Tower of ARC
TM
National Capital Region, India
Tower of ARCTM • National Capital Region, India
Tower of ARCTM • National Capital Region, India
T
ower of ARCTM is a eight-storeyed office development in the business hub of Gurgaon, in the outskirts of Delhi, in the National Capital Region (NCR) of India. The Tower of ARCTM combines a prime, enviable location with intelligent design. Targetting LEED Gold certification, this A-grade commercial development is located on National Highway 8 that connects the Indian capital city of New Delhi with the Indian financial capital, Mumbai. The development has easy connectivity for users not only via the National Highway 8 but also the newly opened and expanding Gurgaon Rapid Metro that integrates it with the rest of Gurgaon NCR. The Delhi Metro is accessible from the MG Road Metro Station that is located 5 minutes away. The International Airport is a 20-minute drive while the Gurgaon Railway Station is only 15 minutes away. Location
17/18, Udyog Vihar, NH-8, Gurgaon, India
Architect
ACPL Design Ltd.
Principal Architect
Mr. Kulmeet Shangari
Sustainability
LEED Gold Rating
LEED Consultants
Rationale de Design
Number of Floors
8 (Ground + 7)
Total Constructed Area 120,000 sq. ft; 11148.4 sq. m Rentable floors
1st to 8th floors
Car Parking
Per 600 square feet of leasable space
Structure
RCC flat slab & column structure with masonry partitions Passenger and service elevators and staircases connecting office levels
Floor to floor height
13.12 ft; 4 m
All images in this document are for illustrative purposes only
Udyog Vihar, Gurgaon skyline
Tower of ARCTM • National Capital Region, India
OVERVIEW Design Criteria
Operational and maintenance excellence
The objective of the Tower of ARC project is to develop a high quality IT Office Building by applying sustainable development principles in a practical, well planned and cost effective manner that will meet: Operation and maintenance needs, featuring an easily
maintainable and securable facility which has the lowest possible utility and maintenance costs An excellent indoor environmental quality requirement that facilitates occupants' productivity Minimum Environment impact and maximum energy savings.
Design Criteria Minimum environmental impact
Excellent indoor environment quality
Project Goals
Tower of ARCTM wishes to make a statement with the design and construction of the building by fully complying with the provisions of the Design and Construction Standards as well as new design innovations that will make this building truly sustainable. The goals of the project make the Tower of ARCTM highly desirable for the target market. Sustainable • Minimum energy use and waste production. Self-sufficient • Adequate parking space, maximum accessibility via public transport, on-site energy generation, on-site outdoor and internal social space. Striking • Advanced design, prime location.
Challenges
The Tower of ARCTM location is highly urban and well developed facing peaking rush hours. While the location contributes immensely to the accessibility of the building, the congestion and traffic in Udyog Vihar and in Gurgaon as a whole pose a challenge in making the building selfsufficient. In order to prevent vehicle spillover in the vicinity, Tower of ARCTM provides a parking space per 600 square feet of leasable space, in combination with bicycle racks, and access to excellent metro and bus connectivity. Multiple revisions of the structural design of the basements were undertaken in order to rework the depth of the basements, floor to floor height, column placement and ramp design. As a result, Tower of ARCTM accommodates almost all primary services and parking within its three basements. Break-out terraces on each floor of Tower of ARCTM, a first for the Indian real estate industry, reduce the time a user needs to take the break by not even having to exit the working floor or the building itself to go outdoors.
Sustainable
Striking
Self-sufficient
Suitability for the Target Market N
Location The location of Tower of ARCTM is such that it offers tremendous accessibility to users, via road and public transportation systems, along with a prime, wellrecognized office address. Self-Sufficiency The self-sufficient nature of the project, as described above, eliminates the challenges posed by using office space in a highly urbanized environment. Sustainability features Vigorous selections of build materials, MEP provisions, façade components and services fixtures save operational and maintenance costs of the user multifold (as explained later).
Design Iterations
Before
N
After
The working area has been optimized to every square foot of the project to enhance the indoor environment quality of the user. The working space offers a floor-tofloor height of over 13 feet resulting in a clear height of at least 10½ feet for the user. This is over 31% more than the industry average of 8 feet. Revisions in our floor layout explain the comfort and flexibility the working space will provide, as compared to industry standard. Original concept Core area with utilities and common facilities located in the northern part of the building. Final layout 1. The columns re-arranged to form an even grid. This even grid increases the efficiency of the floor and makes space planning a lot easier for the user. 2. Space for primary service functions allocated in the nascent stage of the project so that there is no compromise on the usable space of the building at a later stage. 3. Each detail of the building, to the extent of the width of both staircases, considered to maximise usable space in the building. 4. Test fit outs for each floor executed to study the building from the user's point of view. 5. The core arranged to offer multiple tenancy.
Tower of ARCTM • National Capital Region, India
LOCATION Gurgaon location Delhi
NEP AL Gurgaon National Highway 8 Mumbai
Tower of ARCTM is located just off the National Highway 8 in the town of Gurgaon adjoining the capital of India - New Delhi. Gurgaon is a leading financial and industrial centre of north India situated in the National Capital Region in the state of Haryana, south-west of New Delhi. Gurgaon has the third highest per capita income in India and has witnessing rapid urbanization in recent times. Gurgaon is an ITES hub and host to a whole host of multi-national, transnational and Indian companies. As of 2013, about 250 Fortune 500 companies have a base in Gurgaon. CONNECTIVITY Tower of ARCTM is directly linked to National Highway 8, the road that runs from Delhi to Mumbai. While the 27.7 km (17.2 miles) DelhiGurgaon border-Kherki Dhaula stretch has been developed as an expressway, the rest is expanded to six lanes.
1
Rail connectivity to Tower of ARCTM is via Gurgaon railway station, operated by Indian Railways and 9 km (5.6 miles) away with connections to Delhi, Mumbai, Kolkata, Ahmedabad and Jaipur.
2 3
Indira Gandhi International Airport, in Delhi, provides air connectivity and is only 13 km (8 miles) from Tower of ARCTM.
4
Gurgaon Rapid Metro integrates Tower of ARCTM with the rest of Gurgaon through the IndusInd Bank Cyber City station.
5
The Delhi Metro is accessible from the MG Road Metro Station that is located 5 minutes away.
Gurgaon Railway Station
2
The Atlas Chowk bus stand is just 150 m away with available to the Gurgaon Bus Terminal, various locations in Delhi and cities like Jaipur.
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Tower of ARCTM • National Capital Region, India
LOCATION Immediate Surroundings
Maruti Udyog Ltd
Tower of ARCTM
Close to Maruti Suzuki Ltd plant Maruti Suzuki Ltd., a subsidiary of Suzuki, Japan, is India’s biggest car manufacturer. It turns out a bulk of its production from its oldest plant that is within walking distance.
Adjacent to Deloitte, India Neighbouring Tower of ARCTM at BPTP Park Central, Deloitte Touche Tohmatsu Limited, commonly referred to as Deloitte, is one of the Big Four professional services firms with the largest professional services network in the world by revenue and by number of professionals.
Adjacent to Bharti Airtel The fourth largest mobile operator in the world with operations in 20 countries across Asia and Africa. Headquartered in New Delhi, India, the company had over 269 million customers across its operations at the end of March 2013.
Close to Nestlé India Nestlé India is a subsidiary of Nestlé S.A. of Switzerland. With eight factories and a large number of co-packers, the company’s corporate office for India is in Gurgaon.
Close to Deutsche Bank AG Deutsche Bank is a leading global investment bank with over 78,000 employees in more than 70 countries worldwide. The north India operations of the bank are headquartered in DLF Square.
Close to DLF Cyber City DLF Cyber City is India’s largest integrated business district with leading companies like Bain, Canon, Ericsson, RBS, Sapient, etc.
Tower of ARCTM • National Capital Region, India
LAYOUT, APPEARANCE & FINISH External views N Tower of ARC
TM
NH
8
Bharti Airtel
View from western side (CG image)
N Tower of ARCTM
NH
8
Bharti Airtel
View from southern side (CG image)
Tower of ARCTM • National Capital Region, India
LAYOUT, APPEARANCE & FINISH Details of Build Selection of materials and detailing of envelope systems allows the building to withstand weather conditions typical of Gurgaon and present aesthetics consistent with the area where the facility will be constructed. Prevention of moisture intrusion is a high-priority goal applicable to all project team disciplines. Solar transmission is controlled via high-performance, lowest-eglazing, overhangs and external shading. The roof of the structure that accommodates the mechanical penthouse area is designed to be an SRI roof with minimum reflectivity. No mechanical equipment shall be visible on the roof system.
Build Aspect
Feature
User Benefits
Structural and Services System
Column free space
Each floor offers uninterrupted floor area to facilitate reconfiguration of office spaces to meet the changing needs of the client with minor renovation work. Interior areas have the required mechanical and electrical infrastructure to support future expansion, by allowing single versus multiple tenants to take up space in the building. This flexibility has been achieved by eliminating central columns even though this has increased the structural cost of the building.
MEP Infrastructure
Electrical and mechanical infrastructure is designed to accommodate future reconfiguration with minimal additional work. The MEP system provides for future renewable energy to meet at least 10% of the annual electrical load of the facility.
Autoconclaved Aerated Concrete (AAC) Blocks
AAC block is a porous, lightweight material, and its usage over bricks makes the structure more thermally efficient, thereby reducing heating and cooling loads. AAC blocks are also more fire resistant than a regular brick. Further, these blocks are more sustainable as they are made of post-industrial waste (fly ash).
Double Glazed Glass Unit
The exterior of the building is made of a high specification double glazed unit (details in annexure). Over a normal glass unit, a DGU allows maximum natural light while minimize heat gain, and hence the electrical load of airconditioning. Further, a DGU tremendously improves the acoustics of the building, by blocking the noise pollution from the highway.
Punched Windows
The exterior windows on the West and South façade are punched inwards such that they act as natural louvers to heat gain.
Finishing Material
The building finish uses non‐toxic paint, adhesives, sealants and cleaning products. Paint surfaces that have frequent contacts are durable. The construction manager has implemented minimization of construction related contamination, via control of moisture, dust, regular cleaning activities, and protection of delivered equipment and material before and after installation, start of HVAC systems.
Material
Floor plans N
Tower of ARCTM • National Capital Region, India
LAYOUT, APPEARANCE & FINISH Floor plans N
N
TYPICAL FLOOR PLAN UP TO FIFTH FLOOR
Tower of ARCTM • National Capital Region, India
LAYOUT, APPEARANCE & FINISH Floor plans N
N
Tower of ARCTM • National Capital Region, India
LAYOUT, APPEARANCE & FINISH Floor plans N
BASEMENT 1 SHOWING PARKING AND UTILITIES
Communal and Leisure Facilities
Tower of ARCTM provides for:
Rooftop café The 95-cover café provides a panoramic view of National Highway 8 and the surrounding buildings. Open all day, the café will be run by a reputed chain for which talks are already underway. Zen garden and green spaces The green area located 50 m from the building has been acquired as a Zen/activity space for the building’s users.
Rooftop café
We plan to develop the area such that it can have multiple uses: 1. Early morning yoga/jogging sessions 2. Outdoor workshops/training classes 3. A kids area with crèche facilities for working parents 4. Gardening, painting, and public speaking workshops for the users as an after-work activity Gym The rooftop gym not only save time for its users, it adds to the health quotient of all those who frequent it. Before sitting down at the desks, or during, or even after. Library The one of its kind, on premises library provides users the space to widen their horizons through the publications and books available for reference and leisure reading.
Zen space
Indoor gym
Library
Tower of ARCTM • National Capital Region, India
SAFETY, SECURITY, SUSTAINABILITY, INNOVATION Safety and security The security system allows individual user unique access profiles. Security and surveillance provisions at all building entrances and exits allow approved visitors, employees, and client access to building 24×7. The CCTV monitoring system covers main entrance(s) to the interior and around the building’s exterior on the north and west sides. The security system maintains an access log during after hours with the time of entry and exit. The building security system is seamless with occupants requiring only a single access card to enter all the areas to which the card is assigned. Further, the building is equipped with the required emergency power generator system to provide power for all necessary systems, equipment, instruments, and lighting in the building.
Boom barriers
Flame-retardant material
24x7 CCTV
Power back up
Access control
Lift safety
Accessibility This project provides the required facilities for differently-abled visitors and service vehicle parking spaces near the building. Systems requiring routine maintenance, such as HVAC, are designed to provide adequate access and clearance for all the maintenance tasks (i.e., filter access, sufficient space to remove / replace system components such as coils, fans, motors, valves, controls, etc.) while minimizing interference with building operations, such that maintenance activities can be executed during normal business hours.
No vehicle spillover
Bicycle stands
Car charging points
Preferred parking
Wheelchair friendly
Tactile signage
Tower of ARCTM • National Capital Region, India
SAFETY, SECURITY, SUSTAINABILITY, INNOVATION Wellbeing During construction of the project, heavy emphasis was laid on usage of materials that will enhance the Indoor Environmental Quality (IEQ) of the project (explained under Details of Build). Tower of ARCTM emphasizes on IEQ monitoring, which includes the control of air temperature, humidity, CO 2 concentration, air pollutants concentration, air flow rates, ambient noise levels, and daylighting maximization. The building utilizes a Building Automation System and other controls to efficiently maintain and track performance of key building systems, particularly HVAC and lighting. Acoustic Control: To reduce the road noise level, a variety of strategies have been employed, including the placement of exterior noise barriers and utilizing sound absorbing Low E glass for north, south and west exteriors. Further design considerations for acoustic control include: Bathrooms adjacent to potential private offices, conference rooms or silent zones avoided. Exhaust fans to meet acceptable low noise levels.
Over all well being
Vibration Control: The building design prevents occupants adjacent to any HVAC equipment and corridors, chases, roof, etc., from sensing vibrations from structural deflection as a result of occupant traffic and equipment operation.
Acoustic control
Vibration control
Light
Warm outside
Cool inside
Vis ible ligh t
So lar hea t
t ou s y sta
minimum heat transfer
The use of high specification Double Glazed Units permit “daylight harvesting� to minimize electric lighting usage where functionally practical. Further, high efficiency lighting, T5s and T8s are used in an appropriate manner to reduce lighting power densities by 25% to 35% as compared to industry standard. Wall occupancy sensors are being installed in office areas (by tenant) and common areas (by client). Ceiling occupancy sensors with light switch have been installed in conference rooms, laboratories, support areas and other public areas to efficiently control lighting usage in accordance with the demand. Override light switches are placed in a location not accessible to the general public.
Double Glazed Units
Climate control The HVAC system has a low life-cycle cost and is capable of providing an excellent indoor environmental quality to facilitate occupant's productivity, while minimizing maintenance requirements. Building pressurization and humidity level in the space are so maintained that condensation is never allowed to form on HVAC equipment or any other building components or elements such as piping, interior glazing, etc.
Minimized electric lighting usage
The HVAC system supports future reconfiguration of offices and labs to meet changes of the organization with minimum modification. Building occupancy schedule for HVAC system can be easily modified by zones. Systems are designed so the maintenance team, not the users, makes these modifications. As a result, the user can focus on core activities, rather than building maintenance issues.
Tower of ARCTM • National Capital Region, India
SAFETY, SECURITY, SUSTAINABILITY, INNOVATION Water The National Building Code 2005 of India stipulates a
requirement of 45 litres per per person for toilet flushing per day. On an assumption of 90% efficiency of the STP, we can recycle 45×0.9=40.5 litres of water per day On a design calculation of 400 users, we recycle 400×40.5=16,200 litres per day The STP capacity is 15,000 litres per day Total domestic water requirement by our design calculation is 53,000 litres per day The benefit that the STP provides is drinking water saving of 28.3% per day.
28.3% water saved each day through STP
In addition to STP, site landscape and rooftops
incorporate rainwater harvesting for groundwater recharge Use of high-efficiency water fixtures for efficient use of drinking water resulting in a saving of up to 40% Conscious choice of landscape elements like softscape vegetation and hardscaping materials to reduce water requirement by about 30% and increase ground water recharge by around 40%.
40% water saving with high-efficiency water fixtures
Recycling An innovative waste collection and segregation system
%
30% water saving
through landscaping
Y REC CLI
G N
90
is in place for the building where all forms of waste are collected in a designated waste yard for segregation at source. Recyclable materials, e-waste and organic waste are collected by individual vendors for further processing thereby diverting them from the landfill. In addition: § Over 90% of construction waste used on site § Over 90% of organic waste to be reused in green areas post-construction through vermi-composting.
40% water recharge
increase
AWARD CITATION World’s Best Winners’ Publication • Asia Pacific 2014 – 2015
India
ASIA PACIFIC DE VELOPMEN
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2014-2015
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The Arora Group
or 302B – 303, Third Flo e ntr Ce de Tra rld Wo ce Pla t ugh nna Co ad, Babar Ro 01 New Delhi – 1100 India 0 t: +91 11 4300 430 0 289 1 234 11 f: +91 .in oup agr ror hea @t e: info oup.in agr ror hea w.t ww w: Asia Pacifc Proper ty
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Tower of ARCTM • National Capital Region, India
The Arora Group SINCE
1947
302 B - 303, Third Floor, World Trade Centre Babar Road, Connaught Place, New Delhi 110 001, India T +91 11 43004300 F +91 11 23412890 E info@thearoragroup.in W www.thearoragroup.in