With over 55% of the world’s population already living in cities, it’s likely that this number will continue to grow. In India, more than 33% of the population resides in cities, and this number is increasing rapidly. As we strive to accommodate the growing needs of urbanism, questions arise: Are our present cities equipped to provide comfortable and safe living conditions?
How should our new cities be planned and constructed to meet the demands of a rapidly urbanizing population?
A discussion between the academician, the real estate stakeholders, the policy makers and the architects and planners strive to answer the question.
Suresh Babu, Founder and Principal, Suresh Babu and Partners emphasizes the importance of rejuvenating existing cities and creating new ones that are livable and sustainable. “Indian cities contribute significantly to the nation’s GDP, generating nearly 70% of the economic output while occupying only 3.5% of the land and housing over 33% of the population. However, despite their economic importance, no Indian city ranks among the top 125 most livable cities globally. The solution lies in transforming our cities into cleaner, sustainable, and more livable hubs through collective efforts.”
Bhushan Gagrani, IAS, Muncipal Commissioner of Mumbai is of the view that despite India’s rich history of urban planning, as seen in ancient cities like Mohenjo-Daro and Harappa, the country has lost its systematic approach over time. He noted that urban planning in India often begins reactively, focusing solely on land-use plans rather than holistic development.
He stressed that urbanization requires not only infrastructure development but also “software” like law and order, livability, cleanliness, and women’s safety. Gagrani emphasized the need for collaboration between architects, engineers, and planners to create value-added projects that enhance citizens’ lives. “Urbanization should create opportunities, not crises, and that growth must be inclusive, ensuring no one is left behind. Cities should be “windows to opportunity,” providing benefits for all citizens,” Gagrani added.
Dr Niranjan Hiranandani, Chairman, NAREDCO & Hiranandani Group giving example of Mumbai noted that the city is undergoing an unprecedented infrastructure revolution, with:
- Rapid expansion of metro lines, adding 275-300 km in just 2-3 years, compared to 190 km of suburban rail in 65 years.
- Major projects like the Coastal Road and new airports driving massive infrastructure growth.
- The world’s third-longest sea bridge (22.5 km, 16.5 km over sea) unlocking new land and supporting the upcoming second airport.
- Plans for a third airport, to be built in the sea with a bullet train terminal, announced even before the second airport’s launch.
Dr Hiranandani attributed this progress to the commitment of the government and bureaucrats, demonstrating that with determination, nothing is impossible. He concluded that Mumbai’s safety, leadership, and rapid infrastructure development are reshaping its urbanization paradigm.”
Talking of infrastructure development in metros, what has also been seen that imbalanced infrastructure development in cities can indeed lead to safety issues, primarily due to uneven distribution and inadequate provision of essential services. This can result in a range of problems, including increased vulnerability to hazards, health risks, and social unrest.
Elaborating on the fact, Vivek Phansalkar IPS, Commissioner of Police stated, “The safety is as essential as basic necessities and without it, even impressive infrastructure can become a source of fear. An imbalance in city infrastructure can lead to a variety of safety issues and addressing these issues requires societal change as well as a collaborative effort between the government and citizens, aligning the city’s carrying capacity with its growth.”
Urbanization requires not only infrastructure development but also “software” like law and order, livability, cleanliness, and women’s safety.
BEYOND “BRICKS AND MORTAR
Effective city making and management require coordinated efforts among various departments and professions under a unified administration. Unfortunately, Indian cities lack a single powerful administration, with multiple approval authorities and power centers as is evident in the absence of a unified transport management system or building plan approvals.
Dominique Romell, President, Credai MCHI highlighted the evolution of real estate to include new verticals such as senior living, women’s hostels, and community projects. He also debunked the myth that sustainable building requires excessive spending. Romell added, “There is a need for developers to collaborate with engineers and architects to create sustainable, future-ready designs. By working together, the industry can create buildings that are not only environmentally friendly, but also meet the needs of future generations. In addition, the right mindset and technologies can achieve sustainability and holistic buildings without added costs.”
Autif Sayyed, Project Lead for Green Buildings-South Asia for International Finance Corporation considers sustainability as an economic imperative for future-proofing buildings. “With shifting market dynamics, including true-cost pricing, investor preferences for green-certified projects, and tenant demand for sustainable spaces, green buildings are becoming essential. Key focus areas include:
- Resource reduction: Energy, water, and material savings
- Climate resilience: Flood-proofing and disaster resistant systems
- Performance audits: Verifying postconstruction performance
Sayyed debunked common objections, citing examples like Infosys’ net-zero building at zero added cost. He emphasized the importance of prioritizing passive design, efficient systems, and renewables. “Future-proofing buildings is no longer optional; it’s a financial safeguard. With tools and financing available, execution is key, he stressed.
Indian cities path forward needs climate action plan enforcement, carbon measurement, and energy conservation.
WHAT ARE THE SOLUTIONS
There is no denying the need for “Cities for All” in India - building inclusive urban spaces that address the paradox of urbanization. While urbanization offers opportunities, it also poses challenges like climate change, unaffordable housing, and overcrowding.
Governance gaps and biases in infrastructure planning often exclude marginalized groups. Inclusive initiatives, such as Odisha’s Jaga Mission and Mumbai’s gender-responsive planning, demonstrate solutions.
S J Vijay, Founder and Chairman, Salmon Leap Ventures recommends a shift to manufactured buildings, brining speed and efficiency in the process. “The 3D monolithic precast methodology enables whole-room manufacturing with single-pour, jointless, and leak-proof rooms.
Benefits include:
Speed: Construction in days/weeks instead of months/years
Quality: Machine precision reducing human error
Strength: Reinforcement in every sq.ft of wall.
Partnerships with leading companies and government approvals can support this innovative approach to construction.”
Dr. Prof. Anand Achari, Principal, Vivekananda College of Architecture stresses on the need for a mindset shift from “ego-logical” to ecological planning to address climate change impacts. “Key challenges in urban India include energy transition gaps, water crisis, and waste and housing disparities. Sustainable solutions include:
Circular systems approach:
Promoting urban farming and reducing waste
Smart urban density: Vertical mixed-use development
Global models: Cities like Masdar and Dongtan demonstrate self sufficiency
Implementation requires collaboration among professionals, institutions, government, and public participation. Indian cities path forward needs climate action plan enforcement, carbon measurement, and energy conservation.”
Rajesh Gajjar, Managing Director, GMD Consultants proposes a polycentric development strategy for cities like Mumbai, decentralizing growth to satellite cities within a 50-100 km radius. This approach would prioritize highspeed connectivity, creating self-sufficient centers for:
- Tourism (Virar)
- Logistics (Bhiwandi-Kalyan)
- Education/research (Khopoli- Karjat)
- Industry/tech (Panvel-Alibaug)
“A transportation backbone, including high-speed rail and underground tunnels, would connect these nodes to Mumbai. Benefits by 2050 would include a decongested core, affordable housing, and increased open spaces,” he stated.
Prof. Rajeev Mishra, Principal, Sir JJ College of Architecture summarized, “The urbanization paradox is that 36% of India’s urban population generates 64% of GDP. India’s urban challenges include inadequate housing, fragmented authority, and infrastructure stress. The failures include the Slum Rehabilitation Policy and luxury housing imbalances which requires on war footing - Integrated planning, Empowering architects, Unified metro authorities, Transparent systems and Citizen-centric design.
Governance gaps and biases in infrastructure planning often exclude marginalized groups. Inclusive initiatives, such as Odisha’s Jaga Mission and Mumbai’s gender-responsive planning, demonstrate solutions.
WHAT IS A LIVABLE CITY
Finally, in Indian context what defines a livable city?
Given India’s unique challenges—such as high population density, resource constraints, and socioeconomic disparities—livability takes on a distinct shape compared to Western benchmarks.
In India, the cities not only will have to successfully manage rapid urbanization but also ensure a good quality
of life for its diverse and growing population. The factors on which the livability quotient hinges on are –
- Access to affordable housing, especially for lower- and middle-income groups
- Clean drinking water, reliable electricity, and sanitation facilities
- Slum rehabilitation and inclusive urban housing projects
- Investment in metros, buses, and local trains
- Promotion of non-motorized transport
- Measures to control air and water pollution and waste segregation policies
- E-governance for public services
Urban greenery: parks, tree-lined roads, lakes Not to forget, social inclusion and cultural vitality are an important part of a holistic city development. The traditional ways of planning chowks and plazas for community interaction that are accessible by all - differently-abled, and underprivileged, can help make Indian cities vibrant urban centres, offering quality of life
As Suresh Babu rightly concluded, “To achieve the vision of a “Viksit Bharat,” it’s essential to not only rejuvenate existing cities but also plan and construct new ones. By learning from past mistakes and envisioning future needs, we can create great livable cities.”
Given India’s unique challenges-such as high population density, resource constraints, and socio-economic disparities-livability takes on a distinct shape compared to Western benchmarks.
Collaboration: The Missing Piece
Collaboration between planners, developers, policymakers, and engineers is crucial for successful urban development. Planners provide the overarching vision and strategies, policymakers ensure that plans align with societal needs and regulations, and engineers provide the technical expertise, while developers implement the plans effectively. This collaboration is essential for creating functional, sustainable, and livable urban environments.
Sadly, in India, this is the missing link and this discussion highlights the urgent need for collaborative planning when it comes to creating cities for the future - for the people and by the people.
