CASE STUDY OF DILAPIDATED STRUCTURE

Esplanade Mansion (formerly Watson’s Hotel)

MR. PARV DIVYESH PATEL

2021096
D.B.H.C.O.A.
TABLE OF CONTENTS
1 INTRODUCTION..............................................................................................1
2 OVERVIEW OF MUMBAI’S DILAPIDATED BUILDINGS PROBLEM......................2
3 HERITAGE & ARCHITECTURAL BACKGROUND OF ESPLANADE MANSION.......3
4 STRUCTURAL DECLINE & SAFETY RISKS........................................................4
5 STAKEHOLDERS & OWNERSHIP CHALLENGES...............................................6
6 LEGAL & REGULATORY ACTIONS...................................................................7
7 RECOMMENDATIONS.....................................................................................8
8 CONCLUSION.................................................................................................9
CASE STUDY OF DILAPIDATED STRUCTURE STRUCTURAL DECLINE & SAFETY
RISKSSTRUCTURAL DECLINE & SAFETY RISKS

1 INTRODUCTION

The Esplanade Mansion,

formerly Watson's Hotel, is
one of Mumbai's most
historically significant but
critically endangered
buildings. It is now a symbol
of both colonial architectural
brilliance and urban neglect,
located in South Mumbai's
Kala Ghoda precinct. It is
believed to be India's oldest
surviving cast-iron framed
structure, having been built
in the late 1800s. Over the
years, the building
transformed from a luxurious
hotel for European guests to
circa 1880s- 1900s – original cast- iron framed structure.
Figure 1 View of Watson’s Hotel (Esplanade Mansion), Bombay,
a multipurpose commercial
and residential property.

Its transformation from

magnificence to decay
demonstrates Mumbai's
larger struggles with heritage
preservation, occupancy
laws, and rapid urbanisation.
Today, Esplanade Mansion is
unoccupied, fenced off, and
covered in protective netting,
awaiting legal and civic
decisions on whether to
restore or demolish it. This
case study investigates the
building's architectural,
historical, and cultural
significance, traces the
factors that contributed to its
current state, and assesses
the ongoing debates among
stakeholders, including
Figure 2 Watson’s Hotel now knows as Esplanade Mansion in government agencies,
2008. Photo: Ben Lepley/Flickr heritage activists, tenants,
and private owners. Through
this lens, the building is more than just a decaying structure; it is a reflection of
Mumbai's urban contradictions: conservation and modernisation, safety and
heritage, public memory and civic inactivity.
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2 OVERVIEW OF MUMBAI’S DILAPIDATED

BUILDINGS PROBLEM
Mumbai is filled with ageing structures, many of which are in serious disrepair.
The worst cases are classified as Category C1 by the city's civic bodies, which
means they are unsafe and unfit for human habitation and must be evacuated
and demolished immediately. According to recent surveys, over a hundred
buildings have been classified as C1, while thousands remain at risk.

Several factors have contributed to the crisis, including outdated infrastructure,

overcrowding, rent control laws that discourage maintenance, and lax
enforcement of building codes. Tenants frequently resist eviction, fearing
displacement, while landlords have few incentives to invest in repairs. This has
resulted in fatal collapses and ongoing danger for residents, especially during
the monsoon season.

Esplanade Mansion fits right into this pattern. Despite its high-profile status, it
has been ignored for decades. The building's deterioration is not only a
structural issue, but also a result of broader governance and planning failures.

Figure 3 Collapsed C1- classified building in Dongri area, Mumbai (2024) – rescued just in time due to
early evacuation. Demonstrates systemic risks across the city.

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3 HERITAGE & ARCHITECTURAL BACKGROUND OF

ESPLANADE MANSION
Esplanade Mansion was
intended and built as Watson's
Hotel, a luxurious colonial
enterprise catering to European
guests. Its construction was
revolutionary for the era, with
the complete cast-iron
framework constructed in
England and brought to
Bombay, where it was
assembled on-site. This makes
it one of the first examples of
prefabricated and modular
building in the country.
Rowland Mason Ordish, the
project's designer, was also
responsible for the Crystal
Palace and the St. Pancras
1867–71 — showing the original cast- iron skeletal frame
Figure 4 Watson’s Hotel (Esplanade Mansion) façade circa Railway Station in London.
assembled in Bombay. (Design by Rowland Mason Ordish)
The structure has huge
verandahs, exterior corridors
and an internal lightwell, all
designed to improve ventilation
and adapt to the tropical
environment. It had more than
130 rooms, spacious common
areas, and even hosted India's
first cinema screening in 1896.
In its prime, it represented
colonial elegance, attracting
notable guests like as Mark
Twain and Rudyard Kipling.

However, as the hotel closed in

the early twentieth century, the
Figure 5 Historical drawing of Esplanade Mansion — building's magnificence faded.
idealized illustration featuring open verandahs, atrium, and
iron structure typical of Ordish’s modular design. It was renamed Esplanade
Mansion and began to house
smaller offices, shops, and then legal chambers, resulting in a change in
function and an altered internal arrangement. Despite these renovations, its
unique cast-iron skeleton remained intact, giving it Grade II-A heritage
recognition under Mumbai's cultural protection regulations and inclusion in the
Fort/Kala Ghoda UNESCO precinct. Today, it is a unique and valuable example
of early multi-story structural engineering in India, serving as a reminder of
architectural innovation as well as the delicate state of historic preservation.
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4 STRUCTURAL DECLINE & SAFETY RISKS

Over the years, Esplanade Mansion has
suffered from carelessness,
overpopulation, and unapproved
structural alterations. As it transitioned
from a single-use luxury hotel to a
multi-use commercial structure,
unauthorised additions such as interior
mezzanines, partitions and heavy
installations increased the building's
load without providing enough
structural support. The building's
original architecture was never intended
to withstand such load, particularly
without regular maintenance.
By the early 2000s, visible indicators of
degradation were being concerned.
Corroded beams, falling plaster, and
weak joints caused worry among
tenants and authorities.
Mansion façade In 2007, of the
- iron,
Figure 6 Esplanade in a state
MHADA
decay formally
– rusted designated
balconies, corroded cast the building
and
untreated
hazardous weather
anddamage visible. Allows
classified it as reader
a C1
to visualize long-term structural neglect.
structure. Despite evacuation letters,
many tenants refused to leave, citing a
lack of alternative housing and the
cheap rents they were paying under
previous tenancy laws.
In July 2018, a fourth-floor balcony
crashed onto the street below, serving
as a wake-up call. Though no one was
critically injured, the tragedy exposed
the true danger the structure posed to
both tenants and the general public.
Barricades were built, and a structural
audit was initiated. In 2019, an intensive
examination revealed that the structure
was beyond repair, as it had lost its
stiffness and could no longer be safely
repaired.
Despite these warnings, there were
differing expert conclusions. Some
conservation architects argued that
selected restoration could potentially
Figure 7 Recently fallen or collapsing balcony save the structure. Meanwhile, all
portion – highlighting the severity of
deterioration; led to legal intervention and public tenants were eventually evicted, and the
barricading post-2018 collapse. structure has since been shut up and
wrapped with safety netting to avoid falling debris.

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Figure 8 Figure 9 Esplanade Mansion,, internal courtyard, June

3, 2019
Esplanade Mansion, internal courtyard, June 3, 2019

Figure 10 Main staircase, wrought and cast-iron

details, June 3, 2019

Figure 11 Esplanade Mansion, protection and netting

done by MHADA

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5 STAKEHOLDERS & OWNERSHIP CHALLENGES
The ownership and management of Esplanade Mansion is complicated,

Figure 12 Esplanade Mansion façade showing structural decay and blocked balconies —
associated with the owner's ₹50 crore restoration offer; reflects property ownership and investor
intent.
involving private owners, tenants, civic agencies, and heritage organisations.
Sadiq Ali, the current owner, acquired the property in 1979. Since then, the
building has been rented out to a variety of individuals and enterprises, many
of whom benefited from rent-controlled agreements that made the property
financially unsustainable to maintain.

Tenants varied from tiny stores and law companies to cafés and tailors,
reflecting the building's changing identity. Despite safety warnings and court
rulings, many residents refused to give up their affordable housing. On the
other hand, the owner was chastised for neglecting to invest in the building's
upkeep and for being mainly absent from its day-to-day operations.

MHADA, as the state housing authority, was essential in categorizing the

building as hazardous and commencing legal actions. The BMC, which oversees
civic infrastructures and public safety, has issued many warnings. Heritage
organizations such as INTACH intervened to plead for conservation, with the
Bombay High Court ultimately deciding whether the structure should be
demolished or restored.

Overlapping responsibilities, competing interests, and a lack of coordinated

action all contributed to years of delays in making important decisions. As a
result, the structure was stuck between pleas for preservation and the urgent
need to assure safety.

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6 LEGAL & REGULATORY ACTIONS

Figure 13 Esplanade Mansion façade under scaffolding and netting — reflecting court-mandated safety
measures enforced after structural collapse.
From 2007 forward, the Esplanade Mansion issue became a legal battlefield.
Tenants protested MHADA's initial notification considering the structure
dangerous. Though courts upheld the eviction order, the actual vacating took
several years. The 2018 fall hastened the legal procedure, prompting the
Bombay High Court to order emergency safety improvements.

MHADA sought for destruction in 2019, after a structural audit determined that
the structure was irreparably damaged. Heritage groups, backed by skilled
architects, proposed alternate restoration plans. A legal back-and-forth ensued,
with the High Court eventually halting destruction and requesting a more
thorough assessment of repair options.

At one point, the owner and renters proposed pooling ₹50 crore for
conservation, showcasing remarkable cooperation. The court took this idea
seriously, directing MHADA and the BMC to investigate its feasibility. To date,
no definitive judgement has been issued, and the building remains vacant,
netted, and in uncertainty.

This legal trip revealed the absence of a defined policy framework for
managing such matters. It also highlighted how heritage conservation
frequently clashes with safety rules, a contradiction that Mumbai's present
building laws are ill-equipped to address effectively.

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7 RECOMMENDATIONS
1. Create a dedicated heritage repair fund: The government and private
partners must establish a financial structure to support the restoration of
heritage buildings such as Esplanade Mansion.

2. Reform tenancy and rent-control laws: Long-term conservation is

impossible if owners cannot afford maintenance due to outdated rental
caps.

3. Encourage public-private partnerships: Private investors and non-

governmental organizations (NGOs) working under state supervision can
assist balance costs and conservation needs.

4. Mandate frequent structural audits: All heritage structures should be

inspected at regular intervals, with timely actions performed before
emergencies arise.

5. Increase legal clarity on heritage conservation: Introduce clearer laws

that strike a balance between safety and preservation while avoiding
administrative obstacles.

6. Engage community stakeholders: To promote openness and

accountability, include tenants, local people, and civic organisations in
decision-making.

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8 CONCLUSION
The Esplanade Mansion is more than just an ancient building; it is a silent
narrator of Mumbai's transition from colonial port city to modern metropolis. Its
cast-iron frame, imported and precisely built in the 1860s, is a technological
marvel for the time. It witnessed the development of Indian cinema, housed
literary titans, and eventually became a magnet for everyday legal
professionals, tailors, and cafés. In many respects, it has had numerous lives,
each symbolising a different aspect of the city's cultural and architectural past.

Today, however, it is fenced off, wrapped in safety netting, and shaved off of its
dignity, a heritage landmark transformed to a hazard. This transformation did
not occur overnight. It was the result of years of legal ambiguity, ineffective
enforcement, fragmented ownership, and a lack of political and public resolve
to prioritise cultural conservation. The building's steady degradation mimics
the state of numerous other old structures across India, which are equally
overlooked until a disaster compels attention.

However, Esplanade Mansion does represent an opportunity. Its case has

injected heritage into the public discourse in a way that statistics and lists
rarely do. Citizens, conservationists, and even courts have begun to raise
uncomfortable

If the proper decisions are made now through collaborative planning, legal
clarity, and proactive restoration. The Esplanade Mansion can still be saved and
reused as a living aspect of Mumbai's urban fabric. It could function as a
cultural centre, a museum, or perhaps an example for adaptive reuse of
historic structures. Its effective restoration would mark a watershed moment in
how Indian towns learn to merge their history with their future.

If ignored, it may soon fall or be quietly removed, erasing a key chapter in

Mumbai's history. Not merely a structure, but a symbol of endurance,
inventiveness, and uniqueness will be lost.

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9 BIBLIOGRAPHY
Sr. Description Link
No.
1 "Esplanade Mansion: Once a https://indianexpress.com/article/
landmark, now a danger cities/mumbai/esplanade-mansion-once-
zone" – The Indian Express a-landmark-now-a-danger-zone-
5794467/
2 "Mumbai’s oldest cast iron https://www.architecturaldigest.in/
building may be demolished" story/mumbais-oldest-cast-iron-
– Architectural Digest India building-may-be-demolished-esplanade-
mansion/
3 INTACH Mumbai appeal for https://www.intach.org/news-detail/
conservation of Esplanade esplanade-mansion-conservation-
Mansion request
4 "Mumbai: HC to hear https://www.hindustantimes.com/
Esplanade Mansion case" – mumbai-news/mumbai-hc-to-hear-
Hindustan Times esplanade-mansion-case/story-
DhDLOPNA4YOZluVP1ojSLP.html
5 UNESCO World Heritage https://whc.unesco.org/en/list/1480/
listing: Victorian Gothic and
Art Deco Ensembles of
Mumbai
6 IIT Bombay’s structural audit https://www.iitb.ac.in/sites/default/
report highlights risk and files/esplanade-mansion-report.pdf
recommends demolition
7 "Bombay High Court stays https://www.thehindu.com/news/
demolition of Esplanade cities/mumbai/hc-stays-demolition-of-
Mansion" – The Hindu esplanade-mansion/
article28707898.ece
8 "Tenants offer ₹50 crore to https://timesofindia.indiatimes.com/
save Esplanade Mansion" – city/mumbai/tenants-offer-50-crore-to-
Times of India save-esplanade-mansion/articleshow/
70069021.cms
9 "Esplanade Mansion on World https://www.wmf.org/project/watsons-
Monuments Fund Watch List" hotel-esplanade-mansion
10 BMC Pre-Monsoon Survey https://portal.mcgm.gov.in/irj/portal/
2024 – List of Dangerous anonymous/qldangerbuildings
Buildings in Mumbai
11 "The Esplanade Conundrum" https://www.mid-day.com/lifestyle/
– Mid-Day article on heritage health-and-fitness/article/the-
neglect esplanade-conundrum-190318
12 "A Second Chance for https://mumbaimirror.indiatimes.com/
Esplanade Mansion" – mumbai/cover-story/a-second-chance-
Mumbai Mirror for-esplanade-mansion/articleshow/
70667409.cms
13 "Cast in Iron" – Frontline https://frontline.thehindu.com/
article on heritage and legal dispatches/article29220279.ece
dispute

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