Introduction
Green Fields (134, Maharshi Karve Road, Churchgate, Mumbai- 400020) is a residential building along the Oval Maidan and is part of the UNESCO-inscribed ‘Victorian Gothic and Art Deco Ensembles of Mumbai’. Constructed in 1936, the building is largely intact, with most of its original features still present. Residents approached Art Deco Mumbai Trust (from hereon referred to as the Trust) in 2023 to seek guidance for the sensitive restoration of this property, and to ensure its architectural integrity is maintained. In taking on this project, one of the first steps for the Trust has been to conduct a condition assessment exercise, to study the root causes of damage in the building. This is a technical tool that helps in understanding how the building interacts with environmental and human factors, additions, maintenance or the lack of it. It analyses surface level damages on a building, followed by its mapping. This mapping entails comprehensive drawings that display the types of defects seen on a building surface, not to be confused with the structural audit of the building. It is the precursor to enable repair and restoration of any property.
The following is an excerpt from the condition assessment conducted for Green Fields. It is a systematic report of all the elements inspected on site, providing a ready dossier for architects, contractors, residents alike who would like to take up the repairs of a modern building. This exercise has been a means to record changes in the building’s characteristics and appearance to identify problems faced by the structure, as well as observe damage patterns for historic Reinforced Cement Concrete (RCC) buildings, caused by common problems in the entire city.
Green Fields, Maharshi Karve Road – A Closer Look
In the 1930s, 18 buildings opposite Oval Maidan, and three opposite Esplanade Bandstand (now Cooperage Bandstand Garden), were built as part of Block 2 of the Backbay Reclamation. Green Fields (Plot 106) was constructed in December 1936 as a Reinforced Cement Concrete or RCC-framed structure, “with brick panelling, with floors finished in marble mosaic tiles.”[1] The structure was built on a pile foundation. It is the sixth building along Oval Maidan from the north and is situated between two other residential buildings: Swastik Court to the north and Queen’s Court to the south. The building stands on plot size measuring 1214 sq yards or 1015 sq metres leased by the Collector of Mumbai expiring on 30 September 2034.
Constructed by architects Bhedwar & Bhedwar, and contractors Shroff, Mistry, and Co, it came up in Bombay’s earliest Art Deco precinct. The building has colourcrete plaster and stucco work on the exterior, and cement plaster on the interiors.[2] Originally a ground plus five-storey (G+5) structure, it now stands as G+6, with the additional floor constructed in 1965.
Planned in a ‘T’ shape, it has two flats on every floor except the additional sixth floor, which has a single continuous dwelling unit. There are four garages on the ground floor, at the rear of the building. The building has several Art Deco features on its facades, especially the front, giving it a unique identity within the famous precinct. The entrance has a ziggurat profile detail, with the name of the building displayed in individual letters in an Art Deco font. On the ground floor, there are six equally-sized horizontal bands, evenly spaced in height, running across the entire front facade and parts of the side. The crown detail on the sixth floor features vertical bands arranged in a zigzag pattern. Some details on the crown were lost to modifications made in 1965, when the additional floor was added. These include trimmed bands to accommodate a sixth-floor window and removal of a parapet wall with vertical banding.
The front facade, which faces Oval Maidan, is divided into three. A protruding central portion contains all the balconies on this facade. Based on their shapes, the balconies can be classified into three types: rectilinear on the side and rear facades, curved and chamfered on the front. The 12 prominent chamfered balconies are adorned with a decorative chevron pattern made in stucco and are the defining decorative elements on the facade, unlike any seen in other Art Deco properties across the city.
The main entrance leads to a long lobby featuring terrazzo flooring in patterns using green, yellow, and black tiles. This lobby connects to the teakwood staircase, an open-well design fitted with the lift. The lift car is made of teakwood, has stone flooring, and stepped profile grilles as ventilators. There is also a second entrance used to access the service staircase and the chowk (or courtyard).
Over time, the verandah on the ground floor and a few balconies on the upper stories were enclosed with windows. However, barring a few window additions, air-conditioner units, and minor modifications on the ground floor, there are no major interventions that otherwise compromise the essence of the building.
Why Is There a Need for Assessment?
Identifying problems due to harsh weather conditions and climate change allows one to manage modern heritage in a sustainable manner. Some common examples of reasons for deterioration, frequently identified in the process of condition assessment, are:
- Harsh weather
- Wear and tear
- Changes in the external environment or microclimate around the building
- Excessive usage or heavy loading on the building, beyond its technical capacity
- Lack of maintenance and cleaning
- Service-related issues by service material breakage, clogging or deterioration
- Disturbance by construction activity within building
- Adjacent construction activity by external parties
- Animal/termite infestation
- Subsequent alterations or additions which are incongruous to the existing building
Many of these applied to Green Fields, as the condition assessment below will show.
Condition Assessment for Green Fields:
The larger problems seen in Green Fields are a result of the building’s interaction with natural threats, including heavy monsoon, climate change, pollution, ageing, and changes induced over time by the residents. These include insensitive repairs, interventions, lack of maintenance, floor additions, enclosure of balconies and faulty services causing leakage.
While the architectural features of the building and its decorative elements are largely intact, there is slight damage to the plaster and paint. The damage to the concrete and reinforcements is limited to the eyebrows on the upper floors and mid landings of the staircases. Other significant defects include blackening due to water retention, moss and vegetation growth, discolouration and deformation of plaster, and flaking of paint. Damage on the front facade is concentrated on the ground floor, and the chamfered balconies on the second and third floors. Interventions or additions include enclosed balconies, haphazard drainage pipes, box grilles and AC units, which are visible on all four facades of the building. Additionally, substantial damage can be seen on the compound wall, with broken masonry due to trees leaning in on various parts.
Details of the defects observed:
1. Discolouration: Discolouration implies deviation of the painted surface from the original colour due to weathering, rainwater washing off layers of colour, and age. This is seen on the curvilinear balconies on the front facade, on certain spots at the entrance and on the north facade of the building (see Figure 5).
2. Blackening: Blackening of the plastered or painted surface occurs due to water retention. This is seen in large patches on the front facade and on the ground floors of the north and south facades. It is also prevalent on all compound walls of the building.
3. Cracks:
a) Plaster cracks: Non-structural cracks are visible on the plaster, especially on the front facade of the building.
b) Masonry cracks: In RCC buildings, deeper cracks seen in non-structural areas or walls can be defined as masonry cracks. In Green Fields, these are only seen on the compound walls.
4. Damage to plaster/stucco:
a) Missing/broken plaster: Patches of missing plaster are seen at the edge of various details on the entrance and the front facade, on the crown detail of the building, and on the parapet walls of the terrace.
b) Deformed plaster: Deformation in the shape of plaster occurs due to air bubbles, hollowness, repairs or waterproofing work done later (see Figure 8), and is visible when compared to otherwise even surfaces. This condition is seen across surfaces with banding details, as well as on the curved balconies of the front facade.
c) Missing features or elements: These are stucco details or decorative elements that are broken or visibly missing (see Figure 9). A portion of horizontal bandings on the front facade of the building is missing due to past repairs or service additions. It has been painted over, which upon superficial examination does not immediately reveal that the banding has been removed and that the facade is flat.
5. Chipping of paint: Chipping or flaking of paint occurs in layers or in pieces. In Green Fields, this is primarily seen in the interiors, such as the stairwell, where large spots of paint are peeling from the walls and ceiling.
6. Rising dampness: Dampness on the plinth that starts from the ground line is known as rising dampness. It occurs due to changes in the groundwater levels and lack of building protection against rising groundwater during monsoon or otherwise. It is observed on the plinth surfaces of the front facade and the south facade.
7. Vegetative growth:
a) Vegetation: Plants growing on the surface of the brickwork are seen near the building entrance, as well as the parapet wall on the terrace. These often occur due to bird droppings.
b) Moss: Typically, moss forms on surfaces that retain dampness. It is green when the surface is damp and black in the drier months. This is predominantly seen on the crown detail and on the compound walls. It is also seen on the ground floor of the front facade, due to rising dampness.
8. Fungus: White/grey fungus is spotted on damp parts of surfaces, and is often seen in conjunction with moss. Fungus is seen on the ground floor of the front facade due to rising dampness, and on the walls of the staircase headroom (as seen in Figure 12), due to leakage.
9. Structural damage: Exposed reinforcements, missing concrete cover and visible structural cracks indicate structural damage. These are visible on the balcony on the fifth floor, and on some mid landings in the staircase (see Figure 13).
10. Rust Stains: Orange-coloured stains on the paint surface, deposited by water flowing over a rusted metal nail, grille, pipe, etc. Small rust stains are seen near the entrance facade, the chamfered balconies, and on the bandings of the north facade.
11. Interventions or additions: There are a few interventions and additions made to the building which are incongruous to its original aesthetic. These are observed on the side and rear facades, and tend to cover up important details. These include encroached balconies by means of walls and temporary roofs, box grills, plastic claddings in the internal lobby, and extra masonry walls constructed near the compound wall. There are also some additional masonry walls encroaching on the original compound wall.
12. Rusting/corrosion of wrought iron: Corrosion occurs in the building’s original grille work due to exposure of wrought iron to humidity, dampness and salinity in tropical climate. It is seen on the grills of the front compound wall.
Conclusion
This baseline document provides a condition assessment of Green Fields, and allows a scheme for sensitive repairs and restoration to be devised. It also provides a guideline for the hierarchy and priority of problems to be addressed. Based on this, a timeline was created for the restoration project. This ongoing restoration (as of 2025) is under the supervision of the Trust, based on the initial assessment and documentation. The larger problems faced by RCC buildings in Mumbai are similar to those observed in Green Fields. The methodology of restoration followed for this building offers broader solutions that may be useful for other twentieth century buildings in the city, which face similar problems.
Recommendations for Structural Damage
Considering the extent of damage to a building, structural defects must always be prioritised. If the structural damage is minimal, as in Green Fields, polymer based repairs are recommended to the underside of the damaged slabs. Leakage from the terrace is also common to many buildings in the city. Depending on the extent of damage, waterproofing on the roof must be undertaken as seepage from the roof flows downwards and compromises the structural stability of the property. For extreme damage, the brickbat-coba layers should be demolished and redone. A floor finish for the terrace similar to the original can be chosen, such as China mosaic. In case the leakage is localised, an analysis of patches is required for identifying the problem areas, and the repairs may be less extensive. It is always recommended to take advice from a structural expert to analyse and decide the methodology of structural repairs.
Recommendations for damage to walls and surfaces
Plaster which shows signs of deterioration, or is breaking off, needs to be inspected for bubbles and hollowness, using non-invasive methods such as tapping or other emerging technologies. Removing damaged plaster and redoing the work is recommended. For detailing and stucco, skilled artisans must be employed. A conservation architect must be appointed to provide suggestions for the restoration of all details as per the original design. Any stone or tile claddings that are added to the building incongruously must be removed and the root cause of the visible seepage/leakage should be tackled. For surfaces where the paint has chipped off in large parts, plaster should be tested similarly for hollowness, followed by replastering and repainting as required. Vegetative growth must be eliminated with weedicides or acid, and then uprooted from the brick surface to avoid extensive damage. Additions and alterations made to the building are often the cause of further leakages and damage. It is recommended to remove them wherever possible. The building residents can then prevent any further additions and encroachments by implementing a set of rules applicable to all residents.
Concluding Note
Much like Green Fields, many properties in the city are exposed to severe weather and climate change as natural factors, causing their deterioration. Besides natural causes, visible wear-and-tear due to age is common for Art Deco and other modern heritage in Mumbai. Alterations made to the building due to socioeconomic factors such as rising population, space crunch and ‘trends’ are seen across various neighbourhoods.
Due to the tendency to demolish and redevelop, there is a dearth of knowledge and examples of preservation of RCC buildings. Small, economic interventions and strategic repairs often have a large impact and have the capacity to increase the longevity of the building and improve its value. Art Deco buildings in Mumbai have disproved the popular notion that RCC-framed structures have a life of only 50 years, by standing strong even after 85 years. In a world that is increasingly moving towards sustainable solutions, preserving what is already built must take precedence.
Note: This essay is an excerpt of the condition assessment report which was compiled in December 2023. At the time of recording this report, the building was 87 years old.
Varada Phadkay for Art Deco Mumbai
Varada is an architect from Sir J.J College of Architecture with a background in History and Indian Aesthetics, and extensive experience in the preservation of heritage buildings. At Art Deco Mumbai, she is responsible for the repair and restoration initiatives.
Simran P. Mhatre for Art Deco Mumbai
An architect with a Masters in Urban Conservation, Simran believes that heritage and culture are our touchstones, our points of reference, and the foundation of our existence. A former employee of Art Deco Mumbai, she worked on documentation and also oversaw repair, restoration and conservation.