Genesis Architects Pvt Ltd

1. Kotak Mahindra Bank Limited Corporate Office
Location: Bandra Kurla Complex, Mumbai
Date: 26th June, 2009

2. Genesis Architects is a team of young enthusiastic
individuals keen to provide the assembly of knowledge,
expertise, experience, creativity, and professionalism to our
projects.
Led by a team of seasoned professionals with over 40 years
of collective experience of architectural and interior design
solutions, we are committed to provide innovative design
solutions derived from a analytical design process.
Today, team Genesis constitutes of talent that originates
from various parts of India that has lent us the diversity and
local expertise to handle projects anywhere in the country.
We have had the opportunity to work at close quarters
with the leading international brands looking to initiate and
strengthen their presence in India and abroad.
In 2007, Genesis entered into a strategic alliance with US
based MBH Architects in order to pool our expertise for
selective projects.
Since then, the association has grown consistently leading
to successful design bids for Delhi International Airport and
other large scale commercial and hospitality projects.
http://www.genarch.in
http://www.mbharch.com
2 Kotak Mahindra Bank Limited Corporate Office, Mumbai

3. . Project Highlights
3 Kotak Mahindra Bank Limited Corporate Office, Mumbai

4. Project Highlights
Kotak Mahindra Bank Limited K.G. Point, Surat 35,000 Sq Ft Design Consultancy
4 Kotak Mahindra Bank Limited Corporate Office, Mumbai

5. Project Highlights
Kotak Mahindra Bank Limited Pan-India Retail Banking and Group offices 2,50,000 Sq Ft : Banking Design Consultancy
1,50,000 Sq Ft : Office
5 Kotak Mahindra Bank Limited Corporate Office, Mumbai

6. Project Highlights
International departure
22
Delhi T3 International Terminal F&B and Retail Component 60,000 Sq Ft Design Consultancy
6 Kotak Mahindra Bank Limited Corporate Office, Mumbai

7. Project Highlights
Yum! Restaurants International Corporate Office DLF towers, Gurgaon 15,000 Sq Ft Design Consultancy
7 Kotak Mahindra Bank Limited Corporate Office, Mumbai

8. Project Highlights
Ensearch, Noida
16,000 Sq Ft
Design Consultancy
8 Kotak Mahindra Bank Limited Corporate Office, Mumbai

9. Project Highlights
Louis & Dreyfus,
DLF 9B, Gurgaon
35,000 Sq Ft
Design Consultancy
9 Kotak Mahindra Bank Limited Corporate Office, Mumbai

10. Project Highlights
Corporate Spaces . MBH
10 Kotak Mahindra Bank Limited Corporate Office, Mumbai

11. Objective
The Infrastructure and Projects Department of “Kotak Mahindra Bank Limited” (KMBL) had decided to invite
architectural design firms for the indicative concept design proposal for their planned Corporate Headquarters through
survey of their property namely “Apple Finance Ltd.” situated at C-27, G Block, Bandra Kurla Complex, Bandra (E),
Mumbai – 400051.
11 Kotak Mahindra Bank Limited Corporate Office, Mumbai

12. Location . Site
Bandra Kurla Complex
‘G’ block of the Bandra Kurla Complex has been earmarked for International Finance and Business Center and is one of
the most sought after commercial destinations for financial institutions in the city of Mumbai today
12 Kotak Mahindra Bank Limited Corporate Office, Mumbai

13. Location . Context
T h e e x i s t i n g s t r u c t u re
known as “APPLE FINANCE
LTD” is situated in the heart
of Bandra Kurla complex
with surrounding MCA
grounds to the East, Laxmi
Tower to the North and
Bank of Baroda to the
South.
National Stock Exchange Bank of Baroda
Securities & Exchange Board of India Lakshmi Towers
Bank of India ICICI Bank Ltd.
13 Kotak Mahindra Bank Limited Corporate Office, Mumbai

14. Location . Context
BEST Bus Stand
Main Arterial Road
(BKC Road)
The site is strategically located in the heart of International finance and business centre, well connected by all modes of
transportation through arterial roads and proposed railway projects.
14 Kotak Mahindra Bank Limited Corporate Office, Mumbai

15. Design Principles
THE GOLDEN RECTANGLE
Since the Renaissance, artists and architects have proportioned their works to
approximate the golden ratio - especially in the form of the golden rectangle,
in which the ratio of the longer side to the shorter is the golden ratio.
The reason for the golden rectangle's charm is that it is considered to be one
of the most pleasing shapes to look at.
THE GOLDEN RATIO
The golden ratio has fascinated intellectuals of diverse
interests for at least 2,400 years.
1:
1 : 1.6180
Our human eye perceives the golden rectangle as an
especially beautiful geometric form.
15 Kotak Mahindra Bank Limited Corporate Office, Mumbai

16. Design Principles
• Balanced
• Stable
• Serene
• Patient
16 Kotak Mahindra Bank Limited Corporate Office, Mumbai

17. Methodology
At Genesis, we believe that time spent in getting to know the Client and understand how they operate is invaluable.
On this basis, we propose a series of steps to fully understand and solicit the relevant information from your departments.
The next slides describe the process that we would undertake prior to construction as part of the fact gathering.
The Methodology that we propose is a series of stages with checks and balances at the end of each stage. This minimizes risk
to KMBL, yet allows the project to progress at the required speed.
Strategic Planning
. Building Analysis
. Co-location Issues
Strategic Planning : our approach …
 A structured approach to provide solutions specific to KMBL
 Using tools and real world project experience
 Multi-disciplinary : planning, design and technical
17 Kotak Mahindra Bank Limited Corporate Office, Mumbai

18. Methodology
Key planning criteria
. Planning efficiency
. Size of the floor plate / number of floors required
. Shape of the floor plate
. Shape of the core
. Access and circulation
lift lobby
exposed RCC slab
floor 4-9 floor 1-3
. Quadrilateral layout . First floor - open floor space, lift lobby and staircase
. Lift lobby - false ceiling, marble flooring and cladding . Second floor - internal brick partition walls
. External leakage through the joints of the ACP . Third floor - exposed RCC slab, external leakage
. Separation cracks between brick masonry and RCC slab . Lift lobby - false ceiling, marble flooring and cladding
cracks in the walls
18 Kotak Mahindra Bank Limited Corporate Office, Mumbai

19. Methodology
PROPERTY SURVEY
• Multiple access to site from east and west side
- important to counter congestion and control circulation at peak hours
• Sound Structure – Additional floor space may be added based on the extent of retro-fitting
• Existing Façade – Standard design, non-conforming to Brand Kotak
• Triple Height Portico – Imparts a sense of grandeur and scale, Impressive as the point of first impact
• Designed for individual office suites – Integrated Building lobby introduced to
• Challenging conditions for Car Parking – Vertical / multi-level stacking explored
19 Kotak Mahindra Bank Limited Corporate Office, Mumbai

20. Methodology
existing :
required* : +
proposed : + +
atrium :
existing : 1,21,914 sq ft . FSI : 1.88
required* : 1,45,000 sq ft . FSI : 2.25
proposed : 2,05,000 sq ft . FSI : 3.15
section through core
* cafe / board rooms / recreation included
20 Kotak Mahindra Bank Limited Corporate Office, Mumbai

21. Methodology
. Best and most efficient fit
. Matches work culture
EXISTING IN USE NEW BUILDING
Establish the size and number
of staff space standards
Sample space standards
39 sf
28 sf 1620 x 1035 mm
171 sf
21 Kotak Mahindra Bank Limited Corporate Office, Mumbai

22. Methodology
Planning Option
In this section, we use all of the findings and knowledge
gained from previous sections to develop:
. Stacking Section
This section depicts how the available space on the floor
can be used. It identifies the Business Units / Departments
Corporate
to be incorporated in the proposal. The locations may be
adjusted based on further discussions with the KMBL Compliance + CFO
management. Treasury + KFBL
205k
Test fits were developed as a resultant. AMC
future expansion
KLI
KIAL + Wealth Management
KMCC
Corporate Banking + KMIL + Board room +
Meeting Rooms
Main Lobby + Retail Branch + Café +
Recreation Zone
Parking + MEP Services
Vertical Core
22 Kotak Mahindra Bank Limited Corporate Office, Mumbai

23. Methodology
Planning Option
A second option that satisfies the immediate requirements
of KMBL.
The locations may be adjusted based on further discussions
with the KMBL management.
Corporate
Treasury + Op Man Com
Compliance + CFO + AMC
KMCC + KIE + KS Retail
KLI + ARD
145k KIAL + Wealth Management
Corporate Banking + Corporate Real-estate +
KMIL
Main Lobby + Board room + Meeting Rooms
+ Public interaction zone
Retail Branch + Café + Recreation Zone
Parking + MEP Services
Vertical Core
23 Kotak Mahindra Bank Limited Corporate Office, Mumbai

24. Methodology
GREEN CONCEPTS
. Green is going mainstream, and fast- GO GREEN
. External Façade Treatment - Sticking to the roots but eying the future.
. Soul of the building - Mural at the entrance portico.
. Designed attentively for people with special needs.
. Additional vertical circulation core - Decongestion at the proposed entrance lobby.
. Flexibility/Expansion – Modular furniture.
. Open Spaces
24 Kotak Mahindra Bank Limited Corporate Office, Mumbai

25. Methodology
ground floor
site plan
traffic movement
parking bays
cores
services
Parking Bays >> 65 cars | 225 two wheelers
25 Kotak Mahindra Bank Limited Corporate Office, Mumbai

26. Methodology
basement
traffic movement
parking bays
205k
cores
services
Parking Bays >> 122 cars | 70 two wheelers
145k
26 Kotak Mahindra Bank Limited Corporate Office, Mumbai

27. Methodology
205k
workstation area
executive area
discussion and meeting spaces
services
circulation
common facilities
145k
27 Kotak Mahindra Bank Limited Corporate Office, Mumbai

28. Methodology
205k
workstation area
executive area
discussion and meeting spaces
services
circulation
common facilities
145k
28 Kotak Mahindra Bank Limited Corporate Office, Mumbai

29. Methodology
205k
workstation area
executive area
discussion and meeting spaces
services
circulation
common facilities
145k
29 Kotak Mahindra Bank Limited Corporate Office, Mumbai

30. Methodology
205K
30 Kotak Mahindra Bank Limited Corporate Office, Mumbai

31. Methodology
205K
. Side elevation
. concept 3d
. overlay of golden rectangle on external facade
31 Kotak Mahindra Bank Limited Corporate Office, Mumbai

32. Methodology
145K
32 Kotak Mahindra Bank Limited Corporate Office, Mumbai

33. Methodology
view 01
33 Kotak Mahindra Bank Limited Corporate Office, Mumbai

34. Methodology
view 02
34 Kotak Mahindra Bank Limited Corporate Office, Mumbai

35. . Design Features
35 Kotak Mahindra Bank Limited Corporate Office, Mumbai

36. Design Features
Floor Lift Lobby
Lounging Areas
36 Kotak Mahindra Bank Limited Corporate Office, Mumbai

37. Design Features
Discussion & Conference Spaces
37 Kotak Mahindra Bank Limited Corporate Office, Mumbai

38. Design Features
Open Office Spaces
38 Kotak Mahindra Bank Limited Corporate Office, Mumbai

39. Design Features
Breakout Spaces
39 Kotak Mahindra Bank Limited Corporate Office, Mumbai

40. Design Features
Telephone Booth
Concept for Reception Area
40 Kotak Mahindra Bank Limited Corporate Office, Mumbai

41. . Annexure I
41 Kotak Mahindra Bank Limited Corporate Office, Mumbai

42. annexure I . structure
Our comments are based on the following reports and drawings:
a. General report with photographs
b. Architectural drawings
c. Basic structural drawings
1. Our understanding of the existing structure is as under:
a. Extents : The extent of the floor of the existing structure is as under
b. Grid pattern : As shown in the Arch. drawing, the structural grid are 8.0x9.0 for first
to third floor portion and 10.7x11.54 for fifth to ninth floor portion.
c. Expansion joint : There is no expansion joint.
d. Number of Basements : First basement - full, Second part basement
e. Levels : Kindly refer section on the side
42 Kotak Mahindra Bank Limited Corporate Office, Mumbai

43. annexure I . structure
f. Building System : From structural drawings, the structural system is flat slab for first to third floor portion and flat plate for fifth to
ninth floor portion.
g. Foundation System : There is a mention of Raft foundation in the report. (Details to be confirm)
h. Transfer Beam : It seems that the column grid of fifth to ninth floor structure is not continuing in the atrium portion. There must be
a Transfer beam situation happening at that level. This Transfer beam is the most important component of the whole structure (Details
to be confirm).
2. Inferences
a. Present structure is in good condition, although it is 10 year old construction.
b. Existing structure is subjected to the following load at this point of time –
i. Self Weight
ii. External walls with cladding
iii. Internal walls (To be confirm)
iv. Floor finishes in some area (To be confirm)
c. The following designed loads are still to be mobilized -
i. Live load vi. Terracing
ii. Load of services at floor level vii. Water in overhead water tank
iii. Floor finishes viii. Services at roof level and in the basement
iv. Partition walls ix. Water in the under ground water tank
v. False ceiling x. Earthquake
d. Structure is presently carrying 60% of its design loads thereby it is not under fully stressed load condition.
43 Kotak Mahindra Bank Limited Corporate Office, Mumbai

44. annexure I . structure
3. Suggestions and further actions to be considered for enhancing the FAR of the existing structure.
i. Addition of lifts : More lifts will certainly be required for increased FAR so these can be used to reduce the earthquake demand from
the existing column and thereby making them available to take more of vertical loads.
ii. Additional columns can be placed in the atrium in order to handle vertical load
without bothering the atrium’s aesthetics.
iii. Second and Third floor can be extended in the atrium for addition FAR.
44 Kotak Mahindra Bank Limited Corporate Office, Mumbai

45. annexure I . structure
iv. To enhance the capacity of the 4th floor transfer beam, additional columns can be
proposed in the periphery to create additional transfer beams.
v. Strengthening of existing raft can be done by the following ways :
a. By using Rock anchors to reduce span of raft elements.
b. Increasing the thickness of existing raft.
c. Providing additional columns in basement and super structure where possible.
vi. Strengthening of existing columns can be done by the following ways :
a. Jacketing with micro concreting after drilling & grouting new reinforcement in the
existing structure..
b. Increasing the ductility by using fiber wraps.
c. Use of structural steel members and plates.
vii. The internal wall load can be reduced by using light weight concrete blocks. This will help in reducing the design loads.
viii. The new structure can be done in structural steel with metal deck slab in order to reduce the dead loads and also to reduce
the construction period.
45 Kotak Mahindra Bank Limited Corporate Office, Mumbai

46. annexure I . structure
4. Detailed working for creating additional floors up to 4 to 6 numbers above terrace at
fourth floor level and 3 to 4 numbers above the terrace at 10th floor can be explored
after getting the following information
i. Structural drawings of existing building including PT drawings.
ii. Soil report
iii. Structural design report with loading assumptions
iv. Calculation
a. Analysis
b. Design of structure along with PT design
c. Foundation raft analysis and design
v. Concrete test report during construction
vi. NDT report for present day strength parameters
46 Kotak Mahindra Bank Limited Corporate Office, Mumbai

47. . Annexure II
47 Kotak Mahindra Bank Limited Corporate Office, Mumbai

48. annexure II . electrical
EXISTING EQUIPMENT SURVEY
S.N EQUIPMENT EXISTING STATUS REMARKS
O Incoming HT feeder
1 DESCRIPTION Incoming Ht feeder is existing in the The HT feeder needs to be serviced and all interlocking
basement. The rating of 630 A is etc. need to be rechecked before final clearance can be
adequate. given for use.
2 Transformer 1250 kVA transformer is placed in the The Transformer needs to be serviced and all functions
basement. The capacity is very near to need to be rechecked before final clearance can be given
what is required for the building. The for use. Normally for important applications two
final decision on this will be made transformers are preferred. Final decision on this may be
after detailed loads are available. taken by the client.
3 DG set 200 kVA DG Set is placed in the The capacity is not adequate. New DG sets as power back
basement. up will be proposed as part of new design.
4 Main LT panels and LT panels are placed in the basement. The LT panels are of old design and are not suitable for
other distribution use in latest state of the art buildings. New LT panels will
panels be proposed as part of new design.
5 Rising Mains Not existing Most modern buildings are run on rising mains instead of
conventional cabling system. The rising mains for normal
and UPS power will be proposed as part of the new
design.
48 Kotak Mahindra Bank Limited Corporate Office, Mumbai

49. annexure II . electrical
DESIGN BASIS FOR NEW INFRASTRUCTURE
The electrical system will be designed specifically keeping in consideration the following parameters:
. Safety
. Energy efficiency
. Maintenance and continuity of the system.
SAFETY
Following specific measures will be proposed to ensure high level of safety inside the building:
. Use of DRY type of equipment for all High Voltage items.
. All HT equipment like the HT panel, transformer, RMU breakers etc will be of DRY type technology.
. Use of Rising Mains instead of Conventional cabling system
. The distribution system will be carried out through high quality SANDWICH TYPE RISING MAINS. This reduces
significantly chances of fire or breakdown in the backbone of the distribution system. It also ensures lower running
losses and lower heat output in the shafts.
. Use of Addressable type of smoke detection system with systematic evacuation
. The building will be equipped with state of the art ADDRESSABLE TYPE of fire detection and alarm system. The
addressable type of system helps pinpoint the source of fire quickly, which is a critical parameter in suppression of fire.
The system also directs a systematic evacuation of the premises by directing exit of personnel area wise. The more
vulnerable areas are evacuated first. This also reduces the chances of stampede.
. Use of CCTV monitoring and recording system & Access control
. The building will be equipped with state of the art CCTV based security system. This will act as deterrent towards
unauthorized entry and possible terrorist attack. The building will have a biometric based access control system, which
will ensure that access to sensitive parts of the building is made available to authorized personnel only.
49 Kotak Mahindra Bank Limited Corporate Office, Mumbai

50. annexure II . electrical
ENERGY EFFICIENCY
To make the building use energy most efficiently a state of the art Integrated Building Management system (IBMS) will be
proposed . The IBMS will use the following specific measures:
Lighting Controls
. The lighting levels will be automatically regulated by extensive use of high resolution presence and movement sensors. This will
ensure efficient use of lighting resources.
. All lighting fixtures used will be of high degree of efficiency. Depending on specific applications LED type and wherever possible
solar light fixtures will be used.
HVAC Controls
. The HVAC system will be regulated and finely adjusted as per the requirements.
. High efficiency lighting fixtures:
. Use of Rising Mains instead of Conventional cabling system
. The distribution system will be carried out through high quality SANDWICH TYPE RISING MAINS. This reduces significantly
chances of fire or breakdown in the backbone of the distribution system. It also ensures lower running losses and lower heat output
in the shafts.
Maintenance and continuity of the system
. The design will ensure that there exists no single bottleneck which can cause a shut down to the entire premises. All distribution
paths will have alternative options. All critical loads in the building will be on UPS back up and all important safety equipment will
have a direct DG set back up available. The distribution system will be carried out through high quality SANDWICH TYPE RISING
MAINS. This reduces significantly chances of fire or breakdown in the backbone of the distribution system. It also ensures lower
running losses and lower heat output in the shafts
. A detailed maintenance chart and schedule will be drawn up for all critical equipments and checklists for preventive maintenance
will be drawn for all electrical equipments.
. Adequate measures will be taken to see that the electrical systems are protected against flood water.
50 Kotak Mahindra Bank Limited Corporate Office, Mumbai

51. . Annexure V
51 Kotak Mahindra Bank Limited Corporate Office, Mumbai

52. annexure V . estimated cost
ESTIMATED COSTS FOR KOTAK OFFICE AT BKC,MUMBAI
S.NO. ITEM DESCRIPTION QUANTITY UNIT RATE AMOUNT
1 STRUCTURE AS PER ANNEXURE 1 LOT 6,20,00,000
2 ELECTRICALS AS PER ANNEXURE 2 2,05,000 LOT 375 7,68,75,000
3 HVAC AS PER ANNEXURE 3 LOT 7,57,00,000
4 PLUMBING AS PER ANNEXURE 4 LOT 2,85,00,000
5 CIVIL / INTERIORS (CARPET AREA) 2,05,000 SQ.FT. 1,400 28,70,00,000
6 FAÇADE TREATMENT(ELEVATION AREA) 65,000 SQ.FT. 1,250 8,12,50,000
7 LIFTS 6 NOS. 30,00,000 1,80,00,000
8 ARCHITECT'S FEES AS PER ANNEXURE 5 LOT 1,20,00,000
GRAND TOTAL 64,13,25,000
205k
52 Kotak Mahindra Bank Limited Corporate Office, Mumbai

53. annexure V . estimated cost
ESTIMATED COSTS FOR KOTAK OFFICE AT BKC,MUMBAI
S.NO. ITEM DESCRIPTION QUANTITY UNIT RATE AMOUNT
1 STRUCTURE AS PER ANNEXURE 1 LOT 1,75,00,000
2 ELECTRICALS AS PER ANNEXURE 2 1,45,000 LOT 375 5,43,75,000
3 HVAC AS PER ANNEXURE 3 LOT 6,28,00,000
4 PLUMBING AS PER ANNEXURE 4 LOT 2,60,00,000
5 CIVIL / INTERIORS (CARPET AREA) 1,45,000 SQ.FT. 1,400 20,30,00,000
6 FAÇADE TREATMENT(ELEVATION AREA) 55,000 SQ.FT. 1,250 6,87,50,000
7 LIFTS 2 NOS. 30,00,000 60,00,000
8 ARCHITECT'S FEES AS PER ANNEXURE 5 LOT 90,00,000
GRAND TOTAL 44,74,25,000
145k
53 Kotak Mahindra Bank Limited Corporate Office, Mumbai

54. annexure V . estimated cost
PROJECTED DEVELOPMENT COST
205k
145k
proposed : 2,05,000 sq ft . FSI : 3.15
64.5cr required* : 1,45,000 sq ft . FSI : 2.25
45cr
* cafe / board rooms / recreation included
54 Kotak Mahindra Bank Limited Corporate Office, Mumbai

55. . Annexure VI
55 Kotak Mahindra Bank Limited Corporate Office, Mumbai

56. annexure VI . projected timeframe
PROJECTED DEVELOPMENT TIMEFRAME
205k
* cafe / board rooms / recreation included
56 Kotak Mahindra Bank Limited Corporate Office, Mumbai

57. annexure VI . projected timeframe
PROJECTED DEVELOPMENT TIMEFRAME
145k
* cafe / board rooms / recreation included
57 Kotak Mahindra Bank Limited Corporate Office, Mumbai

58. annexure VI . projected timeframe
PROJECTED DEVELOPMENT TIMEFRAME
205k
145k
proposed : 2,05,000 sq ft . FSI : 3.15
69 weeks required* : 1,45,000 sq ft . FSI : 2.25
52 weeks
* cafe / board rooms / recreation included
58 Kotak Mahindra Bank Limited Corporate Office, Mumbai

59. Thank you
59 Kotak Mahindra Bank Limited Corporate Office, Mumbai