apartmnet laburnum, gurgaon

ARCHITECTURE DESIGN CASE STUDY THE LABURNUM, GURGAON

THE LABURNUM, GURGAON

Architectural Design : Housing Case-study

INTRODUCTION… LABURNUM WAS AMONG THE FIRST TO INTRODUCE CONDOMINIUMS IN INDIA.

BUILT OVER 13.14 ACRES WITH 261 EXCLUSIVE HOMES, THE COMPLEX BOASTS OF ROW HOUSES, PENTHOUSES AND SPACIOUS APARTMENTS, COMPLEMENTED MOST GRACIOUSLY BY LANDSCAPEDLAWNS AND CLEAN GREEN ENVIRONMENT.

Types of Residential Units :

1. Sky Court

2. Gardens Greens

3. Court Greens

4. Terrace Heights

5. Separate block for EWSPROJECT NAME : THE LABURNUM.

LOCATION : BLOCK - A, SUSHANT LOK, GURGAON

SITE AREA : 13.14 ACRES.

BUILT-UP AREA : 14,00,000 SQ. FT.

TOTAL NO. OF UNITS : 261

CLIENT : LANDBASE INDIA PVT. LTD. AND ITC GROUP.

BUILDER: SILVERGLADES

ARCHITECT : RAMESH KHOSLA, THE ARCOP GROUP LTD.

LANDSCAPE : MPFP LLC/M.PAUL FRIEDBERG & PARTNERS.

STATUS : COMPLETED IN DECEMBER 1999.

COST : INR. 130 CRORES

• Pharmacy• Cafeteria• Two levels of

underground parking,• Open green areas• 100% electricity backup

Facilities provided :

• Swimming pool• Gymnasium• Health-centre• Tennis and squash

courts• A nursery school• A grocery store

The Laburnum, Block - A, Sushant Lok –I, Gurgaon.

OVERVIEW

LOCATION…LABURNUM IS A WELL ESTABLISHED GATED COMPLEX SITUATED IN SUSHANT LOK - 1, GURGAON. THE COMPLEX SITE IS IN A HIGHLY DEVELOPED REAL ESTATE AREA. IT IS CONVENIENTLY LOCATED NEAR THE METRO LINE AND ALSO THE FAMOUS GURGAON MALLS.

MAJOR ROADS :MEHERAULI – GURGAON ROAD (M.G. ROAD)NATIONAL HIGHWAY – 8

DISTANCE FROM AIRPORT : 12 kms.

NEAREST HOSPITAL : Fortis Institute of Medical Sciences, Sec-21.

CONVENIENCES WITHIN 5 MIN WALKING DISTANCE : Shops, Nursery school, Club (meeting rooms), Jogging Tracks, Children's play areas, Swimming pool, Tennis courts, Dog walking area, Table tennis, Squash courts. Billiards, Octi-golf, Health club.


OVERVIEW

M.G. Road

M.G. RoadMetro line

Met

ro li

ne

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LANDMARKS : • Gurgaon Golf Course.

• IFFCO Chowk Metro Station.

• Power Grid Corporation of India.

• Lifestyle and MGF Mall (about 600m).Galleria Market , DLF Phase IV.

SITE PLAN KEY PLAN

LOCATION PLAN : SHOWING MAJOR ROADS AND METRO LINES.

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ZONING…THERE ARE MAINLY APARTMENTS (3 BHK, 4 BHK, 1 BHK STUDIO) IN THE PREMISES AND ALSO SOME PENTHOUSES AND VILLAS.

AREA STATEMENT :


SITE PLANNING AND LAYOUT

Plot area 13.12 acres

Built-up Area 92,698 sq. m.

No. of Dwelling Units 263

Types of Dwelling units 4 types

Avg. area per D.U. 397.5 sq.m.

FSI Allowed 175

FSI Achieved 175

Ground Coverage Permissible 35%

Ground Coverage Achieved 26%

Basement area 23,450 sq. m.

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TYPE OF DWELLING LAYOUT DESCRIPTION

Terrace Heights • 3 blocks with one public function on the ground floor:T1-offices,T2-Club, Restaurant, T3-Health Club

Court Greens • 6 Court Greens have 2 apartments in each level• 2 Court Greens have 3 apartments in each level

Garden Greens • Dwelling Unit as Villas• Villa is provided with 3 parking spaces.

Sky Courts • 3 Pent Houses• 2 one bed room studio apartments• 4 Three bed room apartments• Centrally air conditioned building

TYPE OF D.U. Terrace Heights

Court Greens

Garden Greens Sky Court

No. of blocks 3 8 37 3

No. of stories per block 18 7 3 7

Floor Area (sq.m.) 550 245 413 413

Types of flats 3 BHKPenthouse

4 BHKPenthouse 4 BHK

3 BHK4 BHKPenthouse

DWELLING UNIT DETAILS :

No. of D.U. 263

No. Occupied 230

Self - Occupied 92 (40%)

Tenants 138 (60%)

DEMOGRAPHICS AND USAGE PATTERN:


SITE CIRCULATION…• A totally ground coverage of just

26% has been maintained throughout the complex.

• VEHICULAR AND PEDESTRIAN MOVEMENT HAVE BEEN EFFECTIVELY SEGREGATED.

• Entry points on only on side helps ensure security.

• Separate entrance has been provided for the EWS block. This also takes care of the concerns of the other residents.

• Entrances to basement parking of corresponding blocks have been conveniently placed so as not to disrupt pedestrian movement.

SITE PLANNING AND LAYOUT

SITE SECTION SHOWING VARYING HEIGHTS OF DIFFERENT BLOCKS.

ZONING OF BUILDING HEIGHTS :• The tallest towers have been kept in the middle of the

site.• Heights of subsequent buildings decreases as you move

outwards.• This ensures ample daylight in all the houses.• The views from the units are least obstructed.• Ensures free flow of fresh air. (avoiding stagnation.)

Vehicular Movement

Landscaped Area

Pedestrian Circulation

Entry to site

Entry to Basement Parking


TERRACE HEIGHTS…

CLUSTER PLANNING

The G+17 high rise apartments called the, Terrace heights are 3 towers centrally located on the rectangular site.

Double basements have been provided below the towers, for parking.

Landscaping has also been given great importance. To the SOUTH and EAST side of the towers are the active

recreational areas, carefully placed to avoid conflict with the residential units.

Projecting triangular balconies are a unique building element providing both rhythm and repose to the building.

Shear walls are connected to each other at various heights to make the building look tied together and look like one unit as well as providing the structural purpose

At the various corners that are formed due to the undulating form of the building , bay windows have been provided to make the openings look more crafted from the outside and give luxurious niches on the inside of the building.

SPACE AREA (sq.m.)

PUBLIC 55.67sqm

PRIVATE 86.045 sqm

WET AREAS

46.7 sqm

SERVICE AREAS

23.98 sqm


CLUSTER PLANNING

TYPICAL FLOOR PLANTOTAL COVERED AREA = 622.714 sq. m.

SPACE AREA (sq.m.)

LIVING ROOM 36.63 sq.m.(5.55x6.6)

DINING ROOM 19.04 sq.m.(5.3x3.3)KITCHEN 16.75sq.m.(5.6X3.0)STORE 3.9sq.m.(3.0x1.3)MASTER BEDROOM-I

27.625sq.m.(6.5x4.25)

TOILET-I 12.55sq.m.(3.0x4.15)DRESS-I 6.44sq.m.(2.8x2.3)BEDROOM-II 22.52sqm.(5.7x3.95)TOILET-II 5.8sqm.(1.65x3.55)DRESS-II 3.38sqm.(1.65x2.05)BEDROOM-III 22.0sqm.(5.5x4.0)TOILET-III 3.2sqm.(1.735x3.55)DRESS-III 4.08sqm.(2.2x1.85)SERVANT ROOM (x2)

10.04sqm.(4.32x2325)

TOILET (x2) 4.2sqm.(1.8x2.3)

Area statement


CLUSTER PLANNING

VIEWS FROM THE TOWER AT DIFFERENT LEVELS:

• A lot of fresh air since the surrounding plots are still relatively less congested as compared to other parts of gurgaon.

• Fire staircases are not very well-lit.

• The dark material used in the interiors adds to the lack of natural light.


INFERENCES

UNIT PLANNINGLOCATION 2 UNITS PER FLOOR.

MAIN DOORS TO BOTH UNITS OPEN OPPOSITE EACH OTHER.LESS NO. OF UNITS PER FLOOR MAINTAINS RESIDENTS’ PRIVACY.DOORS FACING ONE-ANOTHER MAY RAISE PRIVACY ISSUES.

ZONING KITCHEN IS IMMEDIATELY TO THE LEFT FROM MAIN ENTRANCE DOOR.SHORT CORRIDOR LEADS TO LIVING ROOM ON ONE SIDE AND DINING ON THE OTHER.KITCHEN IS ATTACHED TO DINING ROOM AS WELL.SERVANTS QUARTERS HAVE BEEN GIVEN A SEPARATE ENTRY/EXIT FROM THE UNITS.

CONVENIENT LOCATION OF KITCHEN FOR BOTH DOMESTIC HELP AS WELL AS PRIVACY.SEPARATE LIVING AND DINING AREAS ARE HELPFUL IN ORGANISING FLOW OF ACTIVITIES.EASIER TO SERVE.SEPARATE SERVANTS UNIT IS A GOOD WAY TO TAKE CARE OF SECURITY CONCERNS.

PRIVACY BEDROOMS HAVE BEEN KEPT TO ONE END OF THE UNIT.EVERY BEDROOM HAS AN ATTACHED TOILET AND DRESSER.ALL ROOMS OPEN INTO A CENTRAL LOBBY/CORRIDOR.BURGLAR ALARM SYSTEM HAS BEEN INSTALLED.

LOCATION OF SPACES/OPENINGS HAS BEEN DESIGNED KEEPING IN MIND PRIVACY ISSUES.SECURITY CONCERNS HAVE BEEN CONSIDERED WHILE PLANNING THE AREAS.

OPEN AREAS

THE UNIT IS OPEN ON 3 SIDESSEPARATE BALCONY FOR KITCHEN.PLANTERS HAVE BEEN CREATED AT EACH FLOOR LEVEL.

EVERY ROOM GETS NATURAL LIGHT AND VENTILATION.PLANTERS AT EACH LEVEL HELP BRING A GENERIC SCALE TO THE OTHER-WISE HIGH-RISE TOWERS. OCCUPANTS ONCE INSIDE THEIR HOMES DON’T FEEL SECLUDED FROM THE OUTSIDE WORLD.

SERVICES CENTRALLY AIR-CONDITIONED.FIRE SAFETY SYSTEMS HAVE BEEN INSTALLED.GARBAGE IS REMOVED MANUALLY.100% ELECTRICITY BACK-UP.

ADEQUATE SERVICES HAVE BEEN PROVIDED TO THE RESIDENTS.MAINTAINANCE OF THESE SERVICES HAS ALSO BEEN FOLLOWED UP PROPERLY.

CIRCULATION

CORE AREAS ON BOTH ENDS OF CORRIDOR.ENTRANCE IS FROM MID-POINT OF CORRIDOR.SEPARATE STAIRCASE FOR THE SUPPORT STAFF.

CIRCULATION HAS BEEN KEPT TO A MINIMUM.RESIDENTS’ OPINIONS :PROS - AMPLE DISTANCE BETWEEN BUILDINGS ALLOWS FOR GOOD VIEWS AND HELPS MAINTAIN PRIVACY. - AMPLE PARKING SPACE HAS BEEN PROVIDED WHICH HAS EFFECTIVELY ACCOMODATED FURTHER EXPANSION. - THE HUMAN SCALE OF THE BLOCKING AND ELEVATIONS AS WELL AS THE LANDSCAPING ARE MUCH APPRECIATED BY BOTH RESIDENTS AND VISITORS. - ADEQUATE PROVISION OF SERVICES AND UTILITIES.CONS – MAIN DOORS FACING EACH OTHER.


COURT GREENS…

CLUSTER PLANNING

TYPICAL FLOOR PLANTOTAL COVERED AREA = 933 sq. m.


COURT GREENS…

CLUSTER PLANNING

TYPICAL FLOOR PLANTOTAL COVERED AREA = 655 sq. m.

GROUND FLOOR PLAN


GARDEN GREENS…

CLUSTER PLANNING


SKY COURT…

CLUSTER PLANNING

EWS…•A separate block for ews has been reserved in accordance with the bye-laws.•It has been located on the north-west end of the site.•A separate entry/exit has been provided – ensuring security for both the areas.•Simple layout consisting of :1.Room – 3.1 x 4.2m2.Toilet – 1.2 x 2.5m3.Kitchenette – counter

•12 Rooms per floor.•Staircases on diagonally opposite ends of

the block.•Courtyard planning.•Circulation space is optimum.

TYPICAL FLOOR PLAN FOR EWS BLOCK


SITE SERVICES…

INFRASTRUCTURE NETWORKS

• BOREWELL• TRANSFORMER• A/C PLANT• SEWAGE TANK

• FILTERATION PIT• BOILERS• RAIN WATERTANK• 4 U.G. WATER

STORAGE TANKS WITH ADJACENT PUMP HOUSE

INFRASTRUCTURE NETWORKS :

MAP SHOWING THE LOCATION OF THE NEAREST ELECTRIC SUBSTATION


SITE SERVICES…

Water pumps for Overhead Tanks

DETAILS OF WATER CONSUMPTION AND STORAGE FOR THE DIFFERENT BLOCKS :

DIAGRAM SHOWING WATER SUPPLY IN VARIOUS BLOCKS.



SITE SERVICES… TWO AIR COOLED CHILLER PLANTS FOR SKY COURTS

FIRE PUMPS AND BACKUP DIESEL GENERATOR

FIRE FIGHTING INSTALLATIONS IN THE COMPLEX



SITE SERVICES…

MISCELLANEOUS

Maintainance :• Rs. 3000-4000 is the maintenance cost per month. This

amount includes water, sports facilities, common areas, cable etc. (separate charges for electricity

• Owners who do not reside in the complex also have to pay this amount.

• 19 people deputed for house keeping and 6 for gardening, all on contract basis.

Security :• Central control room located at the base of Terrace

Heights Tower one. • There are SUITE panels in each apartment which have

motion sensors and panic buttons and are monitored from the control room.

• There are 22 guards and 2 supervisors• The entries to complex is monitored

Garbage :• Garbage is collected from apartments in sealed bags and is

taken in a closed rickshaw for disposal.

Green belt acts as buffer between road and Garden Greens

View of the complex from the road.

Secured entry gates to the complex.


INFERENCES

ANALYSIS…STRENGTHS :•PRIME LOCATION : Located very near to 2 major roads i.e., MG Road and NH-8.•CLOSE PROXIMITY TO METRO STATION, AIRPORT, HOSPITAL AS WELL AS COMMERCIAL MARKETS.•FACILITIES LIKE GROCERY STORE, PHARMACY, SCHOOL, CLUB HOUSE ETC HAVE BEEN PROVIDED WITHIN THE SITE.•ENTRIES HAVE BEEN CONFINED TO ONE GATED SIDE ONLY ENSURING SECURITY.•GROUND COVERAGE OF ONLY 26% HAS BEEN ACHIEVED. •HEIRARCHY IN HEIGHTS ENSURES AMPLE LIGHT AND VENTILATION IN MAXIMUM UNITS.•PEDESTRIAN CIRCULATION IS NOT JUST SEGREGATED BUT VERY WELL LANDSCAPED MAKING IT AN EXPERIENCE.•OPEN SPACES HAVE BEEN BEAUTIFULLY LANDSCAPED WITH TREES, WATER-BODIES, PERGOLAS ETC.•GREEN BUFFER BELT HAS BEEN DESIGNED AROUND THE SITE.•LOCATION OF UNITS ALSO KEEP IN MIND TRAVEL TIME FROM PARKING TO DIFFERENT UNITS.•WATER-BODIES IN THE COURTYARDS HELP KEEP THE SURROUNDING AIR COOL . •USE OF SHEAR-WALLS HAS MADE THE STRUCTURE MORE SOUND AND ALSO ADDS A UNIQUE ELEMENT TO THE ELEVATION.•SEPARATE ENTRY FOR EWS ENSURES SECURITY.WEAKNESSES :•THE MAIN CORRIDORS MAY BECOME DARK AND DINGY DUE TO THE CLOSED PLANNING.•DOORS DIRECTLY OPPOSITE EACH OTHER MAY RAISE PRIVACY ISSUES.•WINDOW SIZES ARE QUITE SMALL IN THE HIGH-RISE TOWERS.•MANUAL GARBAGE DISPOSAL.

OPPORTUNITIES :•STILTED/OPEN SURFACE PARKING HAS BEEN DESIGNED TO ACCOMMODATE FUTURE EXPANSION.•LESS GROUND COVERAGE RESULTED IN MORE OPEN SPACES AS WELL AS LEAVING SCOPE FOR FUTURE EXPANSION LEADING TO ADDITION OF OTHER STRUCTURES.•PRIME LOCATION ENSURES THE RISING ESTATE VALUE.

THREATS :•SURROUNDING AREAS HAVE NOT DEVELOPED YET. EMPTY PLOTS MAY LEAD TO SECURITY CONCERNS.