Bengalaru

PROPOSED ‘MOSAIC’ RESIDENTIAL ENCLAVE OUTSIDE BENGALARU FOR

Site and location

From Bangalore

The site is located about 25 km south-west of Bangalore. From the city centre, take the Mysore road for 18km, past the Rajareshwari Dental College and Engineering College; then turn south-east along a road that links to the Kanakapura road; then after 4 km, south-west again along a smaller road for 1km. The site is at a 90 degree turn of the road.

From Bangalore

The development site comprises strips of land between the road and grand palatial grounds. There is about 4 acres in the south that includes horse riding grounds. Sandwiched between the palace and the road that runs north-south is another 7 acres. Apart from the palace, the surrounding area is gently undulating countryside with plantations and cultivated plots, lightly interspersed with some notable buildings.

Layout Concept

Given the prestigious location, we have adopted a simplified “Honeycomb” concept, adjusting it to an orthogonal geometry, which we describe as a “Mosaic” layout.

From Bangalore

We have laid out the houses with generous setbacks from buildings to boundaries, from buildings to buildings:

Setback distance from main building to boundary with road	20’(6.1m)
Setback distance from main building to side and rear boundary to another property	10’(3.05m)
Minimum building to building distance	20’(6.1m
Service Road Reserve	40’(12.2m)
Seback distance from open porch to boundary with road or another property	10’(3.05m)

Thus there is ample space to plant trees to create the effect of a leafy suburb.

Other features of this layout include:

• We have not allowed direct access from the main road to any individual house: the main road connects first to 40’ wide road reserves which service the houses.


• The houses are clustered around six service roads which can be gated.


• Except for the cluster in the north, all the roads run north to south. Thus the number of south facing houses is minimized to comply with one Vaastu requirement.

The house types and mix we have adopted is given below:

Type A-2 Bungalow; Built-Up Area 3700sf; Land Area 4400sf	19 units
Type D-2 Corner Bungalow;Built-up Area 2500sf; Land Area 3300sf	11 units
Type D-1 Corner Bungalow;Built-up Area 2500sf; Land Area 3300sf	4 units
Type A-1 Quadruplex;Built-up Area 2000sf; Land Area 1900sf	20 units
Type A-3 Duplex; Built-up Area 2000sf; Land Area 2500sf	2 units
Type C-2 Duplex; Built-up Area 1400sf; Land Area 1800sf	46 units
Type C-1 Quadruplex; Built-up Area 1400sf; Land Area 1400sf	8 units

The built up areas provide are higher than that of conventional types of house. Also the setback distances are higher than that typically found in Bengalaru, with wide spaces allowed for tree planting. With only two storey buildings allowed for, the houses can achieve the impression of a premium development.

Yet this alternative layout is able to achieve a higher density compared to what was expected from the conventional layout. This was achieved by having fewer roads: roads make up only 26% of the total development area.

We have set aside some communal green spaces, making up to 9% of the total development area. At this stage, we have assumed that the units will have their own septic tanks, that there is sufficient water supply and storage facilities, and that electricity supply can be accessed from a nearby electrical sub-station.

Development Products

Using the Mosaic concept, we have introduced a novel range of houses that can be marketed as being an improvement over conventional twin bungalow and row houses.

The houses on offer all look like detached (36 units) or semi detached houses (74 units) when viewed from their respective entrances. Many of the “detached” houses are real, but the “back to back” semi detached houses have neighbouring units attached at the rear.

Similarly, many of the “semi-detached” houses are real, but the quadruplex houses have pairs of neighbouring units attached at the rear.