Building In India

Overview
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Purpose of Report
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Business Considerations
Disclaimer
Typical Base
Building Design
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Single Perimeter Service Core
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Multiple Perimeter Service Cores
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Single Central Core
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Multiple Central Service Cores
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Typical Concrete Frame Building
Wall Section
Government
Regulations
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Planning
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Building Codes
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Special Economic Zones
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Primary Markets
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National Capital Zone 2021 Plan
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Hyderabad Infrastructure Planning
Example
Project Team
and Delivery
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Assembling the Team
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Project Delivery Methods
Development
Models
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Direct Development
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Build-to-Suit by a Local
Developer
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Build-to-Suit by a Global
Developer
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Build-to-Suit Lease Back by a
Developer
Construction
and Quality
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Construction Documents
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Construction Administration
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Quality Control
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Health and Safety
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Cost and Schedule Control
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Project Close Out & Post
Occupancy
Case
Studies
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About M Moser
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VMware
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Infobeans
Design
Criteria
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Site Conditions
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Sustainable Design Programs
and Rating Systems in India
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On-Site Renewable Energy Sources
– Solar
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On-Site Renewable Energy Sources
– Waste to Energy
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Environmental Wellness
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Workplace Trends
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Typical Building Space
Allocation in India
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Building Systems
– Shell Climates
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Site Systems
– Recycling Water on Site
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Building Systems
– Recycling Water in Buildings
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Aspirational Design
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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
TYPICAL BASE
BUILDING DESIGN
CASE STUDIES
GOVERNMENT
REGULATIONS

6HOME
GOVERNMENT REGULATIONSPlanning
NITI COMMISSION
Traditionally, 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.
nn
Urban planning and development are
administered at three levels: Union
Government, State Governments, and
Local Governments.
nn
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.
nn
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.
nn
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.
CORRUPTION
In 2014, the Council on Foreign Relations named India’s
judiciary, police, and political parties the three most corrupt
institutions in the country.
nn
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.
nn
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.
nn
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 CODES
The 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 & APPROVALS
In 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
BANGLADESH
MYANMAR
ANDHRA PRADESH
ARUNACHAL PRADESH
ASSAM
BIHAR
CHANDIGARH
CHHATTISGARH
DADRA AND NAGAR HAVELI
DAMAN AND DIU
NATIONAL CAPITAL
TERRITORY OF DELHI
GOA
GUJARAT
HARYANA
HIMACHAL PRADESH
JAMMU AND KASHMIR
JHARKHAND
KARNATAKA
KERALA
LAKSHADWEEP
MADHYA PRADESH
MAHARASHTRA
MANIPUR
MEGHALAYA
MIZORAM
NAGALAND
ODISHA
PUDUCHERRY
PUDUCHERRY
PUDUCHERRY
PUDUCHERRY
PUNJAB
RAJASTHAN
SIKKIM
TAMIL NADU
TELANGANA
TRIPURA
UTTAR PRADESH
UTTARAKHAND
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 Black
New Yorker, July 25th 2016

8HOME
GOVERNMENT REGULATIONSSpecial Economic Zones
SPECIAL ECONOMIC ZONES (SEZ’S)
www.sezindia.nic.in
The Government of India has been committed
to addressing the challenges faced by
companies intent on doing business
in India, including:
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Difficulties of policies and complexity
of regulatory approvals
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Inadequate infrastructure
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Unreliable fiscal system
480m
240m
120m
60m
Vehicle Route
Site
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Simplified procedures for development,
operation, and maintenance of SEZ
business’s
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“Single window” clearances for
certifications and approvals
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Provision of quality infrastructure
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Attractive financial incentives
BENEFITS OF SEZ’S
To 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.
CHALLENGES
SEZ’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.
nn
Delhi (National Capital Region w/Gurgaon,
Noida), Mumbai (Bandra Kurla), Pune,
Bangalore, Hyderabad, and Chennai are
dominant cities in India for international
corporations
nn
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
nn
In 2015, IT/ITeS contribution to office
absorption was reported to be 57% for
Bangalore, 64% for Gurgaon and 74% for
Pune
nn
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
nn
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
nn
As of 2011, the Hyderabad Elevated
Expressway is the longest expressway
in India
METRO
nn
Hyderabad Metro Rail (HMR) is
a rapid transit system, currently
under construction, for the city
of Hyderabad, Telangana
nn
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
TYPICAL BASE
BUILDING DESIGN
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
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Full control of the project including
location, selection of design firm and
contractor
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Quality level set by COMPANY
nn
Designed and built based on life cycle
costing and considerations of operations
and maintenance
CONS
nn
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
nn
Land use is defined by Municipal
Master Plans, but entitlements can take
considerable time
nn
Registering a property can also incur
substantial charges for Stamp Duty, fees
for Sub-Registrar and Land & Survey
Office, legal fees, etc.
nn
This process requires significant
COMPANY resources in India to manage
the land acquisition, design and
construction.
AIR BUS TRAINING FACILITY, GURGAON, INDIA

14HOME
DEVELOPMENT MODELSBuild-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
nn
Local Developers have more choices
available for project sites
nn
Generally will deliver projects at lower cost
nn
May promise to deliver the project faster
nn
Pre-committing to space under
construction may secure lower lease rates
CONS
nn
The quality of construction may not meet
international standards
nn
The building as constructed may have
variations from approved design and not
fully comply with applicable building codes
nn
There is increased risk the project will not
be delivered on time
NOVARTIS GLOBAL SUPPORT CENTER, HYDERABAD, INDIA

15HOME
DEVELOPMENT MODELSBuild-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
nn
Global Developers generally design and
build projects consistent with global
office/campus standards
nn
The projects are designed not for lowest
initial cost model but for a balance
between initial cost and life cycle costs
nn
Upon completion of the project, the
Developer will sell the campus project,
including land, to COMPANY for a pre-
negotiated price
nn
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
nn
May have less access to land banks
nn
Although their projects are designed to
Global standards, the cost basis could be
higher

16HOME
DEVELOPMENT MODELSBuild-to-Suit Lease Back by a Developer
Developer builds the project per Company’s
design brief for a long-term lease.
PROS
nn
Developer provides property management
services for the duration of the lease
nn
Upon completion of the lease, Company
will have the option of exiting the project
nn
Off-balance sheet as a lease basis, rather
than an asset with liabilities
CONS
nn
No ownership and accrued equity in
the project
nn
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
TYPICAL BASE
BUILDING DESIGN
CASE STUDIES
DESIGN
CRITERIA

18HOME
Site Location DESIGN CRITERIA
LAND USE
Issue: Neighborhoods surrounding sites
often present unsightly mix of urban,
industrial, and infrastructure conditions.
Design Strategy: Create campus setting with
controlled views into courtyards.
SOILS
Issue: 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.
CLIMATE
Issue: 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 QUALITY
Issue: 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.
POWER
Issue: 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.
WATER
Issue: 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
OPPORTUNITY
India offers abundant solar energy resources
across the country and the watts/sf costs of
photovoltaics are increasingly competitive.
PRECEDENTS
In 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 REALITIES
Building 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 AND
BIO-MASS TRI-GENERATION
OPPORTUNITY
Municipal 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.
PRECEDENTS
Waste 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 REALITIES
Waste 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(Water)
FlyAsh
Bio-Mass Plant
Power
Chilled Water
Heat
SludgeasFuel

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
People: 90%
Facilities: 5%
O&M: 5%
People Building Operations & Maintenance
W
Air
Light
Comfort
Nourishment
Fitness
Mind
Water
TALENT
WELLBEING
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
nn
Training in food handling safety is
essential for facilities providing food
services
RECREATION
nn
Depending upon site and building
restraints cricket pitches, table tennis,
bocci ball and badminton are popular
recreational activities to consider
PRACTICAL REALITIES
nn
Many building HVAC systems limit the
ability to improve air quality
nn
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
nn
Increase of dynamic seating compared to
assigned seating
nn
Increase of open plan seating compared
to cubicles and cabins
nn
Increase utilization of meeting rooms -
current average in India is just 25%
nn
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
nn
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 Opening
Shaft Opening Shaft Opening
Elevators Elevators
Elevators 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
Graywater
Wastewater from toilets,
dishwashers, kitchen sinks,
and utility sinks
Blackwater
Wastewater from building
cooling condensate, showers
and lavatories
Overflow to Sewage
Treatment UnitsTreated Water Storage Grey Water Collection Tank
Cooling Tower
Rainwater
Precipitation collected from
roofs and above-grade surfaces
Stormwater
Precipitation collected at or
below grade
Foundation Drainage
Nuisance 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
2
A
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
TYPICAL BASE
BUILDING DESIGN
CASE STUDIES
TYPICAL BASE
BUILDING DESIGN

32HOME
Core Schemes TYPICAL 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 SF
Mumbai : +/- 25,000 SF
Typically Cast In Place Frame System
DEFINITION OF CLASS A
BUILDINGS VARY BY CITY
nn
Typical shell is cold
nn
No central HVAC *
nn
No back up power *
* trend for newer buildings in Mumbai
includes central HVAC & back-up power.
nn
In buildings w/ central HVAC, typically
there is no provision for chilled water/
cooling tower water requiring 24/7
precision air handling units
nn
Typical existing shell power provision
is minimal & must be augmented w/
additional new hook-ups and
electrical panels

33HOME
TYPICAL BASE BUILDING DESIGNTypical Base Building Example
SINGLE PERIMETER SERVICE CORE
nn
Shared lift lobbies, and restrooms
nn
Restrooms on exterior walls for natural
ventilation and service access

34HOME
MULTIPLE PERIMETER SERVICE CORES
nn
Shared lift lobby separate HVAC and
restrooms for each tenant
nn

35HOME
nn
Separate lift lobbies, HVAC and restrooms
for each tenant
nn

36HOME
Typical Base Building Example TYPICAL BASE BUILDING DESIGN
MULTIPLE CENTRAL SERVICE CORES
nn
for tenants

37HOME
PESTOFLASH
PESTOFLASH
M2
PESTOFLASH
M2
TISSUE
DISPENSER
BIN
TISSUE
DISPENSER
SHOESPOLISH
MACHINE
(POWERPOINT)
BIN
TISSUE
DISPENSER
BIN
TISSUE
DISPENSER
SHOESPOLISH
(POWERPOINT)
BIN
TISSUE
DISPENSER
BIN
SHOESPOLISH
(POWERPOINT)
SANITARY
DISPENSER
(POWER
POINT)
SANITARY
DISPENSER
(POWER
POINT)
SANITORY
DISPENSER
(POWER
POINT)
JETDRYER
(POWERPOINT)
LOCATIONFOR
TISSUEPAPER
HOLDER(BEHINDMIRROR)
LOCATIONFOR
TISSUEPAPER
TISSUE
DISPENSER
BIN
JETDRYER
(POWERPOINT)
JETDRYER
(POWERPOINT)
FULLHT.
MIRROR
FULLHT.
MIRROR
JETDRYER
(POWERPOINT)
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
FULLHT.
MIRROR
HYGIENIC
DISPOSAL
LOCATIONFOR
TISSUEPAPER
UNDERCOUNTER
STORAGE
75MMDIA
CUT-OUT
FORTISSUE
PAPER
DROP
LOCATIONFOR
TISSUEPAPER
HOLDER(BEHIND
MIRROR)
JETDRYER
(POWERPOINT)
TISSUE
DISPENSER
BIN
JETDRYER
(POWERPOINT)
FULLHT.
MIRROR
FULLHT.
MIRRORJETDRYER
(POWER
POINT)
JETDRYER
(POWERPOINT)
TISSUE
DISPENSER
BIN
FULLHT.
MIRROR
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
75MMDIA
CUT-OUT
FORTISSUE
PAPER
DROP
LOCATIONFOR
TISSUEPAPER
HOLDER(BEHIND
MIRROR)
JETDRYER
(POWERPOINT)TISSUE
DISPENSER
BIN
JETDRYER
(POWERPOINT) TISSUE
DISPENSER
BIN
FULLHT.
MIRROR
FULLHT.
MIRROR
JETDRYER
(POWERPOINT)
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
HYGIENIC
DISPOSAL
FULLHT.
MIRROR
75MMDIA
CUT-OUT
FORTISSUE
PAPER
DROP
LOCATIONFOR
TISSUEPAPER
HOLDER(BEHIND
MIRROR)
R6
R6
R6
R6 R6
R6
R6
nn
for each tenant

38HOME
Typical Base Building Example TYPICAL BASE BUILDING DESIGN
SINGLE SHARED CENTRAL CORE
nn
for each tenant

39HOME
Partial Exterior Wall Section TYPICAL BASE BUILDING DESIGN
TYPICAL DEVELOPER SHELL AND CORE
ALTERNATIVE
Two 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 FLOOR
75MM RAPPING SLAB
SPRINKLERS / POWER / DATA ZONE
DUCTWORK ZONE
RECESSED LIGHTING ZONE
CEILING GRID
FIRE SAFING
400 MM
200 MM
4.0 TYP
575MM
125MM150MM300MM
4.0 - 4.2 M TYP
(2800 MM BETTER)

TEAM ABOUT US
40HOME
OVERVIEW
DEVELOPMENT MODELS
DESIGN CRITERIA
TYPICAL BASE
BUILDING DESIGN
CASE STUDIES
PROJECT TEAM
AND DELIVERY

41HOME
Project Team and Delivery PROJECT TEAM AND DELIVERY
ASSEMBLING THE TEAM
Assembling 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 METHODS
Owners 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:
nn
Design-Bid-Build (DBB)
nn
Construction Management At Risk
(CMAR)
nn
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
TYPICAL BASE
BUILDING DESIGN
CASE STUDIES
CONSTRUCTION
AND QUALITY

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:
SPECIFICATIONS
Issue: 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 MATERIALS
Issue: 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 METHODS
Issue: 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 SUBMITTALS
Issue: 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 INFORMATION
Issue: 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 SYSTEMS
Issue: 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 SYSTEMS
Issue: 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
nn
Freeze design at the appropriate stage
of a project
nn
Require Programme of Works to be
developed using science based methods
by experienced planners with input from
the construction site management/
production team
nn
Put a system in place for early
identification of non-performing
subcontract works/packages
nn
Utilize performance measurements such
as S-curve or KPI’s to monitor project
output/performance
EXAMPLES OF FACTORS CAUSING COST
AND SCHEDULE OVERRUNS
nn
Inaccurate evaluation of project
time/duration
nn
Non-performance of subcontractors
nn
Project risks and uncertainties
nn
Imported materials delivery delays
nn
Lack of proper training and
experience of PM
nn
Complexity of works
nn
Design changes
nn
Inadequate contingency for materials
and labour cost inflation
nn
Project fraud and corruption
nn
Conflict between parties
nn
Inadequate or low skilled manpower
nn
Discrepancies in contact documents
nn
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.
ISSUE
Highly 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
nn
Proactively develop and implement a
risk management plan inclusive of all
contractors and suppliers to establish
OHS policy and work procedures
nn
Implement measures to assure statutory
compliance, training, protection,
communication, monitoring, hazard
identification
nn
Strive for “zero accidents”

48HOME
CONSTRUCTIONProject Close-Out and Post Occupancy
PROJECT CLOSE-OUT
Issue: 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:
nn
Assure proper project close-out of the
project, including:
nn
Defects List and Rectification Plan
nn
As-Built Documentation
nn
Submission of Operations & Maintenance
Manual
nn
Testing & Commissioning Process
nn
Reconciliation of Final Accounts
nn
Documentation of all Required Regulatory
Approvals
nn
Enforcement of Defects Liability Period
nn
Warranty Inspection after 12 months
nn
Preventative Maintenance /Ongoing
Inspections
nn
Post Occupancy Evaluation and Assessment
of Building Performance and Use
OPERATIONS & MAINTENANCE
Issue: 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
TYPICAL BASE
BUILDING DESIGN
CASE STUDIES
CASE STUDY

50HOME
WE ARE
16GLOBAL OFFICES
45COUNTRIES IN WHICH WE’VE
COMPLETED PROJECTS
6,466NUMBER 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
nn
Master Planning
nn
Corporate Architecture
nn
Interior Design & Planning
nn
Strategic Planning &
Feasibility Studies
WE PROVIDE
Strategists
Designers
Pragmatists
Innovators
nn
Sustainable Design
nn
Pre-Construction Services
nn
Fixtures, Furniture & Equipment
nn
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
VMWARE
Bangalore | 428,000 SF

53HOME
CASE STUDY
About VMware
LOCATION
Bangalore
SIZE
428,000 SF
SEATS
2,930
DURATION
2 Years
WHAT VMWARE NEEDED
nn
A stronger brand presence
nn
More space to work & meet
nn
Efficient use of space
nn
Lower operating costs
nn
Accommodation for flexible
business types

54HOME
CASE STUDY
Tools 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 STUDY
Tools for Design Accuracy & Cost Saving
3D/4D Constructibility Model Review Rendering
Project Photo

56HOME
CASE STUDY
What We Achieved
A Branded Space

57HOME
CASE STUDY
What We Achieved
Multifunctional Space

58HOME
CASE STUDY
What We Achieved
Client Experience

59HOME
CASE STUDY
What We Achieved
Flexibility

60HOME
CASE STUDY
What We Achieved
Recreational Facilities

61HOME
CASE STUDY
What We Achieved
Community Spaces

62HOME
CASE STUDY
What We Achieved
Responsive Workplace

63HOME
CASE STUDY
What We Achieved
Brand Identity

Building In India

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