building in india

BUILDING IN INDIA

Overview

n Purpose of Report n Business Considerations

Disclaimer

Typical Base Building Design

n Single Perimeter Service Core n Multiple Perimeter Service Cores n Single Central Core n Multiple Central Service Cores n Typical Concrete Frame Building

Wall Section

Government Regulations

n Planning n Building Codes n Special Economic Zones n Primary Markets n National Capital Zone 2021 Plan n Hyderabad Infrastructure Planning

Example

Project Team and Delivery

n Assembling the Team n Project Delivery Methods

Development Models

n Direct Development n Build-to-Suit by a Local

Developer n Build-to-Suit by a Global

Developer n Build-to-Suit Lease Back by a

Developer

Constructionand Quality

n Construction Documents n Construction Administration n Quality Control n Health and Safety n Cost and Schedule Control n Project Close Out & Post

Occupancy

Case Studies

n About M Moser n VMware n Infobeans

Design Criteria

n Site Conditions n Sustainable Design Programs

and Rating Systems in India n On-Site Renewable Energy Sources

– Solar n On-Site Renewable Energy Sources

– Waste to Energy n Environmental Wellness n Workplace Trends n Typical Building Space

Allocation in India n Building Systems

– Shell Climates n Site Systems

– Recycling Water on Site n Building Systems

– Recycling Water in Buildings n Aspirational Design

TEAM ABOUT US

1HOME

OVERVIEW

GOVERNMENT REGULATIONS

DEVELOPMENT MODELS

DESIGN CRITERIA

TYPICAL BASE BUILDING DESIGN

PROJECT TEAM AND DELIVERY

CONSTRUCTION AND QUALITY

CASE STUDIES

OVERVIEW

2HOME

OVERVIEWOverview of India

With over 1.2 billion people, India is the most populous democracy in the world and is going through a period of unprecedented economic liberalization and growth. While there are tremendous opportunities for international firms in India, it is also a very complex and difficult place to do business. In it’s Doing Business 2016 report, the World Bank Group ranked India 130, out of 189 countries, for ease of doing business.

The intent of this report is to provide a high level overview of some of the challenges and opportunities global companies will face in the planning, development, design, construction and operation of facilities in India. India is an enormous country with divergent political, cultural and regional influences. Traversing this diverse and complicated landscape to develop and build projects can be a formidable undertaking. The key to success in India is to understand the challenges of working there and having a team with local knowledge and expertise in place to help navigate.

Customary business practices, bureaucratic permitting quagmires, poor infrastructure, lack of skilled labour and lack of international quality materials - among other factors - diminish the predictability and quality in the development of projects and their design

U.N. POPULATION PROJECTIONS

2015 2020 2025 2030 2035 2040 2045 20502010

1,200 1,200

1,400 1,400

1,600 1,600

1,800 1,800

Millions Millions

INDIA

CHINA

and construction. We have identified a range of potential issues and recommended best practices to assist companies to understand the prerequisites to achieve the desired project results. Properly prepared and with the right team in place, it is certainly possible to develop world class facilities in India on time and on budget – although at a cost premium.

India is changing rapidly to more closely align with global influences - it is not business as usual. Recently, more business and trade friendly government regulations and building codes, the development of resources and convergence of global businesses, are redefining how things are done. Lack of resources and underdeveloped infrastructure is driving innovation in renewable energy and on-site water recycling, leapfrogging practices in developed economies. New technologies in prefabrication simplify and streamline the way projects are conceived and executed - improving quality, cost and schedule outcomes.

India is on the path to building a better future for its people and the environment, and enabling more effective partnerships with global companies. This report offers a cross-section of lessons to be learned from the challenges and opportunities of building in a nation that bridges old and new and embraces

emerging technologies and solutions. Preparation with these insights is the first step to achieving successful projects in India.

Note Regarding Business Considerations:Considerations of starting and operating a business – from incorporation, licensing, permits, to financing, trade laws, labor laws, enforcing contracts, dispute resolution in the courts system, taxation, insurance, etc. are beyond the scope of this report.

3HOME

OVERVIEWA Diverse Culture

Demographic Composition

Hindu Muslim Christian Sikh

Buddhist Jains Other

India is demographically an extraordinarily diverse nation composed of many ethnic groups and religions across 29 States and 7 Union Territories.

The official language of the Government of India is Standard Hindi and English. The Eighth Schedule of the Indian Constitution lists 22 Official Languages.

DEMOGRAPHIC COMPOSITION LANGUAGE FAMILIES

4HOME

OVERVIEWPoised for Internet Growth and Global Connectivity

Parag Khanna Connectography

India has the world’s second largest internet market potential, but the slowest average connection speeds in Asia, presenting huge growth opportunities. Technology companies are positioned to harness India’s educated work force to meet this growth opportunity.

Over 1 million university graduates enter the work force annually in India. Over 35% have degrees in science and engineering from excellent universities, but competition for talent is still high.

TEAM ABOUT US

5HOME

OVERVIEW


DEVELOPMENT MODELS

DESIGN CRITERIA




CASE STUDIES


6HOME

GOVERNMENT REGULATIONSPlanning

NITI COMMISSIONTraditionally, planning in India was centralized, causing major challenges for effectiveness and implementation. On 1st January 2015, the government replaced the Planning Commission with a new institution named the National Institution for Transforming India Commission (shortened NITI Commission) diminishing the role of central planning.

n Urban planning and development are administered at three levels: Union Government, State Governments, and Local Governments.

n At the Union Government level, the Planning Commission of the Government of India and the Housing and Urban Development Department of the Ministry of Urban Development have central roles for urban planning, development, and technical guidance.

n At the state government level, urban planning and development administration are executed pursuant to the State Town Planning Act and the relevant legal system of each state. Currently, there is an Urban Planning Department in every state and most union territories.

n At the local level, the Planning and Development Department is responsible for devising various plans in large cities, as well as for issuing development permits and implementing development among other things. The Department is established pursuant to the State Town Planning Act or individual planning and development department act.

CORRUPTIONIn 2014, the Council on Foreign Relations named India’s judiciary, police, and political parties the three most corrupt institutions in the country.

n Local officials commonly skim off a substantial percentage of the fee paid to private contractors working on public-services projects, such as water supply, electricity, and sewage treatment.

n The Central Pollution Control Board is frequently unable to enforce the standards that it sets, because the state level agencies responsible for meeting them are typically corrupt or incompetent. Too much responsibility is controlled by corrupt local officials and contractors.

n Modi has introduced programs, such as PRAGATI, to address citizen’s complaints about bureaucracy, corruption, delays in executing public-works projects, and other issues.

7HOME

GOVERNMENT REGULATIONSBuilding Codes

BUILDING CODESThe National Building Code of India is a comprehensive building Code that regulates the building construction activities across the India. Each of the 29 States publishes it’s own version of the NBC with Bye-Laws, Urban Development Regulations and Development Plans.

BUILDING PERMITS & APPROVALSIn it’s Doing Business 2016 report, the World Bank Group India ranked 183, out of 189 countries, for dealing with construction permits, due to bureaucratic complexity, delays and arbitrary interpretations.

In addition, permitting costs can be substantially higher than in the US, potentially exceeding 25% of construction value, depending upon project particulars and what is needed for approvals.

ANDAMAN AND NICOBAR ISLANDS

BAY OF BENGAL

ARABIAN SEA

PAKISTAN

CHINA

BANGLADESHMYANMAR

ANDHRA PRADESH

ARUNACHAL PRADESH

ASSAM

BIHAR

CHANDIGARH

CHHAT TISGARH

DADRA AND NAGAR HAVELI

DAMAN AND DIU

NATIONAL CAPITAL TERRITORY OF DELHI

GOA

GUJARAT

HARYANA

HIMACHAL PRADESH

JAMMU AND KASHMIR

JHARKHAND

KARNATAKA

KERALALAKSHADWEEP

MADHYA PRADESH

MAHARASHTRA

MANIPUR

MEGHALAYA

MIZORAM

NAGALAND

ODISHA

PUDUCHERRY

PUDUCHERRYPUDUCHERRY

PUDUCHERRY

PUNJAB

RAJASTHAN SIKKIM

TAMIL NADU

TELANGANA

TRIPURA

UT TAR PRADESH

UT TARAKHAND

WEST BENGAL

“If you can’t deal with discouragement, India has no place for you.” Navneet Raman,Chairman of the Benares Cultural Foundation“Purifying the Goddess – Narendra Modi’s Grand Plan to Clean Up the Ganges”By George BlackNew Yorker, July 25th 2016

8HOME

GOVERNMENT REGULATIONSSpecial Economic Zones

SPECIAL ECONOMIC ZONES (SEZ’S) www.sezindia.nic.inThe Government of India has been committed to addressing the challenges faced by companies intent on doing business in India, including:

n Difficulties of policies and complexity of regulatory approvals

n Inadequate infrastructure n Unreliable fiscal system

480m

240m

120m

60mVehicle Route

Site

n Simplified procedures for development, operation, and maintenance of SEZ business’s

n “Single window” clearances for certifications and approvals

n Provision of quality infrastructure n Attractive financial incentives

BENEFITS OF SEZ’STo attract more foreign investments, the Parliament passed the SEZ Act in 2005. Under the administration of the Ministry of Commerce and Industry. As of May 2016, there are 330 Notified SEZ’s in India.

CHALLENGESSEZ’s requires a level of knowledge and experience to effectively navigate the rules and procedures for SEZs.

TECHNOLOGY CAMPUS, INDORE, INDIA

9HOME

GOVERNMENT REGULATIONSPrimary Markets

Central Business Districts (CBDs) may be the preferred choice for prominent corporations, but developable land is constrained. Increased demand has been accommodated through development of Alternative Business Districts (ABDs) and Peripheral Business Districts (PBDs). Typically, the newer developments offer larger floor plates and better infrastructure.

n Delhi (National Capital Region w/Gurgaon, Noida), Mumbai (Bandra Kurla), Pune, Bangalore, Hyderabad, and Chennai are dominant cities in India for international corporations

n Bangalore, Pune and Gurgaon are favored locations among tech companies, primarily because of the access to talent and availability of Grade A buildings of larger floor plate spaces (+/- 100,000 SF compared to +/- 25,000 sf typical in Mumbai and Delhi) at affordable rents

n In 2015, IT/ITeS contribution to office absorption was reported to be 57% for Bangalore, 64% for Gurgaon and 74% for Pune

n Bangalore has emerged as an increasingly popular location for developing economic sectors such as information technology, biotechnology, pharmaceuticals, manufacturing and other services sectors

Bangalore(Whitefield and Electronic City)

Hyderabad(Gachibowl)

National Capital Region(Gurgaon and Noida)

Mumbai(Bandra Kurla Complex)

10HOME

GOVERNMENT REGULATIONSNational Capital Region Plan 2021

The objective and the goal of the Regional Plan 2021 are to take advantage of the effect of the economic development of Delhi to promote regional growth and balanced intra-regional development through the creation of efficient networks (upgrading of infrastructure, development of a rational land utilization pattern, improvement of environment, and realization of quality of life) within five city centers and one district center.

Delhi Master Plan 2021 has been devised for Delhi capital territories by the Delhi Development Agency (DDA; national authority) in linkage with the Regional Plan 2021. The Master Plan is prepared by DDA as an agent of the Union Government pursuant to the Delhi Development Act (1957).

The goals of the Delhi Master Plan 2021 are to (i) make Delhi a world class city, (ii) conserve the environment and preserve historical legacies, (iii) plan and develop from a regional (broad) perspective, (iv) achieve a high standard of living and quality of life that are sustainable, (v) take an inclusive approach from the viewpoint of the poor, and (vi) establish a humane city.

11HOME

GOVERNMENT REGULATIONSHyderabad Infrastructure Planning

Hyderabad has invested in improving infrastructure to reduce congestion and improve supply chain logistics

ROADS

n The 158 kilometer, 8-lane Nehru Outer Ring Road 158 kilometer expressway is designed for speeds up to 120 km/h and encircles the City, connecting three National Highways (NH), NH-7, NH-9 and NH-163

n As of 2011, the Hyderabad Elevated Expressway is the longest expressway in India

METRO

n Hyderabad Metro Rail (HMR) is a rapid transit system, currently under construction, for the city of Hyderabad, Telangana

n Once Hyderabad Metro Rail becomes operational, it will be the world’s largest elevated metro rail

TEAM ABOUT US

12HOME

OVERVIEW


DEVELOPMENT MODELS

DESIGN CRITERIA




CASE STUDIES

DEVELOPMENT MODELS

13HOME

DEVELOPMENT MODELSDirect Development

Land for development is acquired by COMPANY followed by selection of a design firm and a construction company to build the project.

PROS

n Full control of the project including location, selection of design firm and contractor

n Quality level set by COMPANY

n Designed and built based on life cycle costing and considerations of operations and maintenance

CONS

n Land acquisition is complex and lengthy, as many properties may have substantial defects in title, significantly compromising the ability to secure full legal title expeditiously and without risk of disputed rights

n Land use is defined by Municipal Master Plans, but entitlements can take considerable time

n Registering a property can also incur substantial charges for Stamp Duty, fees for Sub-Registrar and Land & Survey Office, legal fees, etc.

n This process requires significant COMPANY resources in India to manage the land acquisition, design and construction.

AIR BUS TRAINING FACILITY, GURGAON, INDIA

14HOME

DEVELOPMENT MODELS Build-To-Suit by a Local Developer

Local developers have the advantage of experience and relationships developing base building or campus project projects in India.

PROS

n Local Developers have more choices available for project sites

n Generally will deliver projects at lower cost

n May promise to deliver the project faster

n Pre-committing to space under construction may secure lower lease rates

CONS

n The quality of construction may not meet international standards

n The building as constructed may have variations from approved design and not fully comply with applicable building codes

n There is increased risk the project will not be delivered on time

NOVARTIS GLOBAL SUPPORT CENTER, HYDERABAD, INDIA

15HOME

DEVELOPMENT MODELS Build-to-Suit by a Global Developer

Global developers in India who have access to land with entitlements in place. The Developer will manage the entire process including land related issues, management of design and construction per COMPANY’S design brief.

PROS

n Global Developers generally design and build projects consistent with global office/campus standards

n The projects are designed not for lowest initial cost model but for a balance between initial cost and life cycle costs

n Upon completion of the project, the Developer will sell the campus project, including land, to COMPANY for a pre-negotiated price

n This model will have significant savings of time and resources from COMPANY, and can be structured to achieve COMPANY’S development objectives

FELIX PLAZA MIXED USE DEVELOPMENT, GURGAON, INDIA

CONS

n May have less access to land banks

n Although their projects are designed to Global standards, the cost basis could be higher

16HOME

DEVELOPMENT MODELS Build-to-Suit Lease Back by a Developer

Developer builds the project per Company’s design brief for a long-term lease.

PROS

n Developer provides property management services for the duration of the lease

n Upon completion of the lease, Company will have the option of exiting the project

n Off-balance sheet as a lease basis, rather than an asset with liabilities

CONS

n No ownership and accrued equity in the project

n Reduced control of design, construction and project quality once the agreement is signed

JINDAL OFFICE BUILDING, GURGAON, INDIA

TEAM ABOUT US

17HOME

OVERVIEW


DEVELOPMENT MODELS

DESIGN CRITERIA




CASE STUDIES

DESIGN CRITERIA

18HOME

Site Location DESIGN CRITERIA

LAND USEIssue: Neighborhoods surrounding sites often present unsightly mix of urban, industrial, and infrastructure conditions.

Design Strategy: Create campus setting with controlled views into courtyards.

SOILSIssue: Contamination, poor bearing capacity of alluvial soils.

Design Strategy: Assure due diligence on soil conditions and account for appropriate mitigations in design and project implementation.

CLIMATEIssue: Climate varies regionally and can present weather extremes, including droughts, monsoons, high heat, and high humidity.

Design Strategy: Use computational fluid dynamics and other robust design modelling tools, to optimize sustainable and resilient design response.

19HOME

Site Conditions DESIGN CRITERIA

AIR QUALITYIssue: In 2015, WHO assessed 1,622 cities worldwide for PM2.5 and found India home to 13 of the 20 cities with the most polluted air, presenting significant health concerns for both urban and rural populations. Developer provides property management services for the duration of the lease.Design Strategy: Enhance air quality by incorporating air filtration systems compliant with Minimum Efficiency Reporting Value (MERV) 13.

POWERIssue: Electric is relatively cheap in comparison to the rest of South Asia, but securing adequate external connections is onerous and the power grid is unreliable.Design Strategy: Site due diligence should determine power supply, permitting and reliability issues. Install on-site power generators capable of providing full back-up power.

WATERIssue: Access sanitary potable water supplies is unreliable. Hyderabad, for example, does not provide domestic water and sanitary hook-ups.Design Strategy: For new projects, maximize capture of water resources, such as rainwater, storm water and grey water and treat and recycle on site.

20HOME

DESIGN CRITERIAPeople Most at Risk from Climate Change

Parag Khanna Connectography

According to the India Government, over 330 million Indians are struggling under gruelling heat and drought conditions across 10 states this year, severely harming the economy of a nation where nearly half the people rely on farming.

21HOME

DESIGN CRITERIASustainable Design Programs and Rating Systems in India

Leadership in Energy and Environmental Design (LEED)Administered by GBCI

Excellence in Design for Greater Efficiencies (EDGE) International Finance Corporation, World Bank Group Administered by GBCI

Bureau of Energy Efficiency (BEE)Ministry of Power, Government of India

India Green Building Council (IGBC)The Confederation of Indian Industry (CII)

Green Rating for Integrated Habitat Assessment (GRIHA)India’s own rating system jointly developed by TERI and the Ministry of New and Renewable Energy, Government of India

There are multiple green ratings systems for buildings in India. LEED is internationally recognized and the most rigorous.

22HOME

On-Site Renewable Energy Sources DESIGN CRITERIA

SOLAR ENERGY

OPPORTUNITYIndia offers abundant solar energy resources across the country and the watts/sf costs of photovoltaics are increasingly competitive.

PRECEDENTSIn January 2010, the Indian government launched the National Solar Mission, or NSM, a phased plan to promote solar power aimed at achieving a generation capacity of 20 gigawatts of solar electricity by 2022. In 2015, it increased that target to 100 gigawatts by 2022.

PRACTICAL REALITIESBuilding integrated photovoltaic (BIPV) and on site energy storage technologies are improving rapidly, but remain costly.

23HOME

DESIGN CRITERIAOn-Site Renewable Energy Resources

WASTE TO ENERGY ANDBIO-MASS TRI-GENERATION

OPPORTUNITYMunicipal Solid Waste (MSW) will continue to be generated in vast quantities as the middle class grows in India. Waste generation has a direct relationship with prosperity level. Effective waste management and appropriate disposal remains an urgent concern, threatening health and the environment nationally. Converting MSW to energy creates a financial incentive to collect and dispose of waste productively.

Alternatively, Bio-Mass such as cow dung is a potential feed stock for gasification, monetizing a widely available renewable, carbon neutral resource.

PRECEDENTSWaste to energy technology is proven, mature and being continually improved. Jindal ITF waste to energy facility in Timarpur in the Okhla area of New Delhi processes of 1,300 tonnes of solid waste daily and has generated 190 million units of electricity since 2012, establishing a model for other cities in India.

PRACTICAL REALITIESWaste collection is a challenge. Municipal Waste collection fees will provide important incentives to develop this market.

Bio Mass Waste

Sewage Waste

Kitchen and

Garden Waste Compost or

Fly Ash

Treated Water

GHG Neutral Gas

Heat equal to

electrical footprint

BIO-MASS TRI-GENERATION

Water Treatment Facility

Heat

(Wat

er)

Fly

Ash

Bio-Mass Plant

Power

Chilled Water

Heat

Slud

ge a

s Fue

l

24HOME

Environmental Wellness DESIGN CRITERIA

People: 90%

Facilities: 5%

O&M: 5%

People Building Operations & Maintenance

W

Air

Light

Comfort

Nourishment

Fitness

Mind

Water

TALENT

WELLBEING

Light

People: 90%

Facilities: 5%

O&M: 5%

People Building Operations & Maintenance

W

Air

Light

Comfort

Nourishment

Fitness

Mind

Water

TALENT

WELLBEING

Light

OPPORTUNITY

Concern about the impact of external and internal pollution sources on employee health are leading to increased attention to such consideration as improved air filtration, selection of non-toxic materials for interiors and finishes, etc.

FOOD

n Training in food handling safety is essential for facilities providing food services

RECREATION

n Depending upon site and building restraints cricket pitches, table tennis, bocci ball and badminton are popular recreational activities to consider

PRACTICAL REALITIES

n Many building HVAC systems limit the ability to improve air quality

n Lack of transparency in domestic manufacturing and lack of independent certification make it difficult to ascertain the health qualities of products

WELL OPPORTUNITIES

COMPARATIVE COSTS 20 YEAR CYCLE

25HOME

DESIGN CRITERIAWorkplace Trends in India

Striking the right balance between space efficiency, technology and people, to improve employee satisfaction, productivity and retention

SPACE UTILIZATION & PRODUCTIVITY

n Increase of dynamic seating compared to assigned seating

n Increase of open plan seating compared to cubicles and cabins

n Increase utilization of meeting rooms - current average in India is just 25%

n Increase of interactive and amenity spaces allocation from 2% or less a decade ago to over 7% for areas such as canteens, employee lounges, exercise areas

n Increase of workspace area allocation for assigned seating to align more with international standards – at 50 sf to 100 sf, India has had some of the lowest rates globally

NIKE, BANGALORE, INDIA

26HOME

DESIGN CRITERIATypical Building Space Allocation in India

Allocation of interactive and amenity spaces has increased from 2% or less a decade ago, to over 7% for areas such as Cafeteria, Lounges and Recreation. Global companies are improving workplace standards in India to reflect their corporate values, and design facilities more in alignment with standards in the US and Europe.

Corporate work place standards should be considered guidelines and the approach to the programming and design of facilities should clearly be adapted to local India customs and cultural considerations.

Employers are looking for competitive advantages in workplace design to attract and retain talent.

27HOME

DESIGN CRITERIABuilding Systems – Shell Climates

Arctic Cold Warm Hot

Fire Sprinklers Fire Sprinklers Fire Sprinklers Fire Sprinklers

Roof Screen Roof Screen Roof Screen Roof Screen

Stairs Stairs Stairs Stairs

HVAC Equipment HVAC Equipment HVAC Equipment HVAC Equipment

Lobby Lobby Lobby Lobby

Stair Enclosure Stair Enclosure Stair Enclosure Stair Enclosure

Main Electrical Main Electrical Main Electrical Main Electrical

Restrooms Restrooms Restrooms Restrooms

Shaft Opening Shaft OpeningShaft Opening Shaft Opening

Elevators ElevatorsElevators Elevators

The typical developer provides a cold shell in India. Tenants are responsible for installation of toilets and mechanical systems within their leasehood as part of the fit-out. Newer buildings may be provided with central HVAC and shared toilets at the core. It is important to clearly establish the provision of building services by the developer and the tenant, respectively per the accompanying table.

28HOME

DESIGN CRITERIASite Systems – Water Recycling Water On Site

ON SITE WATER RECYCLING

Access to sanitary potable water supplies is unreliable. Some municipal buildings do not provide domestic water and sanitary hook-ups. New campus projects optimize collection and recycling of water resources at site.

RESTORATIVE FLORA & FAUNA

Plant the tropical almond tree, Terminalia Catappa, known locally as the sewage tree”, because it can filter heavy metals and other pollutants out of standing water.

29HOME

DESIGN CRITERIASite Systems – Water Recycling Water On Site

GraywaterWastewater from toilets, dishwashers, kitchen sinks, and utility sinks

BlackwaterWastewater from building cooling condensate, showers and lavatories

Overflow to Sewage

Treatment UnitsTreated Water Storage Grey Water Collection Tank

Cooling Tower

RainwaterPrecipitation collected from roofs and above-grade surfaces

StormwaterPrecipitation collected at or below grade

Foundation DrainageNuisance groundwater from dewatering operations

Whether at the district, campus or building scale, optimize collection and reuse of water for secure, resilient supplies.

RECYCLED WATER SOURCES TREATED RECYCLED WATER NON POTABLE APPLICATIONS

1

E D

A

B

C

D

E

1

2

3

3 Toilet Flushing Irrigation Cooling Tower Makeup Water

-

2

Black Water Collection Tank

C

2A

B

30HOME

DESIGN CRITERIAAspirational Design

TREND Designing Iconic Corporate Facilities to Impart Unique Brand Identity.

Issue: More complex form making and non-standard, specialized material’s and systems potentially drive up project costs. Design Strategy: Simplify creative solutions by leveraging parametric modelling and off-site BIM fabrication.

TEAM ABOUT US

31HOME

OVERVIEW


DEVELOPMENT MODELS

DESIGN CRITERIA




CASE STUDIES

T YPICAL BASE BUILDING DESIGN

32HOME

Core Schemes T YPICAL BASE BUILDING DESIGN

CENTRAL SHARED CORE

Shared restrooms provided in core

CENTRAL CORE

No restrooms provided by tenant

PERIMETER SHARED CORE

Core at perimeter to naturally ventilate toilets & provide access to plumbing for repair

OFFSET CENTRAL CORE

Shared restrooms provided in core

ME M

ME E

E

M

ME M

ME E

E

M

M

M

E

E

ME M

ME E

E

M

FLOOR PLATES

Bangalore: Up To 100,000 Sf Delhi: +/- 25,000 SFMumbai : +/- 25,000 SFTypically Cast In Place Frame System

DEFINITION OF CLASS A BUILDINGS VARY BY CITY

n Typical shell is cold n No central HVAC * n No back up power *

* trend for newer buildings in Mumbai includes central HVAC & back-up power.

n In buildings w/ central HVAC, typically there is no provision for chilled water/ cooling tower water requiring 24/7 precision air handling units

n Typical existing shell power provision is minimal & must be augmented w/ additional new hook-ups and electrical panels

33HOME

T YPICAL BASE BUILDING DESIGNTypical Base Building Example

SINGLE PERIMETER SERVICE CORE

n Shared lift lobbies, and restrooms n Restrooms on exterior walls for natural

ventilation and service access

34HOME


MULTIPLE PERIMETER SERVICE CORES

n Shared lift lobby separate HVAC and restrooms for each tenant

n Restrooms on exterior walls for natural ventilation and service access

35HOME



n Separate lift lobbies, HVAC and restrooms for each tenant

n Restrooms on exterior walls for natural ventilation and service access

36HOME

Typical Base Building Example T YPICAL BASE BUILDING DESIGN

MULTIPLE CENTRAL SERVICE CORES

n Separate lift lobbies, HVAC and restrooms for tenants

37HOME


PEST O FLASH

PEST O FLASH

M2

PEST O FLASH

M2

TISSUEDISPENSER

BIN

TISSUEDISPENSER

SHOES POLISHMACHINE

(POWER POINT)

BIN

TISSUEDISPENSER

BIN

TISSUEDISPENSER

SHOES POLISH (POWER POINT)

BIN

TISSUEDISPENSER

BIN

SHO

ES POLISH

(POW

ER PO

INT)

SANITARYDISPENSER

(POWERPOINT)

SANITARYDISPENSER

(POWERPOINT)

SANITORYDISPENSER

(POWERPOINT)

JET DRYER(POWER POINT)

LOCATION FORTISSUE PAPERHOLDER (BEHIND MIRROR)

LOCATION FORTISSUE PAPER

HOLDER (BEHIND MIRROR)

TISSUEDISPENSER

BIN


JET DR

YER(PO

WER

POIN

T)

FULL HT.MIRROR

FULL HT.MIRROR


HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

FULL HT.MIRROR

HYGIENICDISPOSAL


UNDER COUNTERSTORAGE

75MM DIACUT-OUT

FOR TISSUEPAPER

DROP



TISSUEDISPENSER

BIN


FULL HT.MIRROR

FULL HT.MIRRORJET DRYER

(POWERPOINT)


TISSUEDISPENSER

BIN

FULL

HT.

MIR

RO

R

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

HYGIENICDISPOSAL

75MM DIACUT-OUTFOR TISSUEPAPERDROP

LOCATION FORTISSUE PAPERHOLDER (BEHINDMIRROR)

JET DRYER(POWER POINT)TISSUE

DISPENSER

BIN

JET DRYER(POWER POINT) TISSUE

DISPENSER

BIN

FULL H

T.M

IRR

OR

FULL H

T.M

IRR

OR


HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

HYG

IENIC

DISPO

SAL

FULL H

T.M

IRR

OR

75MM DIACUT-OUTFOR TISSUEPAPERDROP

LOCATION FORTISSUE PAPERHOLDER (BEHINDMIRROR)

R6

R6

R6

R6 R6

R6

R6



38HOME

Typical Base Building Example T YPICAL BASE BUILDING DESIGN

SINGLE SHARED CENTRAL CORE


39HOME

Partial Exterior Wall Section T YPICAL BASE BUILDING DESIGN

TYPICAL DEVELOPER SHELL AND CORE

ALTERNATIVETwo Way Slab ~ 300 Mm (12”)

Post Tensioned B/W

No Columned Caps

775 MM STRUCTURAL SLAB & BEAM

500 MM STRUCTURAL SLAB & BEAM

150 MM RAISED FLOOR

COL

75 MM TOPPING SLAB

75 MM CEILING STRUCTURE

2500 MM CLEAR CEILING MIN (2,800 MM BETTER)

75 MM RAISED FLOOR75MM RAPPING SLAB

SPRINKLERS / POWER / DATA ZONE

DUCTWORK ZONE

RECESSED LIGHTING ZONE

CEILING GRID

FIRE SAFING

400 MM

200 MM

4.0 TYP

575M

M

125

MM

150

MM

300

MM 4.0 - 4.2 M TYP

(2800 MM BETTER)

TEAM ABOUT US

40HOME

OVERVIEW


DEVELOPMENT MODELS

DESIGN CRITERIA




CASE STUDIES

PROJECT TEAMAND DELIVERY

41HOME

Project Team and Delivery PROJECT TEAM AND DELIVERY

ASSEMBLING THE TEAMAssembling the right team is essential to successful project outcomes anywhere. In India, the real estate, development, design and supply chain is particularly reliant on business relationships that may not always be transparent. Vertical alliances and back room deal-making may not always serve the Client’s, or the project’s, best interests. It is essential that the Client have a trusted advisor familiar with the cultural traditions and business relationships and practices, to assist in successfully navigating the project from inception through completion.

PROJECT DELIVERY METHODSOwners have multiple project delivery methods available to them in India, each with presenting a different benefit and risk profile. The predominant alternatives in India are:

n Design-Bid-Build (DBB) n Construction Management At Risk

(CMAR) n Design-Build (DB)

The Variety of options presents potential confusion both in the selection of the best approach, and the alignment of expectations for all parties in the actual project delivery. The key is to determine the most appropriate method for the particular project early in the project development process. Important considerations include the client’s internal organizational resources and experience in India.

Experienced, capable project managers are in huge demand in India. Positioning the right person in this role from the duration of the project is a huge challenge, but key to success.

TEAM ABOUT US

42HOME

OVERVIEW


DEVELOPMENT MODELS

DESIGN CRITERIA




CASE STUDIES

CONSTRUCTIONAND QUALIT Y

43HOME

CONSTRUCTIONConstruction Documents

While the industry is improving, construction traditions, a shortage of skilled workers, language barriers and a fragmented supply chain present unique challenges to achieving international standards implementing projects. The following are representative of potential issues and strategies for delivering successful base build and campus projects in India:

SPECIFICATIONSIssue: Specifications and standards required by contract documents may not be practiced locally and cannot be relied upon to be implemented.Best Practices: Define project requirements as clearly and simply as possible incorporating local practices as appropriate and without relying on boiler plate specifications and standards.

PRODUCTS AND MATERIALSIssue: Many items that are commonly requested to be purchased may not be available, resulting in unacceptable substitutions installed without prior approval.Best Practices: Select products and materials based upon what is locally available and allow for alternative sourcing, such as having items crafted locally specially for the project.

MEANS AND METHODSIssue: Traditional construction documents describe what is to be achieved but not how to achieve it. Consequently, limited contractor and labour experience may result in unacceptable outcomes.Strategy: Optimize use of BIM 3D and 4D virtual construction sequences to explain to sub-contractors and workers step by step construction and assembly processes.

44HOME

Construction Administration CONSTRUCTION

Many of the practices and tools deployed by international design and construction companies to assure quality of outcomes are not well established in the industry in India. To achieve success, focus on people working together as a team. Organize work sessions to resolve potential design and engineering conflicts before construction and continue work sessions through completion to improve communication and align expectations.

SHOP DRAWINGS AND SUBMITTALSIssue: The use of shop drawings and submittals is not well established in the building construction industry, especially with many subcontractors and vendors, reducing the ability to manage project quality, coordination between trades and project schedule.Strategy: Require mock-ups for all important assemblies and approval prior to proceeding with the work. Get physical samples of all materials to be used for approval prior to ordering.

REQUESTS FOR INFORMATIONIssue: Documenting questions regarding design intent using a formalized RFI procedure is not well established in the building construction industry. Strategy: Plan to have full time site representation by the design team to work with the builders to address questions on the project and collaboratively solve issues that develop.

45HOME

CONSTRUCTIONQuality Control

The following are representative examples of some of the constraints and best practices design responses for base build and campus projects in India:

STRUCTURAL SYSTEMSIssue: Cast-in-place concrete is the most common structural system deployed, but the lack of adequate skilled labour and an undependable supply chain (poor quality mixes, aggregate, etc) may result in structures that are not plumb, level and fail to meet specifications for strength.Strategy: Specify prefabricated concrete structure, including columns, beams, that is assembled on site, allowing improved quality through factory inspections and testing.

Structural steel is increasingly cost competitive with precast concrete for structural systems, but its use is limited by the supply chain inadequacies of experienced engineers, fabricators and laborers.

BUILDING SYSTEMSIssue: Shoddy installation of ductwork and mechanical systems compromises system performance.Strategy: Maximize off-site prefabrication of building components and systems.

46HOME

CONSTRUCTIONCost and Schedule Control

Causes of construction cost overruns and schedule delays fall into predictable categories - all of which can be mitigated with appropriate preventive, predictive, corrective and organizational measures.

MITIGATION MEASURE EXAMPLES

n Freeze design at the appropriate stage of a project

n Require Programme of Works to be developed using science based methods by experienced planners with input from the construction site management/production team

n Put a system in place for early identification of non-performing subcontract works/packages

n Utilize performance measurements such as S-curve or KPI’s to monitor project output/performance

EXAMPLES OF FACTORS CAUSING COST AND SCHEDULE OVERRUNS

n Inaccurate evaluation of project time/duration

n Non-performance of subcontractors n Project risks and uncertainties n Imported materials delivery delays n Lack of proper training and

experience of PM n Complexity of works n Design changes n Inadequate contingency for materials

and labour cost inflation n Project fraud and corruption n Conflict between parties n Inadequate or low skilled manpower n Discrepancies in contact documents n Regulatory approvals

47HOME

CONSTRUCTIONOccupational Health and Safety

Construction workers are one of the most vulnerable segments of the unorganized labour force in India. Exposed to a wide variety of serious hazards, the rate of fatal accidents in this industry is 4 to 5 times that of the manufacturing sector.

ISSUEHighly migratory and unorganized, the level of training and education of the labour force puts workers at high risk of job site related injury.

RISK MANAGEMENT n Proactively develop and implement a

risk management plan inclusive of all contractors and suppliers to establish OHS policy and work procedures

n Implement measures to assure statutory compliance, training, protection, communication, monitoring, hazard identification

n Strive for “zero accidents”

48HOME

CONSTRUCTION Project Close-Out and Post Occupancy

PROJECT CLOSE-OUTIssue: Frequently projects are not properly closed out, leading to Owners and Occupants being frustrated with incomplete or properly executed work that interferes with beneficial use of the facilities.

BEST PRACTICES: n Assure proper project close-out of the

project, including: n Defects List and Rectification Plan n As-Built Documentation n Submission of Operations & Maintenance

Manual n Testing & Commissioning Process n Reconciliation of Final Accounts n Documentation of all Required Regulatory

Approvals n Enforcement of Defects Liability Period n Warranty Inspection after 12 months n Preventative Maintenance /Ongoing

Inspections n Post Occupancy Evaluation and Assessment

of Building Performance and Use

OPERATIONS & MAINTENANCEIssue: A lack of properly trained personnel necessary to operate complex building control systems may result in system failures or neglect, resulting in constant costly repairs.

Best Practices: Design and specify systems that are simple, requiring minimal maintenance.

Implementing the following measures will improve the long term satisfaction of the building owner and occupants using the facility.

TEAM ABOUT US

49HOME

OVERVIEW


DEVELOPMENT MODELS

DESIGN CRITERIA




CASE STUDIES

CASE STUDY

50HOME

WE ARE

16GLOBAL OFFICES

45COUNTRIES IN WHICH WE’VE COMPLETED PROJECTS

6,466 NUMBER OF PROJECTS COMPLETED WORLDWIDE

1981FOUNDED IN HONG KONG

35YEARS EXPERIENCE

BANGALORE

BEIJING

CHENGDU

DELHI

GLOBAL OFFICES

GUANGZHOU

HONG KONG

KUALA LUMPUR

LONDON

MUMBAI

NEW YORK

SAN FRANCISCO

SHANGHAI

SHENZHEN

SINGAPORE

TAIPEI

TORONTO

n Master Planning n Corporate Architecture n Interior Design & Planning n Strategic Planning &

Feasibility Studies

WE PROVIDE

StrategistsDesigners

Pragmatists Innovators

n Sustainable Design n Pre-Construction Services n Fixtures, Furniture & Equipment n Branding & Environmental

Graphics

About M Moser CASE STUDY

51HOME

About M Moser CASE STUDY

Hong Kong 138 Staff

Guangzhou/Shenzhen 93 Staff

Kuala Lumpur 24 Staff

Beijing / Chengdu 77 Staff

Shanghai 161 Staff

Delhi / Bangalore / Mumbai 128 Staff

New York/San Francisco 80 Staff

London 54 Staff

Taipei 30 Staff

Singapore 73 Staff

NORTH AMERICA EUROPE CHINA

TAIWANMALAYSIA SINGAPOREINDIA

52HOME

VMWAREBangalore | 428,000 SF

53HOME

CASE STUDYAbout VMware

LOCATIONBangalore

SIZE428,000 SF

SEATS2,930

DURATION2 Years

WHAT VMWARE NEEDED n A stronger brand presence n More space to work & meet n Efficient use of space n Lower operating costs n Accommodation for flexible

business types

54HOME

CASE STUDYTools for Design Accuracy & Cost Saving

3D Modelling

Laser Scanning of Existing Conditions

Working Remotely

Model, Floor, Infrastructure Analysis

Virtual Communication

3D/4D Constructibility Model Review

55HOME

CASE STUDYTools for Design Accuracy & Cost Saving

3D/4D Constructibility Model Review Rendering

Project Photo

56HOME

CASE STUDYWhat We AchievedA Branded Space

57HOME

CASE STUDYWhat We Achieved Multifunctional Space

58HOME

CASE STUDYWhat We AchievedClient Experience

59HOME

CASE STUDYWhat We AchievedFlexibility

60HOME

CASE STUDYWhat We AchievedRecreational Facilities

61HOME

CASE STUDYWhat We AchievedCommunity Spaces

62HOME

CASE STUDYWhat We AchievedResponsive Workplace

63HOME

CASE STUDYWhat We AchievedBrand Identity