Ptn Report 2
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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
CIRCUIT HOUSE
EDEN CLUB
KADRI PARK
KADRI TEMPLE
SITE
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
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.
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.
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.
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 PARKING, SPACIOUS LOBBIES AND RECREATIONAL FACILITIES
FAR avaiable: 2.75 Premium FAR: 0.50* 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)
Preferred specification: Mid to High-end 2B units ranging from 1425 – 1475 sft 3B units ranging from 1775 – 1950 sft
All apartments get a view of the sea with the 3B units having 2 sides to the exterior.
secondary views to kadri park
primary views to the sea
SKY COURTS
FLOOR STRATEGY INCORPORATING SKY-COURTS AT EVERY 3RD LEVEL
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
51,836.40 sft x
125.00
6,479,550.00
roads, retaining walls, earthwork, etc. d)
Environmental Design Costs (approx 50% of land) landscaping, p g, street furniture,, waterbodies,, etc
e)
Interest & Finance Charges (approx.)
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
COST per Square Foot.
0.00
911,090,860.70
2277.73
thank you….
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
CIRCUIT HOUSE
EDEN CLUB
KADRI PARK
KADRI TEMPLE
SITE
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
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.
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.
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.
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 PARKING, SPACIOUS LOBBIES AND RECREATIONAL FACILITIES
FAR avaiable: 2.75 Premium FAR: 0.50* 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)
Preferred specification: Mid to High-end 2B units ranging from 1425 – 1475 sft 3B units ranging from 1775 – 1950 sft
All apartments get a view of the sea with the 3B units having 2 sides to the exterior.
secondary views to kadri park
primary views to the sea
SKY COURTS
FLOOR STRATEGY INCORPORATING SKY-COURTS AT EVERY 3RD LEVEL
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
51,836.40 sft x
125.00
6,479,550.00
roads, retaining walls, earthwork, etc. d)
Environmental Design Costs (approx 50% of land) landscaping, p g, street furniture,, waterbodies,, etc
e)
Interest & Finance Charges (approx.)
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
COST per Square Foot.
0.00
911,090,860.70
2277.73
thank you….
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