land cost the parking usually ties to be multi decked and is preferably contiguous

connecting directly with different levels of the center It can also for further economy of

land use be above the retail floors on decks as roof parking or more customarily it can

be below the retail levels in basement or partial basement locations Though basement

parking is the least desirable from the viewpoint of the shoppers normal psychology and

is also least desirable from the construction cost point of view it is a relatively common

arrangement due to inadequate land area and to the legal aspects of the federal urban

renewal programs In such programs in order to conserve land area and cost the

developer frequently can build the complex on air rights over multi decked garage

facilities built by one or another government agency It has been stated by authorities on

the subject however that for customer acceptance it is better to have parking above

grade even up to six or eight levels than to have it more than one or two levels below



14

grade In the matter of parking layout car stalls can be set at angles (say 70j to the

lanes which then requires one-way traffic or stalls can be at 90 to the lanes permitting

two-way traffic The former is easier for the actual positioning of the car in the stall but

more complicated and inflexible for the customer due to the one-way pattern Although

both are commonly used the 90 arrangement is somewhat more frequent for grade

parking whereas the angled system is more customary for garages and decks

Parking lanes including the stalls on each side range from 60 to 64 ft in width for 90

parking and from 56 to 58 ft for angled parking In any decked parking layout it is

important that deck widths be multiples of these standard dimensions Otherwise wasted

deck area substantially increases the cost per car of the parking without any offsetting

advantages In the case of multi-use central-business-district structures the proper

Column spacing requirements of parking merchandising offices and hotel use vary

considerably and the planning becomes very involved Practical decisions must be made

as to which facility governs and in no case must the tail be allowed to wag the dog In

the typical shopping center parking is provided by the developer In the case of central-

business-district renewal projects however parking may be provided by a parking

authority renewal agency or others It may or may not be leased to the developer or it

may be built by the developer and leased to a parking authority or others In the case of

double-level malls in the suburbs topography can be an aid rather than a hindrance

through provision of on-grade parking at two different levels--one parking area at the

level of the upper mall the other at the lower thus equalizing the parking access and

convenience for each level of the mall There are a number of ramp systems for decked

parking and various patterns of parking lanes or bays for both ramped and grade parking

In the case of grade parking lanes or bays should generally be at right angles to the

building facades to enable shoppers to walk directly to the building complex without

threading through parked cars as with lanes parallel to the facades

12Evolution of shopping malls

Lessons from the pioneering Malls in India



15

As human civilization evolved from an agrarian rural system to the urban setting

context of shopping underwent a sea change Concept of shopping centre emerged out of

peoplersquos need to carry out shopping in a more planned and convenient manner Shopping

centers became an integral part of the urban landscape in the twentieth century Europe

and the USA Countries like India remained insulated from these developments till a

decade ago primarily because structural foundations of its economy and society did not

find it conducive However after economic liberalization ushered in major changes swept

the Indian economy society and marketplace People started aspiring for brands Most of

the big brands required retail space matching the brand attributes It is in this context that

shopping malls caught peoplersquos imagination and fascination

Growth of shopping centers in India can be divided into many phases The first phasespanned from 1991 to the year 1998 During this phase India saw development of only

three shopping malls Spencer Plaza Channai Crossroads Mumbai and Ansal Plaza

New Delhi It can be equated with the Introduction phase However this phase did not

graduate automatically into Growth phase as it happens in case of lsquoProduct Life Cyclersquo

Introduction was followed by an lsquoAssimilation Phasersquo characterized by slow but steady

diffusion of this concept in the market New projects did come up but at a conservative

pace But this phase served a very useful purpose it familiarized the Indian market

developers as well as customers with the positives of shopping malls Post 2003 came the

lsquoGrowth phasersquo The concept got so well accepted that it created an over -enthusiasm not

necessarily based on facts and logics Consequently growth phase seems to have fizzled

out by the year 2008 itself giving way to decline Grimness was further accentuated by

the global economic recession post September 2008 that emanated primarily real-estate

sector only However there is an alternate way of looking at it Many experts believe the

current phase to be a part of growth only with market corrections coming into play after

a fierce bull run in the shopping centre industry

121The three pioneering Malls



16

When the first phase of Spencer Plaza Chennai came up in the year 1991 India was not

familiar with big brands and modern format retailing When viewed from outside its

plain sandstone exteriors give a dull look It is a seven-storey high structure with a mix of

retail office-space and entertainment Stores inside Phase - I of Spencer Plaza are smaller

in size corridors are congested and there is complete absence of zoning As the center

moved towards Phase II and III in the year 1999 stores became larger corridors got wider

and placement of stores seemed to follow some logic Crossroads Mumbai was

developed in the year 1998 by rejuvenating old office buildings of a pharmaceutical

company into a modern shopping mall Being at a premium location in the financial

capital of India it could attract brands and crowds but the concept was not perfect

Ownership of the mall changed a number of times during last 12 years Presently it is

with Future Group which is Indiarsquos largest retail company They have converted

Crossroads into a seamless mall named lsquoSOBO Centralrsquo It is depr essing to see a

shopping mall developed and managed by professional companies struggling to survive

whereas an unorganized shopping complex lsquoHeera Pannarsquo situated adjacent to the mall

managed to remain relevant and flourished over the same time-period Ansal Plaza New

Delhi was inaugurated in the year 1998 as a joint venture between an Indian real estate

developer (Ansal Group) and a government corporation (HUDCO) Being a new

construction it was well spread horizontally has unique architecture and accommodated

prominent brands of that time However the mall is losing its sheen with time Serious

competition has come-up in the form the new malls in the city of Delhi and Ansal Plaza

needs serious rethinking on many aspects of its operations

122Lessons learnt

The three malls developed during introduction phase are landmarks in themselves But

glaring deficiencies are observed in the concept management and operations when these

are compared with the upcoming malls in India These malls did not foresee the changes

that the society and economy was expected to go and based their projects on the basis of

contemporary trends and statistics Some of the problems evident in these malls are



17

123 Location location location

It is often said that location holds the key to success in retail Developers need to be very

careful in choosing and selecting appropriate location for their projects They have to

make a choice between the most tempting lsquoheart of the cityrsquo locations or somewhat

distant and peripheral locations in the suburbs These three malls are situated in the

downtown It is generally said that it makes sense in the Indian context as penetration of

personal vehicles is not very decent comfortable options of public transportations are

practically non-existent and infrastructure in terms of road-condition is pathetic These

cities (Chennai Mumbai amp Delhi) did not have a high vehicular density and traffic

bottlenecks at that time But as time progressed civic as well as vehicular population

went up steadily In fact India is one of the fast emerging markets of consumer vehiclesThis exerted pressure on the existing roads but being in the heart of the city there was

limited scope for local authorities to widen the roads Seriousness of this issue can be

judged from the fact that Spencer Plaza Chennai has a pre-approved plan for the fourth

phase from local authorities but the traffic authorities are unwilling to give an No

Objection Certificate (NOC) as the vehicular traffic on Mount Road (the normal exit

route for vehicles coming out of the mall) has gone up many folds and it cannot

accommodate anymore of it

A useful lesson from this instance is do not fall into the temptation of attracting more

people in the downtown as traffic bottlenecks at such location can make the shopping

experience nightmarish Taking a cue from this most of the new and bright projects are

coming up in the suburbs in the metropolitan cities

124 Make a large one for me

Today a shopper wants holistic experience in the malls The tendency of shopper to try

and satiate all needs during visit to a single mall induces developers to come up with

malls large enough to accommodate a multitude of product categories Except for

Spencer plaza the other two have retail space in the range of 250000-350000 square

feet which is grossly inadequate in the present context A decade back India did not have



18

many takers for small space as there was no pull from consumers Hence developers

decided in favor of smaller projects But they failed to see the big picture Indian

consumer space has undergone a sea-change in last one decade A number of brands

product categories and segments have emerged rapidly But because of space constraint

it is difficult for these small malls to accommodate them

The update on this front is India has seen a distinct trend towards emergence of larger

malls Six operational malls with a million square feet plus space are already there while

a couple of dozen are in the offering

125 Design it with an eye on future

Apart from being relevant for today design and architecture of a mall should be focused

on future needs and developments If the core design cannot be made futuristic it can be

kept flexible at least so that it accommodates changes as and when required in the years

to come Developers in all the three cases failed to place the globally set benchmarks of

architecture and design before them while planning and designing In case of Spencer

Plaza the exteriors are not attractive and give the look of office space In case of Cross-

Roads parking became a big issue as the existing buildings did not leave much scope for

a large basement parking The mall had to opt for roof-top parking but it had its own

limitations Ansal plaza failed to keep its design flexible enough to accommodate new

formats that gained popularity later on (eg Hypermarkets amp Multiplexes)

126 Keep your tenant-mix young and relevant

Malls are not designed for a few years they have long gestation periods The mall can

recover investments and makes profit only if it remains relevant in the eyes of shoppers

for a longer period of time As time progresses Indian consumers showed distinct

preference for newer retail formats If we examine the tenant-mix of these malls we see



19

that none of these has a Multiplex which is a must for contemporary shopping malls as

entertainment is emerging as a strong shopping motive among Indian consumers

Moreover a multiplex is a wonderful way to use the vertical space permitted by local

authorities in the form of a higher Floor Area Ratio (FAR) A reason could be that till late

90s multiplex as a concept did not exist in India But going back to the previous point

developers did not foresee this and did not opt for a flexible design Same is the case with

space requirements for accommodating Hypermarkets and Food-courts

127 Ineffective and unprofessional mall management

Mall is unlike other retail properties wherein ownership and control is passed on along

with possession of retail space This truth did not dawn upon the earlier developers

Consequently we have a retailers association handling management of Spencer Plaza

Chennai The other two malls do have mall management entities but none is professional

and experienced enough (things have changed somewhat for Crossroads after it became

SOBO Central) Moreover suitable infrastructure was not available in Crossroads for

conducting promotional activities whereas it had to be done in the open amphitheatre in

Ansal plaza that is insulated from the core shopping area

The problem may be attributed partly to the fact that India doesnrsquot have the necessary

talent pool but things are changing with time Professional management and promotion of

shopping malls is a must for long-term sustenance and growth of a mall

128The road ahead

Till now the Indian retail real estate market has seen different phases of growth from the

onset to some of exemplary centers namely ndash Select City Walk (New Delhi) In orbit

Mall (Mumbai) etc Considering the Indian retail has high potential and a long way to



20

go the current phase demands improvisation through internal learningrsquos and exposur e to

global standards

REFERENCE

TIME SAVER BUILDING TYPEShelliphelliphelliphelliphelliphelliphelliphelliphelliphellipARCHITECTURAL

CODES AND STANDARDS

WWWWEKIPEDIACOMTHE INTERNET



2

Table of Contents

1Contemporary architecturehelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip3

2Modern architectshelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip4

3Contemporary architectshelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip5

4Contemporary architectural influenceshelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip6

5Basic history and trends in commercial buildinghelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip7

6Types of shopping centershelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip8

7Development and financinghelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip9

8The teamhelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip10

9Economic survey of market analysishelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip11

10The integration with the communityhelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphelliphellip12



3



















4























fragmentation




2Modern Architects



5








Lloyd Wright





















6


lsquoHigh-Tecrsquo




















7











emotive force

















8

















downtown land cost

6TYPES OF CENTERS














9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




3



















4























fragmentation




2Modern Architects



5








Lloyd Wright





















6


lsquoHigh-Tecrsquo




















7











emotive force

















8

















downtown land cost

6TYPES OF CENTERS














9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




4























fragmentation




2Modern Architects



5








Lloyd Wright





















6


lsquoHigh-Tecrsquo




















7











emotive force

















8

















downtown land cost

6TYPES OF CENTERS














9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




5








Lloyd Wright





















6


lsquoHigh-Tecrsquo




















7











emotive force

















8

















downtown land cost

6TYPES OF CENTERS














9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




6


lsquoHigh-Tecrsquo




















7











emotive force

















8

















downtown land cost

6TYPES OF CENTERS














9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




7











emotive force

















8

















downtown land cost

6TYPES OF CENTERS














9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




8

















downtown land cost

6TYPES OF CENTERS














9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




9

































10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




10














clear

8THE TEAM
















11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




11
































12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




12





























13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




13
































14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




14































15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




15





























16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




16























122Lessons learnt








17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




17






























18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




18



























19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




19




















128The road ahead






20


global standards

REFERENCE


CODES AND STANDARDS




20


global standards

REFERENCE


CODES AND STANDARDS


Documents

Basic History and Trends