Once a common feature of central business districts, skyscrapers are fast encroaching the residential space. Over the last decade, the number of residential high-rise towers has quadrupled in major cities across the world. Presently fifteen countries in the world have over 100 skyscrapers. Hong Kong, New York City, Kuala Lumpur and Dubai have the highest density of skyscrapers.

Mumbai is home to the largest number of residential skyscrapers in the country. Lokhandwala Minerva (301 meters) in Mahalaxmi, Piramal Aranya Arav (282 meters) in Byculla, Lodha World One (280 meters) and Lodha World View (278 meters) in Worli are some of the tallest residential buildings in the city. According to a report published by TOI, the BMC recently awarded 809 high-rise buildings NOCs from the High-Rise Committee (HRC). Between 2019 and 2023, over 150 skyscrapers were launched in the Mumbai Metropolitan Region alone. This number is expected to double by the end of 2030. Why are so many high-rise buildings being constructed?

Land scarcity and rapid urbanisation are some of the primary factors driving the meteoric rise of high-rise buildings in metro cities. The growing need for housing in city centres has pushed developers to adapt and adopt to constructing high-rise buildings to accommodate demand. In cities like Mumbai changes to FSI norms have catapulted the construction of high-rises in the last decade. However, this has resulted in a frenzied development of certain micro markets, offering little respite to its residents.

What can be considered a high-rise?

There is no universal definition of a high-rise building or skyscraper. This is because the height of a building is largely contextual; a building is considered tall when compared to the average height of its surrounding buildings. Having said that, in most countries, a building exceeding the height of 150 meters is considered high-rise. In India, the Model Building Bye-Laws defines a High Rise Building as a building above 4 storeys, and /or a building exceeding 15 meters or more in height above the average level of the front road. The DCPR 2034 defines High-Rise Buildings as those having a height exceeding 32 meters above the average surrounding ground level.

In the state of Maharashtra, all the high rise buildings must comply with the requirements of structural design, stability, geotechnical, and fire safety norms as per provisions of UDCPR, Maharashtra Fire (Prevention and Life Safety Measures) Act, 2006 and National Building Code of India. In Mumbai, any building exceeding the height of 120 meters (approximately 40 storeys) must obtain clearance from the High-Rise Committee; a committee of experts that assesses development plans of tall structures and their impact on the surrounding infrastructure and environment.

What is the ecological impact of high-rise constructions?

To truly understand the ecological impact of development, one has to look at the entire lifecycle of emissions of the built environment. Densely populated high-rise cities appear to have smaller carbon footprints because they can house a large number of people in fewer structures. Given that more than half the world’s carbon emissions come from buildings, such ecosystems should logically support sustainable development. However, recent studies suggest otherwise. A study conducted by Edinburgh Napier University found that high-density high-rise cities have the largest carbon emissions whereas high-density low-rise cities are the lowest carbon emitters.

The construction of high-rise buildings weighs heavily on the environment. It requires additional materials such as steel and glass that are not eco-friendly to procure and requires complex heating and cooling systems which need more power. This creates a large embodied carbon premium for height. Further, if constructed in close proximity, tall structures are known to add to the urban island effect (tall buildings placed in close proximity tend to trap heat and reduce natural ventilation). Once constructed, most high-rise buildings have large operational carbon footprints.

Does India need more high-rise buildings?

High-rise buildings are often associated with development, progress and luxury. In many countries, it is seen as a statement of ambition of the governing parties. In India, it is not uncommon to find builders marketing high-rise residences as ultra-luxury homes in the sky. These high-rise residences may provide an illusion of extravagance on account of the views, amenities and interiors provided, but in reality, they offer sub-optimal living at best.

Tall structures work best for offices and hotels because of how these establishments use space. A home on the other hand requires comfort, natural ventilation, and safety. Our weather, which is generally warm for most parts of the year, is not conducive for glass façade structures because it traps heat rather than providing natural cooling. As a building grows in height its usable space per floor diminishes as does its ability to receive sunlight and enjoy natural ventilation. Tall structures are expensive to construct and maintain, further adding to the financial burden of its residents.

High-rise residences pose several safety hazards for its residents. Our firefighting systems are not equipped to deal with fires on high floors or within glass façade structures. Most of our skyscrapers do not have helipads; a mandatory safety requirement for high-rises abroad. In case of a power outage, residents may find themselves trapped in their homes without many options. Civic discipline is poor in India, making it tough for societies to ensure fire safety precautions are constantly adhered to.

Sitting in an ivory tower may feel luxurious but it should not come at the cost of safety or hamper your quality of life. The penthouse life may be attractive in cities like New York and Dubai because of the existing infrastructure, extreme climate and advanced technology. Further, these are commonly used as second homes or city homes by their owners rather than as a primary residence like in India. Therefore, using the same construction model in developing countries does not necessarily recreate the same standard of living.

It helps to take a leaf out of the book of well-developed cities like Melbourne, Los Angeles and Paris. This type of high-density low-rise development that is spread across larger land parcels can be easily adopted and has a better chance of addressing housing needs while ensuring sustainable development. To achieve progress in the truest sense we must aim and aspire to create and live within urban sprawls rather than vertical slums.