design feasibility report for a

g y p

RESIDENTIAL HIGH-RISE TOWER

CONCIEVED AS 'VILLAS IN THE SKY' ON A SITE WITH UNSURPASSED
SEA VIEWS; INCORPORATING ECO-CLIMATIC TOOLS IN CREATING
A SUSTAINABLE BUILT ENVIRONMENT; ADDING A LANDMARK TO
THE SKYLINE OF THE CITY; TAKING MANGALORE FORWARD > > >

august 2009
 NMPT

PLAMA
MALL

HAMPANKATTA

ARABIAN SEA

RIVER
NETRAVATHI
 AIRPORT
ROAD

EDEN
CIRCUIT KADRI PARK CLUB
HOUSE

SITE
KADRI
TEMPLE

NH 17
KADRI PARK

NH 17
SITE

MONT TIARA

DOCTORS’
COLONY
 highest level:
102.50m

lowest level:
67.50m

fire-safety
fire safety rules allows for a 45m
high residential tower with a site
setback of 13m. a 16m setback
allows for heights limited only by
airport
i regulations
i
limited development options
available for land below road
l
level,
l b
because off slopes
l
exceeding 1:4.5 illustrated
along lines XX and YY
 ROAD

PARKING WITH MULTIPLE

ENTRY POINTS WITH A
MAXIMUM CLIMB/DESCENT
OF 2 FLOORS FROM POINT
OF ENTRY.

LIFT LOBBIES AT ALL

PARKING LEVELS

ƒ The exclusivity of the site is the view to the sea that it offers, and therefore
whatever type of development alternative has to address and maximise on
the view/vista aspect.

ƒ Development below the present approach road level (18m+ wide road), if
possible should be limited to service areas,
areas parking,
parking etc.
etc Fire regulations
require a 6m wide driveway around the proposed building envelope - a
constraint which, in this case can be advantageous.

ƒ The
h reference
f l
level
l at which
hi h the
h fire
fi d
dept's
' 6m
6 di
driveway will
ill be
b set
strategically to maximise the views from the apartment blocks.

ƒ 16m setback will allow for a 30

30+ floors and offers the best potential for this
site. Approximately 8 levels of parking will cater to the requirement. costing
to take into account extras of car park structure, 6m fire-tender-driveway
and related costs
 ZONING REGULATIONS (anticipated)

area of the site:

2.38 acres
103 672 80 sft
103,672.80
9,632.02 sqm

minimum road widths required:

existing: 15.00m √
proposed: 18.00m
18 00m √

coverage: 45%
setbacks:
front: 10.00m
rear and sides: 16.00m
16 00m
ENVISONED AS A 31 STOREY TOWER WITH
THE GROUND FLOOR CATERING FOR GUEST FAR avaiable: 2.75
PARKING, SPACIOUS LOBBIES AND Premium FAR: 0.50*
RECREATIONAL FACILITIES Total FAR : 3.25

(amalgamation of 2 or more sites has a

benefit of additional FAR subject to maximum
FAR allowed. procuring premium FAR, hence
can be avoided - this clause needs to be
confirmed)

targeted built-up area: 4,00,000 sft (approx)

All apartments get a view of Preferred specification: Mid to High-end
the sea with the 3B units 2B units ranging from 1425 – 1475 sft
having 2 sides to the exterior. 3B units ranging from 1775 – 1950 sft

secondary views to
FLOOR STRATEGY INCORPORATING SKY-COURTS AT EVERY 3RD LEVEL
kadri park

primary views to the sea

SKY
COURTS
world-wide trends….
vertical landscape / vertiscape….
 Project Costing

a) Assumed Land Cost (per acre) 45 000 000 00 (assumed)

45,000,000.00 107 100 000 00
107,100,000.00
Cost of Premium F.A.R* 10,710,000.00

b)) Construction Cost of structure and finishes (approx.) 400,000.00 sft x 1350.00 540,000,000.00

c) Construction Cost of parking & services (approx.) 216,000.00 sft x 650.00 140,400,000.00

c)) Site Development costs (approx 50% of land) 51,836.40 sft x 150.00 7,775,460.00
roads, retaining walls, earthwork, etc.

d) Environmental Design Costs (approx 50% of land) 51,836.40 sft x 125.00 6,479,550.00
landscaping,
p g, street furniture,, waterbodies,, etc

e) Interest & Finance Charges (approx.) 0.00

f)) PMC,, Consultancy

y fees,, License fees,, etc. 7.00%
% 48,625,850.70
8,6 5,850.70
g) Establishment Charges, Document Charges and Marketing 400,000.00 sft x 125.00 50,000,000.00

GRAND TOTAL 911,090,860.70

COST per Square Foot. 2277.73

thank you….