Te j a C o n s t r u c t i o n s
Badrakali Lake View Apartments Hunter Road, Warangal
Our attempt is to create spaces that would complement the scale and energy of young families using elements of nature to create a happy place. The intent of the project is to make the people to step into a new high living. Which is clean, green and affordable. And cohering to the values of a traditional Indian house in the high rise, which in turn enhances social development of people and the community.
Executive Summary This report is based on the brief for the architectural design provided by the client. Project
The site is situated at Hunter road, Warangal with a land spread over 5.5 acres. This site is designed as a High-rise community of 380 Flats. Our vision
To create spaces that would complement the scale and energy of young families using elements of nature to create a happy place. Using sustainable principles such as Rainwater harvesting, solar roof, Terrace gardens, accessible public spaces and Smart technological features.
• Housing • Social Participation • Respect & Social inclusion • Outdoor spaces & Buildings
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Objectives of the projects
• Maintaining built edges • Exploring vistas and opening the building towards natural features surrounding the site • Surrounding greens interlaced into the site.
• Engineering building facade to block harsh sun but let the daylight in maximizing permeable surface -creating Learning spaces, opening on to courtyards, green terraces, plazas and spill out areas
• Using local materials for construction • Solar rooftops: using renewable sources of energy
• Building entrance, massing, functional zoning and internal spatial configuration follow Vaastu guidelines • Open and built spaces are designed to reflect the elements of the direction where they are located.
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Site Analysis
Site Setbacks
14 mts
Responding to Existing Context
• Maintaining built edges -Exploring vistas and opening the building • Towards natural features surrounding the site like • The Lake -Surrounding greens interlaced into the site
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Climate Analysis The Warangal lies on 269m above sea level Warangal has a tropical climate. The summers are much rainier than the winters in Warangal. This climate is considered to be Aw according to the Köppen-Geiger climate classification. The average annual temperature in Warangal is 27.7 °C | 81.9 °F. The rainfall here is around 977 mm | 38.5 inch per year..
SUN PATH
The driest month is January, with 3 mm | 0.1 inch of rainfall. The greatest amount of precipitation occurs in July, with an average of 270 mm | 10.6 inch.
The warmest month of the year is May, with an average temperature of 34.5 °C | 94.1 °F. The lowest average temperatures in the year occur in December, when it is around 22.4 °C | 72.3 °F.
ANNUAL WINDROSE
The difference in precipitation between the driest month and the wettest month is 267 mm | 11 inch. The variation in temperatures throughout the year is 12.1 °C | 53.8 °F.
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Sustainability KPIs
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Climate KPIs 80%
PRECIPITATION
OF RAIN RECEIVED DURING JUNE TO SEPTEMBER
RELATIVE HUMIDITY
75% FROM JULY TO SEPTEMBER
25-30% FROM MARCH TO MAY
SOLAR RADIATION
TEMPERATURE
8000Wh/sq m
30 deg
MAY, JUNE, JULY & OCTOBER.
FROM JUNE TO AUGUST
WIND
10.7 Miles/Hr WIND DIRECTION IS WEST AND SOUTH EAST B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Goals and Approach
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Strategies Movement
• The movement along the vertical axis as a unifying spine • Focus on improving Microenvironments • •The Public Realm for the Pedestrians converges B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Strategies Step out
• The Community enhances people to step out and Engage.
• Stay Active and have a Healthy Lifestyle. • Staying in and Out, the community spaces promote people to stay in – the community by staying outdoors. • All the Green Spaces are Visually connected • The Main Strategy of creating the Community was to develop / enhance walkability • Providing pause points B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Congregational Spaces
• Each Block has their Own common Space, which is connected through the spine to the rest of the campus • Easy access to the community spaces makes room for impromptu meetings and promotes neighborhood spirit • During the festive times, this community spaces turn into a space of for social gatherings.
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Developing A central CONNECTING ‘COMMUNITY SPINE’
This public realm embraces the external places which is accessible for all in the township, which is visually.
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Block level Strategies ACCESS ROADS TO MEGA BLOCKS
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Block level Strategies ACCESS TO PARKING AND BASEMENTS
Block level Strategies COMMUNITY SPACES FOR COMMUNITY BUILDING AND GATHERING
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Block level Strategies
CONNECTING SPACES ‘STAIRCASE, CORRIDORS AND LIFT’
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
Creating a Unique ‘Socio-Centric and Environment friendly Community ’
TEJA CONSTRUCTIONS
Area Statement
The Area Statement Doesn’t include the Open Spaces of the plinth
Open Space – 73 % Including Roads Entry/ Exit, Volleyball Courts, Tennis Courts etc.
Number of Flats Achieved - 380
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
Block plans Tower A- 103 Flats 2 BHK (890 Sft)- 45, 3 BHK (1414 Sft.) - 58
Tower B- 88 2 BHK (890 Sft)- 43, 3 BHK (1414 Sft.) - 41 Tower C- 101 2 BHK (890 Sft)- 41, 3 BHK (1414 Sft.) - 60 Tower D- 88 2 BHK (890 Sft)- 43, 3 BHK (1414 Sft.) - 45 Basement – 2 floors CommercialClub house
Play areas B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
TEJA CONSTRUCTIONS
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
Tower View
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B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
View Club house
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B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
View From the plaza
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B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
View from the plaza
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B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
View of Play areas
TEJA CONSTRUCTIONS
B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
View of the Commercial
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B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
Aerial View
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B a d r a k a l i | Lake View Apartments Hunter Road, Warangal
Overall Project Cost– 200 crores before taxes
TEJA CONSTRUCTIONS
COST BENEFIT ANALYSIS SUMMARY- PROPOSED RESIDENTIAL DEVELOPMENT AT HUNTER ROAD, WARANGAL SCOPE OF WORK
ESTIMATED COST
S No
Cost Item
UOM
I
EXPENSES
A 1
PRE-CONSTRUCTION PHASE Compound Wall, Gate Structure
RM
1
Marketing Office & Frontage
Sqft
Quantity
Cost Per Sqft of Saleable Area
Unit Rate
Total Cost (Rs)
613443.45
SQFT
2,200
10000
22000000
36
3,000
2800
8400000
14
30400000
50
SALAEABLE AREA =
TOTAL (A) B 1
CONSTRUCTION PHASE Basement Excavation
Cum
169703
550
93336705
152
2
Basement Structure (2 Floors)
Sqft
308605
700
216023500
352
3
Super Strucrure (Incl Finishes)
Sqft
613443
1115
683855361
1115
4
Doors, Windows & Railing
Sqft
613443
160
98150952
160
5
Plumbing & Sanitary System
Sqft
613443
145
88949300
145
6
Electrical Systems
Sqft
613443
145
88949300
145
7
Fire Fighting System
Sqft
613443
45
27604955
45
8
External Development Works
Sqft
613443
125
76680431
125
9
Club House
Sqft
20000
2500
50000000
82
10
STP / WTP
Sqft
613443
25
15336086
25
11
Lifts
Sqft
613443
75
46008259
75
12
Landscaping
Sqft
613443
15
9201652
15
1494096502
2436
TOTAL (B) C 1
OTHERS Design Consultancy Fees
Sqft
942048
35
32971696
54
2
Statutory Expenses
Sqft
942048
150
141307268
230
3
Marketing & Financing Costs @ 8%
%
1494096502
8%
119527720
195
4
Project Management & Admin Costs @ 3%
%
1494096502
3%
44822895
73
5
Contingencies @ 5%
%
1494096502
5%
74704825
122
TOTAL (C)
413334404
674
GRAND TOTAL EXPENSES (I) = A+B+C
1937830905
3159
II
REVENUE
1
Apartment Sale
Sqft
6,13,443
2
Parking Sale
Cars
700
III
SALAEABLE AREA =
A) PROJECT SALIENT FEATURES A)
SCOPE
1
Site Area
4.96
2
Boundaries i) North Boundary ii) South Boundary
30' Road 100' Road
iii) East Boundary
Calvary temple
iv) West Boundary
Vishal Supermarket and Residential apts. 5 floors
3
4
SQFT
5000
3067217250
5000
200000
140000000
228
GRAND TOTAL REVENUE (II)
3207217250
5228
NET MARGIN (BEFORE TAX) (II-I)
1269386345
2069
IV
ROI OVER 3 YEARS (%)
66%
66%
V
NET MARGIN TO DEVELOPER @ 60%
761631807
1242
VI
NET MARGIN TO LANDLORD @ 40%
507754538
828
Development Areas: i) Set Backs (Front) (For 45M Height) ii) Building Setback (Other 3 sides)
13.00 13.00
M M
iii) Area Available After Setbacks
2.3
Acres
iv) Area Available for Basement Footprint
4.44
Acres
v) 10% Area for Tot-lot & Greenery
0.496
Acres
vi) Space to be left between Blocks/Towers
42
Feet
ii) Height of Towers ii) Height of commerical iii) No. of Apartments (26 Units Per Floor Avg x 15 Floors)
Sqm
Sqft 2,16,040
11,756
Sqm
Sqft 1,26,495
17,958
Sqm
Sqft 1,93,228
2,008
Sqm
Sqft 21,604
4 Towers G+15 floors 1 commercial G+5 45 24 380
M M Units (After providing for common areas, Lobby, Club House etc)
iv) Parking Floors (Common Basements)
2 Basement Floors
v) Club House
1 Block
vi) Greenscape & Tot-Lot
10% of plot area
vii) Approx Number of Cars in Basements
700
20000
Sqft 0.50
Acres
Sqmt
2,008 Cars
Built Up Area i) Apartment Blocks (4BLOCKS x 15 Floors, Less CH) ii) 2 Parking Floors (Common Basements) iii)commercial space iv) Club House v) Total Built Up Area
6
20,078
Proposed Buildings & Amenities i) Apartment Blocks (Towers)
5
613443.45
Acres
Saleable Area
5,38,034
Sqft
3,08,605
Sqft
75,409
Sqft
20,000
Sqft
9,42,048
Sqft
6,13,443
Sqft
(57%)
TOTAL NO Common Common No of TOTAL NO 2BHK TOTAL No of 3BHK PER Total COMMON Flat Area area Per area Per Total Area Description Flats per PER COMMON Floor TOWER Flats SPACE in Sft Flat in Sft Flat in Sft in Sft Floor TOWER@890SFT SPACE @1414SFT FOR 3BHK FOR 2BHK TOWER-A 15 7 58 45 103 1765.5 26482.5 122062 306 194.2 148544.5 TOWER-B 15 6 45 43 88 1297.5 19462.5 101900 268 172 121362.5 TOWER-C 15 7 60 41 101 1765.5 26482.5 121330 309 193 147812.5 TOWER-D 15 6 43 45 88 1297.5 19462.5 100852 271.5 173 120314.5 Total
538034
COST OF SUPER STRUCTURE - CIVIL WORKS Work Item
UOM
Qty Norms
Reference
COST PER CLUSTER
Project Qty
Area (Sft)
Concrete (Incl Formwork) Reinforcement Steel Misc Concrete Masonry Waterproofing 20th Plaster External 15th Plaster Internal Ceiling Plaster Flooring & Granite Dadoing Painting Internal Painting External
Qty Per SFT
Total Qty
Rate
Amount
Rate/Sft
Cum
613443
0.030
cum
18403
12000
220839642
360
MT
613443
3.500
kg
2147
60000
128823125
210
Cum
613443
1000
10000
10000000
16
sqm
613443
0.180
Sqm
110420
900
99377839
162
sqm
613443
0.180
Sft
110420
76
8391906
14
sqm
613443
0.070
sqm
42941
450
19323469
32
sqm
613443
0.180
sqm
110420
320
35334343
58
sqm
613443
0.100
sqm
61344
190
11655426
19
sqm
613443
0.095
sqm
58277
1500
87415692
143
sqm
613443
0.038
sqm
23311
1100
25641936
42
sqm
613443
0.180
sqm
110420
180
19875568
32
sqm
613443
0.070
sqm
42941
400
17176417
28
Rate Per SFT of Saleable Area
(x8)
TEJA CONSTRUCTIONS
1115