Lakshmi Nivas

House no. 301

Ameeshi Goenka

Building Bengaluru - Reimagining Urban Built Heritage

7th Semester Project

Srishti Institute of Art, Design and Technology

Lakshmi Nivas

Introduction

In this report, the main subject of discussion is Lakshmi Nivas, house no. 301, situated on Narayan Pillai

Street. The paper focuses on looking at the entire region of Shivajinagar historically and then narrowing it

down to Narayan Pillai Street. The entire streetscape of Narayan Pillai Street was done collaboratively by

all the students of class before we broke into our individual house reports. The information gathered as a

whole has also been included in the paper which adds more depth to it. Lakshmi Nivas’ historical

significance has been derived from the information shared by the owners of the house and the

neighbouring shopkeepers. The analysis of the physical structure has been performed through several site

visits and photographs. The proposal is based on the concept of shop-housing, which is the local socio-

economic trend prevalent, also inspired by the conservation of shop-houses done by the URA on Joo

Chiat Road in Singapore.

Figure 1- Map of Narayan Pillai Street showing the extent of the study area bound to the north by Veera Pilla

Street, and to the south by Ibrahim Sahib Street a (Source: Google Maps, 2015).

History of Narayan Pillai Street and the surrounding area

Narayan Pillai Street, lying perpendicular to Commercial Street, came under the Bangalore Cantonment

set up by the British in the 1890s. The area extending from Ulsoor Lake to the St. Mary’s Basilica was

referred to as the ‘general bazaar’ or the ‘cantonment bazaar’ during the British rule. As it is considered a

part of Shivajinagar (which was also referred to as the ‘general bazaar’), Narayan Pillai Street has a

history that is connected with early trade and commercial activities in Bangalore. It lies to the north of the

Commercial Street. Considering the buildings along the street, it may be surmised that the street was

established between the early and mid-1800s. The exact origins, however, are unknown. Nor are those of

the original settlers on the street. There are hypotheses that the style employed for the original buildings

are of Tamil origin, however, they do not follow the “agraharam” style that is typical to Tamil buildings,

though it may still be said that there are Tamil influences. More prominent are the colonial influences,

with the mix of colonial and vernacular architectural styles demonstrate the mixed heritage of the street.

This is made clear by the row or terrace housing seen on the buildings of the street, which was widely

employed in Britain from the 1800s. According to the old inhabitants of Narayan Pillai Street, the street

has always been a residential area with only three to four commercial set ups, until early 2000s. The

houses on Narayan Pillai Street were owned by British nationals and, post-independence, were then

passed on to the Indians who worked for them. Narayan Pillai Street presents a rich mix of architectural

styles. For example, the houses numbered 298 and 305 demonstrate clear colonial influences in their

exterior architecture. House number 209 also shows Tamil and Malayali influences in its interiors. Other

houses such as numbers 44-47 have more Indian vernacular architectural elements, proportions and scale.

Around 1920s, the area was renamed “Shivajinagar”, and, since Indian independence has been a part of

Bangalore's Central Business District.

Figure 2- Bangalore city map, circa 1924 from "Murray's 1924 Handbook".

Cantonment Bazaar Highlighted. (Source: Wikipedia, 2015).

Figure 3- Entry to Narayan Pillai Street from

Commercial Street.

Figure 4- Streetscape of the part of Narayan Pillai

Street which is the focus of the project.

Figure 5- A well conserved living heritage, property no. 298, on Narayan Pillai Street.

Commercial Street and its surrounding areas are popularly known for wholesale and retail shops (for

example, stationery shops, and hardware stores), granaries, cloth and carpet depots, local banks, jewelry

shops, mosques, and temples. Services offered in the area include tailoring, mending of shoes and bags,

jewel-smithing, tattoo artistry and body piercings, cycle repairs and kabadiwallas. The area is most

crowded during festivals such as Ramzan and Diwali. The inhabitants of the area are largely Muslims,

natives of Tamil Nadu and Karnataka whose families were among the earliest settlers of the town.

Figure 6- Present day streetscape of Commercial Street.

Figure 7-‘C. Krishniah Chetty & Sons’,is the

oldest building on Commercial Street.

Current scenario of Narayan Pillai Street

Narayan Pillai Street is a two-way street which is about ten feet wide. As a result of this, only one vehicle

may pass through at a time, and parking is forbidden, at all times. Still, it is commonplace to find several

two wheelers and auto-rickshaws parked on both sides of the street, and even the footpaths. The street is

most crowded between 5pm to 7pm every evening due to its commercial activities. Even though the

property owners are very well off, financially, the area is perceived as an area of low economic

development. This is partly due to the lack of maintenance by the BBMP. The street itself bears a

dilapidated look, with a large amount of litter all along it. Cows, slowing down traffic and pedestrians, are

a common sight. The footpaths are about two to three feet wide on either side of the street, which have

been encroached by hawkers, peddling their wares, and refreshments, leaving no place for the pedestrians

to tread upon. The entire street follows the concept of shop-housing, where most of the house owners

sublet the ground floor for commercial activities such as the sale of garments, accessories and general

goods. According to the old shopkeepers on that street, the advance paid to rent a space for a commercial

purpose was much less of a problem as it is in the present day. Some of them agreed that majority of the

old properties on the street are disputed properties as the documents are unavailable. Some of the

properties have been locked down, and left in a derelict state. Some of the others have been adapted to

present day activities of the area, and some other more fortunate buildings have been conserved

excellently, and still in use. There are few new constructions seen on the street.

Figure 8- 10' wide Narayan Pillai Street with people walking on the street and a parked auto-rickshaw.

Figure 9- Vehicles parked on the footpath and a cow moving freely viewed on Narayan Pillai Street.

Figure 10- Shops on Narayan Pillai Street

seen selling footwear, bags and garments.

Figure 11- Peddlers can be seen selling

toys and food items.

Figure 12- An abandoned house, property no. 305, representing Colonial-Indian mixed architecture.

Lakshmi Nivas

House No. 301 is a residential property, located on Narayan Pillai Street, Commercial Street Cross,

Bangalore- 560001. It is owned by a Mr. Krishnamurthy, a geriatric man hailing from Andhra Pradesh,

who stays there with his sons and domestic help. Plots 300 and 302 are owned by him as well. According

to him the house was built around 1950s, and he had his family have occupied the building since before

he was born. According to Mr. Gupta, Mr. Krishnamurthy’s son, the property belonged to their

forefathers, and the construction was completed in stages. He also mentioned that, at the time of

construction, there were no designers or architects that could be hired for this type of construction, and

that the house was built by the masons adhering to the family’s needs and desires. Lakshmi Nivas has

always followed the concept of a shop-house. There are two shops on the ground floor and the residential

space lies behind the shops on the ground floor (initially it was just a single storied building) and also on

the first floor (which was constructed later).

Figure 13- Facade of Lakshmi Nivas.

Figure 14- Angled view of

Lakshmi Nivas.

Figure 15- Basic representation of the facade on AutoCAD.

Uses over the years

The ground floor of the house comprises of an entrance to the main housing area (which continues behind

the shops) with a shop on either side (plots no. 300 and 302) and the first floor is entirely a residential

space. The shop on the left, namely ‘Garvi Gujarat Art and Craft’ built on ‘Plot no. 300’, is currently

rented by a Gujarati man who sells children’s and ladies’ clothes and jewelry. He has placed a small sign

board with his shop’s name and address on the green and white awning. The shop on the right, ‘Plot no.

302’, is rented by a lady from Uttar Pradesh, who had renovated the space according to her needs, for the

display of ladies clothing and accessories. The name of her shop is ‘Ma. Durga Fashion’ as can be seen on

the large signage installed by her above the brown and white awning. Before these two shops, the space

was occupied by ‘Gupta Garments’, which sold lingerie and ladies’ nightwear for a few years. According

to the one of the workers in the shop opposite house no. 301, for the last ten to fifteen years, the

approximate rent the shopkeepers would pay is about ₹20,000 per month adjusted for inflation. S & S

Creations, whose sign is visible between the signage boards of the two shops, was a small scale school

uniform tailoring business. The proprietor had rented a room inside the house several years ago. After he

vacated the space, someone else rented it out as an office for a few years. As per the shopkeeper’s

speculation, that room has been converted into a bedroom, and the owner is looking for tenants. The

space’s continued use as a residential property and as means of providing a livelihood is well established

in the context of the area. It blends in well with the socio-economic pattern of the local region.

Figure 16- Showing the shops on the two sides of the

main house door entrance (ground floor).

Figure 17- Showing the first floor which is completely

residential.

Figure 18-‘Garvi Gujarat Art and Craft’ is on ‘Plot no. 300’which sells children’s

and ladies’ clothes

and jewelry.

Figure 19- ‘Ma Durga

Fashion’ is on ‘Plot no.

302’ which sells ladies and

garments and accessories.

Figure 20- Shop opposite Lakshmi Nivas selling

ladies nighties.

Physical Structure and Fabric Analysis

The entrance of Lakshmi Nivas is a step raised from the footpath. The floor appears to have been recently

done, as it is mosaic flooring and shows no signs. The stone seating arrangement, which have recently

been painted, on either side of the door, were most probably constructed with the house. It is a

characteristic element of old Indian houses. The pipeline that runs along the foot of one of the seating

arrangements is a newer addition to the structure. The walls on either side of the door are made of ashlar

stone blocks, which have been conserved fairly well since the time of construction. The door in between

is a single sided opening, thick wooden slab, which is old yet has been well preserved. Upon inspection,

the blue paint job upon it appears to be fairly recent. The simple door, when viewed from the outside,

gives an impression of a small house, which is quite deceptive as the house expands a fair ways inwards,

as one walks through the door. Above the wooden door, is a ventilation provision covered with a wooden

plank and vertical and horizontal metal grills. The uniform number plating display above the doors of the

houses on Narayan Pillai Street, as seen above the door of Lakshmi Nivas, with white numbers on a blue

painted metal plate, has been provided by the Bruhat Bengaluru Mahanagara Palike (the Bangalore

municipality board) in 2012 when the PID (Property Identification Number) system was introduced. As

mentioned previously, the structure was completed in stages, with the first level being a later addition

made of concrete. The broken windows on the first floor are made of glass. They are extremely old and

some are missing, having not been replaced by the owners. Tarpaulin or simply plastic are used as

substitutes to fix the glass window frames, in order to provide shade and as a simple protection from rain.

An idol of Goddess Lakshmi is crafted as ornamentation and to bring good fortune and prosperity to the

family, as believed by the Hindus, and can be seen below the molded parapet of the building.

Figure 21- Recently done 'mosaic' flooring.

Figure 22- Recently painted old stone seating

arrangements leading to the door. Pipe line,

at the base of the seating, is a recent addition.

Figure 22 & 23- Walls made of ashlar stone blocks,

old wooden door and the expanding further inside.

Figure 23- Grilled and covered ventilation above the door

and the uniform number plating seen above every house on Narayan Pillai Street.

Figure 24- Broken glass windows of Lakshmi Nivas

and the use of artificial material as a substitute.

Figure 25- Concrete cracks visible and broken parapet

moldings. The idol of Goddess done as ornamentation.

Heritage Significance

Lakshmi Nivas, being situated on Narayan Pillai Street, is a good example of how a building is

constructed in stages in terms of its historical context. This is evident upon comparison of the ground

floor, made of ashlar stone blocks, which was the most commonly used building material around

the1950s, and the first level, which is made of concrete, a common material of construction in the early

1990s. Shop-housing on Narayan Pillai Street is the best way to describe the pattern of activity and uses

of the area and they should be conserved because it gives an idea of how the socio-economic trends were,

historically. The livelihood of the area, represented through buildings like this, is significant to conserve.

It is important that the continuing use of the properties, that are shop-houses or residential in this area, is

maintained because there is a lack of historical evidence; this continuing use depicts how the area was

then till present day. The citizens have taken interest in documenting it only in the last few years, but it

will still be of help in the future. The appearance of the first level of Lakshmi Nivas pulls down the

heritage value of not only the building. Given the low quality of maintenance the structure receives, it will

deteriorate it even further, unless the maintenance is improved dramatically. The building will not only

experience degradation in its own aesthetic value, but it will also degrade the aesthetic value of the street

as a whole. Since house no. 301 is a comparatively recent construction, it may not be important as a

‘heritage’ property. Nevertheless, it comes under the category of ‘living heritage’ as it has provided for

livelihood to the local people, for as long as they can remember, and also due to the context in which it is

situated, i.e. near Commercial Street, which has always been a busy, chaotic, commercially active zone.

Plot nos. 300, 301 and 302, like majority of the houses on the street have followed the concept of a

shop-house.

Figure 26- Old buildings along Narayan Pillai Street

following the concept of Shop-housing.

Figure 27- Lakshmi Nivas being a shop-house on

Narayan Pillai Street demands conservation.

Shop-housing

Shop-house can be defined as a vernacular style of architecture popular in South East Asia. It is usually

known to have two or three stories, a footpath at the front porch and it’s usually a continuous row of

houses. The ground floor is meant for trade and commercial practices while the upper stories of the

building are used for personal activities. Shop-houses are also known as ‘townhouses’ which are semi-

public in nature. (VnEconomy, 2014) According to popular belief, shop-houses were originally occupied

by single, extended families, with their private living areas in one zone and the family business in a more

public zone of the house. However, it is possible that the two zones were always or often used by

unrelated persons or groups, who may have been tenants or owners of the property. (Wikipedia, 2015)

The Proposal

Lakshmi Nivas, on Narayan Pillai Street, catering to the day to day needs of an active local economy and

being a private residential space to the Krishnamurthy’s since the 1950s, needs to be conserved. The

proposal to bring about such conservation would include the continuing use of the building and repairs

and maintenance measures, for the structure, to be taken up by the owner and the steps to be taken by the

shop owners to improve the aesthetics of the building thus influencing the streetscape. As mentioned in

the Burra Charter under Article 23, “Retaining, modifying or reintroducing a significant use may be

appropriate and preferred forms of conservation.” (Australia ICOMOS Burra Charter, 2013)

For this report, the journal article, “Ethnoscapes, entertainment and 'eritage in the global city: segmented

spaces in Singapore's Joo Chiat Road”, written by Brian J. Shaw and Rahil Ismail has been referred to which explains the conservation of shop-houses done by the URA (Urban Redevelopment Authority) in

Singapore. (Shaw and Ismail 2006, 187-198)

The owner, for the maintenance of the structure, should take measures to repair the concrete cracks to

avoid further problems of water seepage and to prevent the loss of structural integrity. Reconstruction of

the moldings and the repainting of the entire building with a neutral colour to blend in with the streetscape

will be a sensible and sensitive introduction. The URA in Singapore has reconstructed the ornamentation

of the shop-houses in order to preserve the architectural style of the buildings. As the shop-houses in

Singapore depict various architectural styles ranging from “early (before 1900s), transitional, late (1900-

1940), and art-deco styles (1930-1960), which make use of decorative plaster and ceramic motifs”,

similar sightings can be witnessed on Narayan Pillai Street. The URA has taken measures to reinforce the

association between the culture of the locale and the existing architectural styles. Joo Chiat Road has two

storied shop-houses which is a distinct building style of the local region and caters to commercial trade

and activities on the lower level and private residence on the first floor which is the same scenario in the

case of Narayan Pillai Street. (Shaw and Ismail 2006, 187-198)

Figure 28- Repair of concrete cracks and reconstruction

of moldings and ornamentation required.

Figure 29- A heritage conserved property on Joo Chiat

Road (Source: Mothership, 2015)

Mr. Krishnamurthy should remove the grills behind the broken glass windows. He must either repair the

broken glass windows temporarily or completely replace them with multi-track sliding windows,

casement windows or just convert it into a balcony with ornamented metal railings, in order to improve

the standard of living of his family and tenants and enhance the visual appeal of the built. Multi-track

glass sliding windows would allow the owners to continue with the use of glass but in a more modern

manner. This is possible as the first level was built during the 1990s which was just before India started

practicing modern architecture. The casement windows would be a more contemporary approach as the

wooden shutter system was common till the late 1990s but the use of glass would be a more modern

material. The proposal of converting it into an open balcony with ornamented metallic railings or grills. It

is important to avoid the use of quick-fix materials like plastic or tarpaulin on a daily basis as it is not a

sensitive material for a living heritage site and it visually degrades the aesthetics of the building.

Figure 30- Proposal for

sliding glass windows. (Source: Indiamart, 2015)

Figure 31- Existing broken glass windows that

need attention and the use of plastic discouraged. Metallic grills behind

need to be removed.

Figure 32- Proposal for glass

shutter windows. (Source: Yash poly-profiles)

Shop awnings appear dirty, old and worn out. Printed stripes do not go with the theme prevailing in the

area. Plain or graphic (appropriate to the context) retractable window awnings, if maintained well, would

enhance the aesthetics of the façade and also add value to the living heritage property. For a more

permanent structure, wooden awnings are a more friendly material, if well maintained; they would be

long lasting and would enrich the visual appeal of the building. Awnings can be used as signage as well,

as it would mean use of lesser bulky looking materials and also be cost effective. The humungous signage

displays above the shops need to be replaced with more sensitive signage display which are probably

smaller in size and the typeface to reflect the living heritage value of the area. The URA in Singapore has

enforced restrictions on intrusive signage to the shop-houses on Joo Chiat Road which would be good if

applied by the shops 300 and 302. (Shaw and Ismail 2006, 187-198) It would be advisable for other

shop-houses as well to follow the signage guidelines as enforced by the URA in Singapore to improve the

Narayan Pillai streetscape. Since the space inside the house is not rented by ‘S & S Creations’ anymore,

the signage should also disappear.

Figure 33- Existing awning and huge signage of 'Ma Durga Fashion' which needs to be replaced by

something more sensitive to the context.

Figure 34- Existing awning and huge signage of ‘Gupta Garments’ which needs to be replaced by something

more sensitive to the context.

Figure 35- Proposal for plain retractable awning

(Source: Accent Awnings, 2014)

Figure 36- Proposal for graphic awning (Source:

Manchester Awning, 2015).

Figure 37- Proposal for permanent wooden awning with

side signage (Source: Two Tone Design).

Figure 38- Proposal for retractable awnings with

uniform row signage display as seen on Joo Chiat Road

(Source: Tumblr- Klaine Road Trip, 2015).

Figure 39- Proposal for information display

as seen on Commercial Street.

Figure 40- Proposal for using awnings as signage

(Source: Mega Print).

In the case of Joo Chiat Road and Narayan Pillai Street, the commercial activities of the shop-houses are

pouring onto the footpaths, thus disrupting the heavy pedestrian movement and vehicular traffic. Like

other examples on the Narayan Pillai Street and as enforced by the URA for the shop-houses on Joo Chiat

Road, commercial activities should be confined to the space rented for it and not allow for mannequins

and tables on the footpath. Height restrictions have been established by the URA and the BBMP for the

construction of new buildings and rear extensions. Narayan Pillai Street just like the Joo Chiat Road

“caters to the daily needs of a lively local economy”. Most of the traditional trades that gave character to

the area, like traditional laundry services, skin-making and tailoring have been lost in the course of time

which is in contrast to that of Narayan Pillai Street wherein the same trade like selling garments and

accessories, kabadiwallas, paper cutting, repairing cycles etc., is carried on by the local people. The steps

taken to conserve the shop-houses on Joo Chiat Road, is done by the URA with the help of government

aids and finances whereas to conserve the shop-houses 300,301 and 302 the expenditure would be borne

by Mr. Krishnamurthy and the shop owners. (Shaw and Ismail 2006, 187-198)

Figure 41- Shops 300 and 302 pouring onto Narayan

Pillai Street.

Figure 42- Shop activities confined to their space on

Joo Chiat Road (Source: Mitula)

Conclusion

Lakshmi Nivas, on plot no. 301 Narayan Pillai Street is a clear example of a building falling into

disrepair. This is primarily due to continued neglect and lack of forward thinking during design. It also

demonstrates a lack of care toward cultural and historical sensibility in the way it was upgraded,

renovated, and maintained. However, in order to maintain its cultural significance as an example of the

architectural style of late 1900s Bangalore, as well as the socio-economic trends through the years, it is

important that the building continue to exist. Lakshmi Nivas provides a good example of the shop-

housing concept that was common during the time of construction. To that end, the two shops on either

side its frontage must be retained. However, in order to restore the building such that it blends in with the

other historical buildings on the street, the awnings on the shops will have to be changed, using any of the

methods discussed earlier. The building itself will have to undergo significant renovation to transform it

from its current, almost uncared for, state, into a form that is both functional, housing the same people,

and shops, as it does currently, and true to its cultural roots, while being significantly improved

aesthetically. The first step to this would be replacement of all the broken windows, either partially,

changing only the window panes, or completely, removing the metal grills, and installing sliding

windows. The next step would be to repair the walls themselves, to retain the structural integrity of the

building, and ensure its continued life. This is a necessary half measure, due to the fact that the building

has been constructed in steps, with no real future plan, or regard to how the existing style and materials

could be maintained, with the floors being made of different materials. The building may be repainted in

neutral colours so as to better blend with the other buildings on the street, thereby creating a cohesive

appearance that keeps in line with the historical narrative of the street.

Narayan Pillai Street has a rich heritage that stretches back to the Indian Colonial era, and the old

buildings are a continuing demonstration of the development of the street. However, the recent additions

of double parked vehicles, hawkers encroaching the streets, and the increasingly decrepit states of the

buildings that line its sides damage the significance of this heritage. The living heritage that has been

created by the existence of shop houses along the street, which still function, may be better preserved by

careful renovation of the buildings that line it, minding the original aesthetics of the buildings. In order to

lessen the burden of this renovation, it is recommended that the BBMP partially fund the same, as in the

case of Joo Chiat Road. This will ensure that the owners and proprietors do not have to be financially

handicapped by such reconstruction, while still ensuring the same is carried out.

In conclusion, these proposals, if carried out, would be large steps toward preserving the historical

integrity, and cultural heritage of both Lakshmi Nivas, and Narayan Pillai Street, which is an integral part

of Bangalore’s history. Additionally, being a unique, live, cross section of the development of Bangalore

as a city. It will also ensure the preservation of Narayan Pillai Street’s living heritage, that of the shop

houses, and small scale artisans, for future generations.

References

BBMP, 2015. “GIS Based New PID.” Last modified in 2015.

http://bbmp.gov.in/gis-based-new-pid

VnEconomy, 2014. “Shophouse, distinctions of Park Hill.” Last modified on July 22, 2015.

http://vneconomy.vn/tin-doanh-nghiep/shophouse-net-rieng-cua-park-hill-20150722023623319.htm

Wikipedia, 2015. “Shophouse.” Last modified on August 10, 2015.

https://en.wikipedia.org/wiki/Shophouse

The Burra Charter, 2013.“The Australia ICOMOS Charter for Places of Cultural Significance.” Accessed on November 5, 2015.

Shaw, Brian J and Ismail, Rahil. 2006. “Ethnoscapes, entertainment and 'eritage in the global city: segmented spaces in Singapore's Joo Chiat Road.” GeoJournal, Vol. 66, No. 3, Heritage, Politics and

Identity in Southeast Asia. 187-198. Accessed on November 1, 2015.

Mothership, 2015. “OH! Open House lets explore Joo Chiat homes without getting chased out.”

http://mothership.sg/2015/03/oh-open-house-lets-explore-joo-chiat-homes-without-getting-chased-out/

Indiamart, 2015. “Aluminium Sliding Window.”

http://dir.indiamart.com/hyderabad/aluminium-sliding-window.html

YashPoly. “Products.”

http://www.yashpolyprofiles.com/upvc-windows.html

Accent Awning Company, 2014. “Retractable Window Awnings.”

http://www.accentawnings.com/awning-sun-shade-products/retractable-window-awnings.php

Manchester Awning, 2015.

http://www.manchesterawning.com/

Two Tone Design. “Corner Store Café.”

http://twotonedesign.com.au/branding/?c=corner-store-cafe

Tumblr, 2015. “Klaine Road Trip 2015- Singapore.”

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MegaPrint. “Signs.” megaprint.nyc/signs.html

Google.

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