Muskan Sharma

A/3437/2020

Research Topic:- Forgotten to Flourishing: Revitalization of Underutilized Malls through

Adaptive Reuse

Research Questions:- Approach:

1. How can adaptive reuse serve as a (i) Conduct a systematic review of

solution for revitalizing malls? existing literature to identify the key
factors leading to the decline of
2. What architectural interventions most malls.
effectively transform vast, underutilized
retail spaces into surroundings that facilitate (ii) Study and analyze case studies to
mixed-use developments? understand the impacts of adaptive
reuse on the success of malls.
Aim

This dissertation aims to investigate and

analyze the potential of adaptive reuse as a 2. Primary Data Collection
strategy for revitalizing underutilized malls
in India. (i) Interviews: This would include
interviews with architects to gather
Objectives insights into the challenges faced by
underutilized malls and the potential
1. To identify and analyze causes of benefits of adaptive reuse.
vacancy in malls.
2. To evaluate the potential benefits of (ii) Surveys: This would include
adaptive reuse surveys with users to better
3. To develop guidelines on how to understand consumer preferences.
approach the adaptive reuse of
underutilized malls. (iii) Observational Studies: The idea
is to conduct observational studies to
Research Methodology compare footfall and consumer
behavior in declining malls versus
1. Literature review- repurposed malls.

Objective: The objective of the

literature review is to gain an
3. Data Analysis-

Quantitative Analysis: Analysis of

understanding of underutilized malls, survey responses to identify
their consumer preferences and consumer
trends.
decline, and adaptive reuse as a
solution.
 Qualitative Analysis: Synthesize These malls were originally constructed as
findings from the literature review outlying town centers to serve as dynamic
and interviews to arrive at a community hubs and reflect urban growth
comprehensive overview of the
objectives. For decades, they successfully
factors that influence consumer
behavior. fulfilled this role, becoming focal centers for
urban growth and attracting an endless flow
4. Recommendations: of consumers. However, over time, the
fundamental concept of these malls shifted
(i)Strategies for Revitalization
towards retail and profit, weakening their
(ii) Strategies to boost Community purpose and magnetism.
Engagement
Although malls had weathered previous
(iii) Design and/or Planning economic downturns, the advent of internet
Guidelines
retailing posed an unprecedented challenge,
Expected Outcomes striking at the very core of their business. As
consumer preferences evolved, many
1. Comprehensive understanding and became weary of the traditional mall
analysis of the causes of vacancy in experience, opting instead for big box stores
underutilized malls.
and outdoor lifestyle centers that offered
2. Identification of key design
principles and architectural more diverse and engaging environments.
considerations for adaptive reuse These new 'third places' began to eclipse
3. Recommendations for architectural malls as preferred destinations for both
interventions. shopping and leisure.

Mixed-use development is increasingly

Abstract being recognized as a viable solution to
revitalizing or reimagining such spaces. It
Once vibrant hubs of social and commercial involves integrating various types of spaces
activity shopping malls are now in to create a vibrant and dynamic environment
that ensures a steady flow of people
widespread decline in India and worldwide.
throughout the day, all around the week.
Analytical Framework

Introduction
“Shopping is arguably the last remaining
public activity” Rem Koolhaas. This dissertation explores the potential of
The evolution of retail trends has led to a adaptive reuse as a strategy to revitalize
significant transformation in the relevance underused malls. The aim is to identify
of malls. Initially bustling hubs of The factors that influence factors that
commerce, many malls now face increasing contribute to the decline of malls and ones
vacancy rates and declining foot traffic. that be utilized to transform these spaces
Over-saturation of retail, lack of flexibility into vibrant, multifunctional environments.
in keeping up with consumer trends, the rise By analysis of existing literature on the
of E-commerce, and many other such factors subject, as well as case studies of malls that
have contributed to the obsolescence of have undergone adaptive reuse and thrived,
malls. Functions and buildings that cannot the dissertation seeks to provide insights into
adopt the fresh development of social best practices and strategies that can be
structures face the danger of extinction. applied to similar projects.
( Ali Bugra Sariakcali, 2018)
To understand the factors that lead to the
This change in the retail landscape presents decline of malls, the study will focus on two
a highly critical challenge for urban specific cases- the JMD Kohinoor Mall in
planners, architects, and developers. It GK, and TDI Mall in Rajouri Garden. These
presents an opportunity for innovation two malls are located in areas with different
through adaptive reuse. This involves user groups and would thus help gain a more
repurposing these spaces for new, often holistic understanding of the problem at
mixed-use functions. According to a 2024 hand. In contrast, the study would also
report by IBEF on the Indian Real Estate include the case of the Indian Habitat
industry, The Indian real estate sector's Centre, Delhi- a timeless example of
projected growth to US$ 1 trillion by 2030. successful mixed-use development to
This highlights the importance of leveraging understand the factors that contribute to the
existing underutilized spaces, in our case, success of a development that performs
malls. It supports the need for innovative multiple functions.
solutions that can contribute significantly to
the GDP as well as urban development in Background Study
the long run.
Historically, shopping malls have served as
Adaptive reuse not only helps extend the focal points within urban areas. The concept
in itself is an evolution that can be traced
lifecycles of these structures but also back to ancient times, wherein open-air
contributes to sustainable urban markets were set up as key points for trade
development. It does so by reducing the and commerce. As Sariakcali and Manisa
need for new construction and minimizing (2018) note, “ the need for shopping areas
environmental impact. took place in the urban squares of medieval
cities and antiquity,” reflecting thus on the
fundamental role of retail in community life.
 projections of consumer spending and
economic growth. Developers often pursued
rather aggressive expansion plans leading
thus, to an oversupply of retail spaces.

Image 1: A view in the Bazaar, leading to

the Chitpore Road by James Baillie Fraser -
1826

The Industrial Revolution brought about

changes in production, distribution, and
consumption patterns. Mass production led Image 2: TDI Mall in Rajouri Garden-
to a rise in consumerism and a subsequent Popular in the 2000s, now an underutilized
need for more sophisticated retail spaces. mall
This evolution eventually led us to the
enclosed, climate-controlled environments The presence of abandoned retail centers is
we refer to as malls. They were successful not only unpleasant from an aesthetic
as they offered the convenience of one-stop standpoint, however, as Pat Finn argues in
shopping, where consumers could find a his 2022 article on the ruin of Retail, social
wide range of products and services all in problems arise in the wake of a mall’s
one place. This saved the time and effort failure.“In the surrounding neighborhoods,
that would’ve otherwise been spent on you begin to see the crime rate increase, and
visiting multiple standalone stores. The other homes and buildings being vacated.
1990s were the golden age of malls wherein The whole community surrounding it begins
developers focused on larger and more to deteriorate.” Pat Finn, 2022
elaborate designs, creating mega malls that
became significant landmarks and icons of The article also highlights some key
retail innovation. They were embraced as architectural features common to most of
symbols of modernity and economic these malls such as limited windows and
progress. skylights, resulting in dimly lit interiors that
can feel oppressive, especially when vacant.
Over time, many of these spaces have
become obsolete due to a variety of factors. "Obsolescence occurs when spaces are not
These include consumer behavior, used as was originally intended but still
technological advancements (such as the rise maintain some of the original qualities and
of E-commerce platforms), and changing characteristics" Laura A. Schatzman (2013).
urban demographics. A very critical factor This highlights the dual nature of
to consider is also the over-saturation of obsolescence wherein spaces retain their
retail in and around Delhi. In many urban physical presence but lose functional
and suburban areas, the number of malls relevance.
increased rapidly, driven by optimistic
 remain relevant in an economic landscape
that is constantly evolving. Dynamic
environments foster economic synergy,
allowing for a diverse range of activities that
attract (for eg.) office workers as well as
consumers. This ensures a steady flow of
people throughout the day, maximizing the
usage of the space. Office workers, for
instance, contribute to daytime foot traffic,
which boosts sales for retailers and
Image 3-Indian E-Commerce Market restaurants. In the evenings and on
Projection. Source: IBEF India weekends, these spaces can draw families,
visitors, and community members searching
In her thesis on ‘Metabolizing
for entertainment and recreational activities.
Obsolescence: Strategies for the Dead Mall,’
It also provides a bright, exciting
Laura A. Schatzman highlights the
environment that appeals to a wider
importance of the concept of planned
audience. The availability of various
obsolescence to further understand the
activities and amenities nearby encourages
challenges faced by traditional retail
individuals to spend more time in the
environments (malls). The thesis states
neighborhood, which can result in greater
“Time creates change and causes
spending and economic advantages for all
obsolescence”, referring to the lifespan of
businesses involved.
commercial spaces that can often be
predetermined by consumer preferences. Moreover, these spaces could also promote
This phenomenon can be countered by the community engagement with the addition of
diversification of such spaces to serve a cultural and community amenities, such as
variety of functions. Integrating functions theatres, galleries, and event spaces. These
presents an opportunity to create spaces that components have the potential to transform
can better serve contemporary urban needs. the space into a cultural and social hub
instead of merely a shopping destination.
This integration addresses the economic
challenges that underutilized malls face and Shopping Malls as Interior Pedestrian
promotes sustainability. Sarıakçalı (2018) Spaces
suggests how mixed-use developments can
lead to reduced transportation emissions by Gottdiener (1995) defines malls as the
encouraging walking and cycling, as junction of two structural concepts. The first
residents and workers can access various is the retailer's goal to offer consumer
services within the same area. products in large quantities under current
production and distribution relations and the
The idea promotes the adaptability of other is ‘the physical space within which
design. Laura A. Schatzman emphasizes the individuals come’ to partake in a specific
importance of creating flexible sort of urban environment that they want.
environments that can respond to changing
market demands and the needs of Malls serve as a declining forum of public
consumers. This adaptability becomes interaction and amusement, the last of its
crucial in addressing the obsolescence of sort especially in places like Delhi that do
traditional malls, which often struggle to not have a lot of well-maintained natural
features where one could spend time.
Pedestrianization in Delhi has failed due to
repeated attempts by the government due to
encroachment and other reasons but mostly,
a lack of discipline. As a result, among the
only truly walkable places are malls. The
downside to this is, however, the added
compulsion to purchase something to add
purpose to the visit. This highlights a rather
negative aspect of retail culture and calls for
the development of a space that provides
more opportunities for fostering social
interaction and boosting walkability. It calls Image 4- Ansal Plaza location
for a space that boosts a sense of community
which is something we find diminishing in Source: Google Maps
Delhi.
Introduction
Nowadays, although one of the main duties
of cities is to provide public spaces for Ansal Plaza, once a premier shopping
social interactions, they become intimidating destination in the city, is the oldest major
environments due to the perceived “social retail complex in Delhi and the third largest
fear” (Jewell, 2001, p. 353) While Malls in the country. The mall was inaugurated on
were initially designed to be social spaces, 1 November 1999 marking a pivotal
their enclosed environments in actuality moment in the evolution of retail in the
contribute to social isolation. The design of country.
malls ends up emphasizing consumerism
The launch was spearheaded by Ansal
over community. This limits meaningful
Properties and Infrastructure Ltd., with the
social interactions and thus, they head
opening of Shoppers Stop as its anchor
towards obsolescence even as social spaces.
tenant (later replaced by Decathlon).
Primary Case Study- Ansal Plaza,
The plaza, located near Andrews Ganj on
Andrews Ganj, Delhi
Khel Gaon Marg in the south of Delhi, soon
Location: Andrews Ganj, Khel Gaon Marg, established itself as a key element of the
Delhi city’s urban retail landscape. Proximity to
affluent neighborhoods such as South
Opening Date: 1 November 1999 Extension and Greater Kailash, helped
transform the mall into a prime shopping
Developer: Ansal Properties & destination during its early years.
Infrastructure Ltd.
The mall was planned with a distinctive
Site Area: 10,88,996 sq ft. (1,01,171.5 sq m) circular layout with an amphitheater in the
center, encased within the open-air plaza.
Gross Leasable Area: 1,78,000 sq ft ( 16,500
sq m ) Initial Success and Expansion

Parking Capacity: 1000 cars

Image 5- Ansal Plaza Source: IndiaTVNews

The opening of Ansal Plaza was a

pioneering moment for Delhi’s retail Image 6- Ansal Plaza Amphitheater Source:
environment and the urban lifestyle in TripAdvisor
general. Back then, the concept of large,
integrated shopping centers was still novel The Decline of Ansal Plaza
to India, where traditional marketplaces,
standalone stores, and shopping streets such The downfall of Ansal Plaza, formerly a
as Connaught Place dominated. Ansal Plaza renowned shopping attraction in Delhi, is a
altered the shopping paradigm by bringing complicated story encompassing
about a well-curated, modern retail architectural, commercial, and legal
experience under one roof. concerns. The following is an approximate
timeline that covers the gradual decline of
Ansal Plaza was unique owing also to its Ansal Plaza.
architectural identity. With a central atrium
and an overall circular form, it distinguished Timeline of Decline
itself from other retail establishments at the
time. The plaza held a variety of events, 1. Early 2000s (Initial success)
promotions, and cultural activities, including After its inauguration in 1999, Ansal
music concerts, making it more than just a Plaza was quick to gain popularity
shopping mall. The amphitheater, located in
owing to its unique design, popular
the center of the complex, became a focal
point for such events, attracting visitors to retail brands as well as its location in
the mall even if they weren’t primarily there a prime area.
to shop.
2. Mid-2000s ( Competition and Initial
Struggles)
As more contemporary malls began
to emerge, they attracted a
significant portion of the foot traffic
that had previously visited Ansal
Plaza. These malls including Select
Citywalk, DLF Promenade, and
Ambience Mall provided more
diversified shopping and
 entertainment alternatives. Around
this period, the Uphaar Cinema
tragedy cast a shadow over the Ansal
group, which was in charge of the
cinema which burned down and
resulted in the death of around 60
people.

3. Late 2000s (Loss of tenants)

By this time, key tenants like
Shoppers Stop began leaving the
mall making it difficult to attract Image 6- Entrance into Ansal Plaza
tenants and customers.
Ansal Plaza is surrounded by guest
4. 2010s (Vacancy and decline) house blocks and apartments. As one
The mall struggled to stay relevant as approaches the complex, they
the outdated infrastructure and lack encounter a rather ill-maintained and
of investment stood in stark contrast unguarded entrance opening into a
to the vibrant environments offered ramp to the basement for parking, as
by competitors such as Select well as a pedestrian path to go
Citywalk. further. Despite the condition of the
5. 2017 (Attempt to Rebrand) same, the mall manages to catch
Ansal Plaza was rebranded as a one’s eye due to the bold red curving
sports and lifestyle destination by facade which sits in rhythm with the
bringing in Decathlon as a key color palette of Delhi.
tenant. While this managed to
increase footfall to some extent, the
mall continued to remain largely
vacant. (Indiatimes, 2016)

6. 2020 (Covid Pandemic)

The Covid 19 Pandemic forced
retail stores to close and tenants who
were already struggling vacated their
spaces. This left the mall with only a
handful of retail outlets. (Ansal API,
2021)

Primary Analysis of Ansal Plaza Image 7- Frontal facade of Ansal

Plaza
1. Facade and External Access
However, as one begins to get closer Ansal Plaza is somewhat isolated in
to the mall, the lack of maintenance terms of integration with the
of the facade begins to come to light surrounding context. Newer malls,
taking away from the grandeur the on the other hand, focus more on
design intended to offer. connections with transit hubs, such
as proximity to metro stations or
The entrances lack modern lighting pedestrian-friendly areas. Ansal
and landscaping, factors that enhance Plaza has neither. The mall is
overall appeal and create a more primarily pedestrian, with vehicular
welcoming atmosphere. access restricted to the basement
levels.

Image 8- Lack of maintenance of the Image 10: Central open space of the
facade complex

The amphitheater area has a very

captivating design and carries plenty
of aesthetic appeal and fails majorly
due to lack of roof cover and
material choice leading to poor heat
combating.

2. Landscape

Image 9- The facade facing the

amphitheater is mostly glass, letting
in a lot of daylight into the building.
 internal central courtyard. The
complex consists of two C- shaped
blocks connected by a pedestrian
bridge.

Image 11- Landscaping in the

complex

Image 13- Ground Floor Plan

Source: Karunamoyee metro station
thesis B.Arch- Tuhina Chatterjee,
2015

Image 12- Landscaping in the The blocks face a circular

complex amphitheater placed in the center
with a diameter of 50 meters.
While the complex is surrounded by
greens, which imparts quality to the Considering the current climatic
space, the complex in itself mostly conditions of Delhi, the open air
comprises of hard landscaping. theatre becomes uncomfortable to
Vegetation has been introduced use during the summers given the
minimally solely for aesthetics. The amount of heat leading to
primary materials used for paving underutilization.
are red sandstone and white marble.
Unfortunately, these hard surfaces
generate enormous amounts of heat
during summer, making it hard to
utilize these spaces fully in the
daytime.

3. Mall Layout and Design

The basic planning is introverted in

nature, with the building facing an Image 14- Main corridor, Block B
 However the retail space lacks
In both blocks, the main corridor (as flexibility and adaptability for
indicated in yellow in the given plan) modern retail needs, such as pop-up
runs along the amphitheater. This, stores, experiential retail spaces or
paired with the all-glass facade of the co-working environments. The
blocks, lets in ample daylight that ground floor has the least vacant
makes the building appear well-lit spaces and contains restaurants that
and thus, lively. It provides a view of are still popular among the affluent
the activities happening outside, the population nearby such as Kofuku
intent being to engage the shoppers and House of Boho. The floor has
with the same. There is a series of two vacant areas on one end.
skylights that run directly above the
corridor, further increasing daylight.
There is a system of flying buttresses
employed, as seen in the image
below to better distribute the UDL of
the structure. A circular layout
encourages movement around the
mall’s retail spaces, making all stores
easily visible to visitors. However,
due to poor pedestrian flow,
Image 16- First Floor Plan Source:
bottlenecks are leading to areas that
Karunamoyee metro station thesis B.Arch-
discourage visitor exploration.
Tuhina Chatterjee, 2015

The first floor of the first block has more

vacant spaces in comparison to the ground
floor. There are 7 major vacant areas. These
areas are large and end up not suiting a lot of
newer brands that require smaller, more
flexible spaces. The primary footfall on this
floor is due to the presence of two major bar
and dining outlets attracting mostly
teenagers and young adults.

Image 15: skylights and a coffer slab

on the roof
 Image 18: Stores adjacent to the atrium
receiving lesser daylight.

The first floor has on one of its ends access

Image 17- Footfall only due to bar and to the bridge that connects the main block to
dining on an otherwise vacant floor the other block.

High vacancy combined with lack of control

and regulation leads to malpractices such as
smoking in the corridor as well as
uncomfortable staring that makes the
experience unsafe for women and children.

The main block has an atrium that makes the

space feel more airy and increases daylight.
However, despite the atrium, the stores
adjacent to it, having been offset and placed
behind secondary corridors, remain dimly lit
with almost no daylight reaching them. They
end up as neglected spaces.

Image 19- Bridge connecting the two blocks

The second floor of the block too is majorly

vacant, with some office spaces and one
jewelry store. As one goes up, the daylight
increases due to proximity to the skylights.
However, at the same time, there is also an
increase in vacancy rates so the spaces end
up feeling sketchy.
 Image 21: Virtually no footfall in other
block during the day.

Surveys

Image 20: Ample daylight and yet high For this study, two surveys were conducted
vacancy on the second floor. among users and service providers. The
following is the data collected from each.
The corridor on each floor is 2.1m wide and
the cores are positioned well within running 1. Questionnaire for users
distance. However, due to a lack of
maintenance, two of the lifts are currently
not functional.

The other block, connected to the main

block via a pedestrian bridge on the first
floor, is mostly vacant with sparsely
distributed office spaces on every floor
except the second floor which is completely
occupied by three firms.
 1.1.3. Purpose of Visit
Dining and services are the primary
attractions of the mall. This suggests
that the mall could benefit from
diversifying dining options and
adding more functions to increase
consumer interest.

1.1.4. Experience ratings

While many respondents appeared
dissatisfied with their overall
experience of the mall, few rated
their experience as good or average,
indicating that there are still aspects
of the mall that meet expectations.
There is, however, substantial room
for improvement.

1.1.5. Utilization Perception

All of the respondents felt that the
mall is underutilized indicating a
disconnect between available spaces
1.1. Analysis of data collected from and tenant offerings.
the survey
1.1.6. Reasons for Underuse
1.1.1. Demographics The most frequently mentioned
The mall primarily attracts younger reasons included lack of variety,
audiences suggesting that focus is poor maintenance, and accessibility
needed on amenities and issues.
entertainment options that appeal to
a younger demographic. 1.1.7. Impact of Design on
Experience
1.1.2. Visit Frequency The respondents did feel that the
Most respondents turned out to be overall experience of the mall is
monthly visitors, with some visiting impacted by the design and were in
rarely and a smaller percentage being support of adding more green spaces
first-timers. This indicates a need to and making the mall more
enhance the mall for both regular sustainable.
visitors and newcomers.
1.1.8. Support for Repurposing
 High support was gathered for
adaptive reuse- mostly office spaces,
community centers as well as
healthcare facilities, indicating that
the community is open to change and
improvement in the mall’s function.

2. Questionnaire for service providers

 footfall has somewhat decreased
highlighting a general concern with
the declining number of visitors.
Responses toward general business
performance reflect dissatisfaction
with the current state of affairs.

2.2.3. Factors affecting footfall

The most commonly cited factors
included competition from e-
commerce, poor marketing by mall
management, and lack of variety in
mall offerings.

2.2.4. Satisfaction with infrastructure

and facilities
Several respondents expressed
dissatisfaction with the cleanliness,
security as well as parking.

2.2.5. Suggestions by service

providers to improve footfall
These majorly included hosting mall
2.2. Analysis of data collected from
events, better marketing, better mall
the survey
promotion, and improving mall
infrastructure such as restrooms,
2.2.1 Business type and duration of
signage, etc.
operation
The responses cover a mix of retail,
2.2.6. Mall Management and Support
food and beverage, and service-
Most respondents felt unsupported in
based stores, with retail and food and
terms of business promotion and
beverage being the most represented.
hence were demotivated to expand.
The responses indicated that there
are both relatively new and
2.2.7 Future Business Plans
established businesses within the
Reduced rent, increased foot traffic,
mall.
and better mall promotion were the
most cited reasons that could
2.2.2. Footfall and Business
convince businesses to stay or
Performance
expand.
Footfall trends: The majority of the
respondents indicated that the
 There was general support for 6. Ramnani, V., 2024. Office market
converting underused mall spaces touches 34.7 mn sq ft transactions in
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Hindustan Times.
7. Knight Frank India, 2024. Knight
2.3 Key Deductions Frank’s ultimate guide to real estate
market performance and
2.3.1 Footfall is declining opportunities in the world’s most
2.3.2. E-commerce competition is a exciting continent. Think India
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9. Jadhav, S. (2022), “A Study of Retail
Industry In India after COVID-19
Opportunities and Challenges”, UPA
Interdisciplinary E-Journal.
10. Chettiar, A. (2024), “India’s
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