On 26th February 2017 Sunday Night fire broke out at Times of India building at Bahadur shah Zafar Marg. ITO, New Delhi. Fire spread from First Floor and engulfed the upper floors and completely damaged the first, second and third floor. The building became unfit to be used and vacated immediately and kept vacant till TDA was appointed by TOI July year 2017
As reported by Structural Engineers the building lived the life from 1966 to 2017 and majorly damaged due to fire. As advised the building should be completely renovated.
Demolition and Re -construction of the existing building means new approvals, sanctions with prevailing building bye laws which will reduce the FAR built-up areas to almost 60% of present. This was not accepted due to lose of FAR and we may not get desired approvals even after long chase of civic authorities so it is better to renovate the existing building to get the same Ground covg. and FAR.
As per Delhi Building Bye Laws and MPD where the buildings are damaged partially or fully due to natural calamity and any unforeseen disasters. The owner can rebuild, renovate partial in parts or full to make it safe habitable with present building codes and best practice and finish this building for reuse without any formal approval from Municipal Authorities. But it is mandatory to inform local authorities before the start repairs/renovation as rebuild in parts /Full.
Analysis: - After the study of old scheme, Architecture design and structural drgs. We formed the opinion to remodel the building on same place at present but question was how to support, demolish and remake the building at the same place.
Concept/vision: - We proposed to remake/renovate the whole building at the same place, same shape and form, same foot print and Ground Coverage, FAR, Height with the similar facade as earlier but with the latest building codes, super safe fire protected, intelligent functional state of art building for contemporary use by the TOI and team.
The Process
The whole building cannot be demolished and reconstruct due to restrictions of bye laws and lengthy process of Approvals which may not allow sanctions and may not permit complete FAR.
So, first of all, we must stabilize the existing weak structure from collapse.
To support: - For each circular RCC Columns, 4 steel columns erected with steel beams below the existing slab from Foundation to the terrace. For 55 RCC Columns 180 Steel columns, beams and brackets were erected.
To reduce loads: - Intermediate burnout concrete removed from the slabs after retaining existing old steel bars.
To remove RCC Columns: - After removal of concrete from the RCC Slab, the load reduced, once the structure lightened supported on new steel frame. Old RCC Columns removed from basement to top floor and simultaneously in continuation new RCC Foundations, columns and slabs were casted after removal of old slabs but steel structure was kept till the casting a slab below terrace. All the floor slab and columns casted except terrace floor. New steel brackets fabricated around RCC Columns to support old terrace slab. The client wishes to retain terrace slab till the clearance NOC from Authorities.
Removal of steel structure: - Steel columns, beams, brackets, removed after casting of complete R.C.C Structure and left over pocket voids casted and filled with RCC.
Façade: - Front façade redesigned similar to old design with wider windows for better ventilation, light and transparency for fire protection and access from outside.
Design: - Lift cores as earlier shape and form the elements like Cores, circulation patterns and even the columns were kept on same locations because highly suitable frame with good spans highly suitable for office. Introduced new entry / exit ramps in the basement for parking and services. cutout and skylights introduced between the adjoining buildings for natural light and ventilation.
Today this project is complete and almost looks the same as earlier without any indication of any intervention of design yet completely redone as whole.
Now occupied by TOI and running their office as earlier.
