Ajay Khajuria
The recent disclosure that the Mubarak Mandi Jammu Heritage Society, has invited Expression of Interest for leasing out a substantial part of the Protected Mubarak Mandi Complex to private parties for converting it into a commercial hotel, has stirred up a hornet’s nest. This move in the opposite direction by the body created with the express purpose of conserving the magnificent heritage complex, has shocked the sensibilities of heritage conservationists and a vast majority of Jammu’s civil society.
An over whelming opinion appears to be in favour of conserving the grand monument as a Centre of Excellence which showcases the history and culture of the Dogras. But there are also some uncertain voices that see no harm in converting a part of it into a commercial entity. This is, perhaps, driven by the notion that private investment may help in conserving the complex expeditiously. They hope that the proposed conversion will also help in ensuring flow of funds for future maintenance.
To reach the correct conclusion it is essential to make a distinction between ‘protected monuments’ and other heritage structures. The Globally accepted distinction is that protected monuments have outstanding significance in representing and symbolizing the core history and culture of a place or region. They connect the past with the present, and also provide a cue to their roots for the future generations, not only as symbols of identity, but also as source for research and discoveries for academia. Hence Central/State Governments legislate to provide protection to such monuments. Since these monuments showcase historical and cultural significance they are also major tourist attractions, like the Tower of London, Red Fort, New Delhi, Amber Fort, Jaipur, etc. Unprotected heritage structures, on the other hand, are also old but, perhaps, are not critical in terms of historical/cultural significance and hence not protected. These are maintained, managed and used by their owners as per their understanding of heritage like Hari Niwas Palace in Jammu or Ram Bagh Palace, Jaipur.
Because of its unique architectural vocabulary, historic & cultural importance, and emotional and associational values for the people of Jammu and Kashmir, the Mubarak Mandi Heritage Complex was declared a protected monument in the year 2005 under the Jammu and Kashmir Ancient Monuments Preservation Act, 1920. The said Act, enacted by the Dogra rulers more than a hundred years ago, continues to be in force even today. Protected monuments are also secured under a host of other central laws and International protocols/conventions, and conversion of protected monuments into commercial hotels is unheard of.
As estimated by UNESCO, the earnings from ‘heritage tourism’ are at 40% of the total earnings generated by International tourist arrivals worldwide. Evidently, therefore, it is the protected monuments along with the local culture of a place which act as veritable magnets for tourists who are keen to experience and learn about histories and cultures that are different from their own. This drives and sustains tourism economies of countries across the Globe. The main stay of international tourism in India is also its unique architectural and cultural heritage, generating annual foreign exchange earnings running into dozens of billions of dollars for the Indian tourism industry.
In Rajasthan, one of India’s premier heritage tourist destinations, it is only the unprotected private heritage structures that have been converted into heritage hotels. What actually attract tourists to Rajasthan are its numerous protected monuments and its unique culture. In Jaipur, popularly known as the Pink City, which has a rush of foreign and domestic tourists, the visitors like to see the protected Amer Fort, Hawa Mahal, 18th century walled city Gateways and other structures including bazaars made of red sandstone, etc. Because of its outstanding universal value and available protection mechanism, to heritage sites, the old walled city of Jaipur stands inscribed as ‘World Heritage City’ by UNESCO. The tourists are also attracted by the unique culture, colorful apparel and other products for which Rajasthan is famous. The tourism industry in Rajasthan, comprising amongst others, hotels including heritage hotels, are mere beneficiaries of the tourist traffic generated by its protected monuments and cultural attributes. Therefore, the Rajasthan example does not provide any rationale in converting Mubarak Mandi into a hotel, as argued by some. In fact, it makes it clear that such conversion will obliterate Jammu’s potentially key tourist attraction, thereby giving a setback to the efforts to promote cultural heritage tourism to Jammu.
The other question being asked is whether completing the conservation of the complex for its adaptive reuse within a reasonable time frame, by the Mubarak Mandi Jammu Heritage Society, is practicable. To find an answer, it becomes important to dig a little deeper into the actual sequence of events so far, and ascertain the status of the conservation work at present.
Efforts to preserve the artifacts and ancient records kept in the complex appear to have been initiated by eminent Dogra personalities since the seventies and eighties. However, the process of systematic and scientific conservation of the entire complex started around 2006-07 when the Ministry of Tourism, Government of India, sanctioned funds to conserve and develop Mubarak Mandi as a Cultural Tourism attraction. The Mubarak Mandi Jammu Heritage Society was also created around this period, under the chairmanship of the Chief Minister, to ensure fast track decision making required for execution of the intricate conservation work of the huge complex.
Initially, the society took up the stupendous task of getting the complex vacated by scores of Government departments/agencies and statutory bodies, with thousands of staff, to enable commencement of conservation of the complex. It further worked out the arrangement to entrust the conservation work, after vacation of the buildings, to the Archeological Survey of India (ASI), the main regulatory body on conservation in the country. Simultaneously, INTACH, New Delhi were engaged to prepare the measured drawings of the entire complex and make suggestions about its adaptive reuse in totality.
Though, after completion of the conservation of the ‘Army Headquarters’ building in 2011, other buildings were also progressively handed over to ASI for conservation, it appears that the pace of their working remained quite slow. Ultimately, they showed their inability to undertake work for more than 2 crores annually. The reuse component of the work was also not taken up by them for execution.
Meanwhile, the recommendation in the concept submitted by INTACH, New Delhi to utilize Rani Charak Mahal as a Heritage Hotel triggered a public debate. After considerable deliberations the Governing Body of the Mubarak Mandi Jammu Heritage Society decided, in its 4th meeting, to proceed according to their recommendations. Accordingly, an expression of interest was invited in 2012, and a Global Property Management Consultant was engaged, also on the advice of INTACH, New Delhi, for preparing the RFP for processing the offers. However, the feasibility study report submitted by the said consultant pointed out certain shortcomings in crucial aspects like design efficiency of existing heritage structures (i.e. incorporating rooms, toilets, and other utilities in the heritage structure without compromising with its authenticity & integrity and keeping it economically viable); lack of dedicated approach; lack of parking space; etc. This indicated that INTACH, New Delhi, had not done proper homework before recommending that Rani Charak Mahal be converted into a hotel, and the proposal was abandoned. In the meanwhile, INTACH, New Delhi, also declined to provide any further assistance beyond the concept provided by them.
Ultimately, perhaps with the insights gained from the aforementioned circumstances, and with a view to expedite the work, the Governing Body of the Mubarak Mandi Jammu Heritage Society decided in its 7th meeting held in 2016 to arrange funds for conservation of the Rani Charak Mahal, overturning its earlier decision to convert it into a heritage hotel. It also decided to engage multiple alternative agencies with appropriate experience to execute the conservation work, and to appoint a consultant for the purpose, after observing necessary formalities.
Accordingly, a comprehensive conservation and reuse plan for Mubarak Mandi prepared by the Society with the help of internationally acclaimed consultants was approved in the 8th meeting of the Governing Body of the Society held in March 2019. The said plan proposes reuse for cultural activities which (a) generate revenue for maintenance and upkeep of the complex; (b) keep the Dogra history and culture alive for future generations; (c) give a sense of identity and boost the pride & motivation of the people of Jammu: and, (d) showcase Dogra history and culture to the World to boost the tourism economy of the region by diverting to Jammu and extending the stay of a sizable number of Vaishnodevi yatris, and also by attracting foreign tourists.
With the approval of the comprehensive conservation and reuse plan, a complete framework came to be in place for the speedy conservation of Mubarak Mandi. This was envisaged to be achieved by engaging several agencies, under the expert supervision of the consultant, for taking up the work on different buildings simultaneously. Work on six heritage structures was commenced with the remaining out of the total 59 projects approved by the Governing Body to be taken up after allocation of funds. However, though in successive budgets from 2019-20 Government of India earmarked liberal funding for developing tourism infrastructure in J&K, its major portion was allowed to lapse. Had even a fraction of the funds earmarked been availed for the above remaining projects, the conservation of the entire complex would have been completed by now.
It’s quite apparent, therefore, that the sudden and surreptitious shift to inviting EoI for converting part of the legally protected complex into a hotel, is nothing but a move to ‘torpedo’ the robust conservation mechanisms for Jammu’s most precious heritage, finally set into motion in its 8th meeting by the Governing Body of the Society. Further, it also aims to sink Jammu’s potential for coming on the World cultural tourism map, thereby causing a perpetual loss to Jammu’s tourism industry, running into thousands of crores of Rupees annually, for all times to come.
(The author is a retired KAS officer and formerly Director Tourism Jammu and founding Member-Secretary (ex-officio) cum Executive Director of the Mubarak Mandi Jammu Heritage Society.)
Feedback: ajaykhajuria1955@gmail.com)
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