Master Plan

The Embassy South Reserve master plan will have eight apartment buildings on the outer 14 acres of an 200-acre integrated township at Embassy Knowledge Park, along Chapparkallu Road in the Tharahunise / Bettahalsur district. Inspired by Palm Jumeirah, the planning is centred around an 80-foot spine road and 19 acres of reserved nature. The effect is more like a landscaped precinct than a dense cluster of towers, with the clubhouse and green spine all within five minutes walk of each tower. These explanations depict how the layout functions from the location of the towers and the roads connecting them, to the security perimeter and the township-scale sustainability systems, and what each of these decisions mean for the people who live here.

✦Within a large Township in North Bangalore

Embassy South Reserve Codename Eco Apartments is in a mixed format community, and the larger footprint affects what flat owners get. You cannot have a 38,000 sft clubhouse or 19 acres of landscape on a 14 acre, 855 unit property. It is spread over 85 acres which is the residential zone so it is manageable. The major center of the township is a separate low density product and the residential towers are the built edge between that and the roadways beyond. The gated township apartment residents have the most rapid access to Chapparkallu Road and on to NH-44, while the broader township provides the green space, amenities and security only a development of this magnitude can maintain over decades.

✦Reading the Embassy South Reserve Site Plan

The layout includes three components. The first is the perimeter property which spans 14 acres on the edge of the township, home to all eight towers, and the fastest route for people from lobby to township gates. Then there is the 80-foot spine road, with walking and running paths on either side to restrict car flow. Finally, there's the landscape spine – 19 acres of open and planted area with a central function lawn, water features, tree walk and skywalk. They pile up cars, people and green space so a morning jog, a school drop-off and a delivery may happen at the same time, without interfering with each other.

✦Four Decisions Behind the Embassy South Reserve Master Plan

Towers at the perimeter

The Embassy South Reserve tower layout is staggered with eight towers of G + 6 to 20 stories on the surrounding border. By keeping them at the periphery, residents are brought closer to the main gates, the commercial area and the road to NH-44, saving travel time for every trip to work, school or the airport. Traffic between the apartments is also out of the township’s central area, which means quieter internal roadways for everyone. For residents who utilise the address on a regular basis, a few minutes saved on each journey equates to hours per month. The perimeter position makes what could have been a secondary allocation the most practical location in the township.

Spacing and landscape buffers

Towers are separated to maintain view corridors, cross-ventilation channels and sound separation between buildings. Pockets of landscape between them give visual breaks and serve to control the micro climate, lessening the scale of the bigger structures. At 855 homes, it’s more like a landscaped precinct than a typical high-density project in the feeling of openness. This means that, in practice, more houses get daylight and air from more than one side, fewer windows stare up the skirt of an adjacent tower at close quarters and less sound travels between buildings. These are features that are hard to judge from a drawing, but easy to sense once you are inside and moving around.

Walking routes to the amenities

Dedicated pedestrian paths with minimum crossing of automobile roadways link each tower to the clubhouse and landscape spine. Amenities are a five minute walk from any tower, which shows the difference between amenities residents utilize everyday and amenities they visit once a month. Parents can let older children walk to the kids club or skating rink without crossing traffic, and residents can visit the pool, gym or café without getting the car out of the basement. Ultimately, it’s these short, safe walks that turn a list of conveniences into a true part of each household’s daily routine.

Separate lobbies and service circulation

Each tower has its own residents’ lobby, service access and staff circulation to suit peak hour demand at maximum occupancy. We manage visitors through the main gate rather than each lobby for personnel, which helps keep the tower entrances quiet and uncluttered. Entry for deliveries and domestic staff is provided to the residents' lobby for residents and their guests. Two levels of basement parking provide natural and mechanical ventilation keeping the autos underground. Lobby experience is one of the most critical aspects of daily life in flat living and one of the most consistently under-designed throughout rival inventories in North Bangalore.

✦Township-Scale Security

Buyers looking to buy a flat in a gated township apartments on Bellary Road can find Embassy South Reserve Codename Eco Apartments on Chapparkallu Road along the corridor offering protection at the township scale. Access is managed with three layers of fence, staffed check points, boom barriers and gate level visitor management. CCTV throughout the township feeds central monitoring and smart-card entry controls tower lobbies. Achieving a tiered perimeter in a single building project is far more complex. It also recognises the advantages of the mixed format structure. The various formats within the township have a tendency to cycle differently and this guarantees that the shared services such as security, maintenance and the clubhouse are appropriately funded through the slower times. Flat owners are safeguarded against slow deterioration that chips into resale value in single format developments.

✦What the Plan Means for Daily Life

The plan entails short, regular routines for its people. A School run or a drive to the airport, would lead past the community exiting the tower, through the main gate, and going out on Chapparkallu Road to NH-44 without crossing the township. An evening walk follows along the jogging tracks on the spine of the road or through the landscape to the club house. The front of each tower is peaceful, since deliveries and personnel only use service entrances, not the residents’ lobby. Children have safe walking paths to play areas and guests are checked in at the gate before they come up to your tower. None of this is on a spec sheet, yet it all adds up to the experience of a place, year after year

✦Sustainability in the Plan

Water and waste planning works at township scale. Thus, Rain water collection, zero discharge water planning, Organic waste converter, On site sewage and water treatment function according to the KSPCB, BWSSB and MoEF requirements. Solar hot water is provided for homes and water consumption is as per National Building Code standards. The apartment parcel aims for IGBC Green dwellings Gold accreditation. When these technologies are built in at the planning stage, they become defaults, not retrofits. Residents benefit from the reduced pressure on shared services, more efficient waste management inside the town and a scheme that is laid out to reach a proper green standard from the beginning, not as an afterthought.