The document provides details on the masterplan, design, and amenities for a residential development project called The Veranda. It includes sections on the site location and context, conceptual plans, unit mix and sizes, floor plans, consultants involved, and renderings. The development will consist of four towers with a total of 902 units across two phases, with amenities like pools, gardens, and function rooms located in the central courtyard. Sustainable design features like bifurcation and natural ventilation systems are incorporated.

1. LIFE IN THE FLOW
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

2. VERANDA
a roofed/partially-
roofed open-air gallery
attached to a building
THE VERANDA
Behind the Name
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

3. Like a
veranda, each
unit opens up
to greens and
breathing
spaces –
creating a
community
that reveals
fluid lifestyles.
THE VERANDA
Behind the Name
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

4. Retail
Retail
Mixed Use
Arbor
Lanes
THE VERANDA
Location
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

5. A private and intimate enclave
THE CONCEPT
Suburban Enclave Living
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

6. A refreshing urban retreat
THE CONCEPT
Suburban Enclave Living
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

7. A one-of-a-kind mixed use district
THE CONCEPT
Suburban Enclave Living
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

8. Master Plan
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

9. ALP Arbor
Lanes
Canyon Park
ARCA SOUTH
KEYPLAN
Commercial
Lots
50m wide
Retail Park
THE
VERANDA
Distances
•To Canyon Park +/- 115m
• To Commercial Lots +/- 245m
• To Retail Mall +/- 618m
THE VERANDA
Masterplan
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

10. PHASE
2
Total Lot Area :
12,988sqm
PHASE
1
Future
Residential
Development
Retail Park
Arbor
Lanes
14 floors
14 floors
13 floors
13 floors
MASTERPLAN
Development Phasing
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

11. West
Veranda
South
Veranda
Courtyard
Amenities
38% Open Space
North
Veranda
East
Veranda
8% Landscaped
Atriums
+
Retail Park
Arbor
Lanes
MASTERPLAN
Open Spaces
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

12. West
Veranda
231 units
South Veranda
273 units
North Veranda
195 units
East Veranda
203 units
Bridge Levels
3rd-7th Floors
902 Total Units
Phase 1 – 504units
Phase 2 – 398units
694units/hectare
MASTERPLAN
Density
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

13. 15m setback
Built-to-line
Balconies and
Bay windows
3m setback
8m
11m
13m
13m
3m setback
MASTERPLAN
General Distances
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

14. West
Veranda
South
Veranda
North
Veranda
East
Veranda
MASTERPLAN
Building Breaks
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

15. North
Veranda
East
Veranda
Vehicular
Pedestrian
Canopy/Arcade
Retail
Legend
West
Veranda
South
Veranda
Ramp Down to
Basement 1
From EW-2 Road
Lobby Access from B-
1
Site Access
MASTERPLAN
Site Access
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

16. North
Veranda
Lift Lobby
East Veranda
Lift Lobby
West
Veranda
Lifts
South
Veranda
Lifts
Ramps
Primary Circulation
Route
Between Basement
Levels
MASTERPLAN
Parking Circulation
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

17. Aeroflux
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

18. AERO
(air)
FLUX
(fluidity)
LUX
(light)
THE INNOVATION
Aeroflux
Alveo Land continues to challenge the limits to innovation as it
introduces the latest feature in condominium development – Aeroflux.
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

19. The Components of Aeroflux System
• Bifurcation
• Atriums
• Corridor windows
• Skylight with Ventilation
THE INNOVATION
Aeroflux
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

20. What is Bifurcation?
• To divide into two branches or parts
• From the Latin word bifurcus two-pronged, from bi- + furca
(fork)
Typical Bar
Tower Plan
Bifurcated Tower Plan
THE INNOVATION
Aeroflux
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

21. By bifurcating the building, the design creates an
interesting form of architecture and encourages
natural ventilation and light to enter through the
atrium.
THE INNOVATION
Aeroflux
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

22. The atrium concept allows natural ventilation to circulate
within the interior common areas. Cross-Ventilation is
achieved within the units by adding windows along the
corridors.
As fresh air travels inside the building, the warm air is pushed up and
outwards towards the exhaust vents along the skylight.
THE INNOVATION
Aeroflux
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

23. Amenities
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

24. North
Veranda
East
Veranda
South
Veranda
West
Veranda
1. 25-meter Lap/Adult Pool (341 sqm)
2. Kiddie Pool (62 sqm)
3. Pool Deck
4. Outdoor Shower
5. Outdoor Play Area
6. Stepped Lawn
7. Koi Pond
8. Garden Lounge Areas
1
2
3
4
5
6
7
8
8
AMENITIES
Outdoor
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

25. Artist’s Rendering of the Courtyard Amenities
KEYPLA
AMENITIES
Outdoor
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

26. • Function Room (125 sqm inclusive of pantry)
• Gym (182 sqm)
• Game Room (102 sqm, 2 floors)
• Indoor Play Area /Day Care (33 sqm)
• Mail Room
• Main Lobby and Reception
• Atrium Gardens and Indoor Lounge Areas
AMENITIES
Indoor
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

27. Design Consultants
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

28. TRADE CONSULTANT
Masterplanning Architecture International
Architectural Design Aidea Philippines, Inc.
Landscape Design Verduris Co.
Structural Design Sy^2 + Associates
MEPS Design ecoSolutions
Fire Protection/Fire
Detection and Alarm
System Design
ecoSolutions
Lift Design Meinhardt Philippines, Inc.
Façade Consultancy ALT Cladding & Design Philippines, Inc.
Wind and Natural
Ventilation
Assessment
Rowan Williams Davies & Irwin Inc.
Quantity Surveying Langdon Seah Inc.
THE VERANDA
DESIGN CONSULTANTS
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

29. Perspectives
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

30. THE VERANDA
PERSPECTIVES
KEYPLA
N
Artist’s Rendering - View from Canyon Park
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

31. Artist’s Rendering - View along NS-2 Road
KEYPLA
N
THE VERANDA
PERSPECTIVES
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

32. Phase 1
Development
Summary
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

33. 13 Physical floors above ground*
• GF-2nd Floor - Retail and Residential Units (Amenity-Facing)
• 3rd – 7th Floor – Typical Bridge Levels
• 8th – 15th Floor – Typical Veranda Levels
• 16th Floor – Penthouse Floor
3 Basement Parking Levels
*No 4th, 13th, and 14th Floors
West
Veranda
South
Veranda
Typical
Tower
Bridge
Levels
Penthous
e
Retail
Elevation along NS-2 Road
50.1m Building Height
PHASE 1
DEVELOPMENT SUMMARY
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

34. *Typical Tower Floor, Total for South and West
Unit Type
No. of Units
(Typical Floor*)
No. of Units (Total)
Studio 19 226 45%
1-Bedroom 9 96 19%
2-Bedroom 3 146 29%
3-Bedroom 2 36 7%
Total 33 504 100%
DEVELOPMENT SUMMARY
Unit Mix
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

35. DEVELOPMENT SUMMARY
Typical Unit Sizes
Unit Type Unit Area (Including Balcony/Terrace)
Studio 30 - 39 sqm 320 - 415 sq.ft.
1-Bedroom 52 - 58 sqm 559 - 627 sq.ft.
2-Bedroom 85 - 88 sqm 920 - 949 sq.ft.
3-Bedroom 104 - 117 sqm 1,121 - 1,260 sq.ft.
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

36. Floor Plans
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

37. NS-2 Road
RetailPark
EW-2Road
FLOOR PLANS
Ground Floor
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

38. NS-2 Road
RetailPark
EW-2Road
FLOOR PLANS
Second Floor
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

39. NS-2 Road
RetailPark
EW-2Road
FLOOR PLANS
Typical 3rd- 7th Floor (Bridge Levels)
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

40. NS-2 Road
RetailPark
EW-2Road
FLOOR PLANS
Typical 8th-15th Floor (Tower Levels)
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

41. NS-2 Road
RetailPark
EW-2Road
FLOOR PLANS
Penthouse – 16th Floor
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

42. Typical Unit Plans
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

43. TYPICAL UNIT PLANS
Studio Unit
Approximate Unit Size
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

44. TYPICAL UNIT PLANS
1-Bedroom Unit
Approximate Unit Size
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

45. TYPICAL UNIT PLANS
2-Bedroom Unit
Approximate Unit Size
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

46. TYPICAL UNIT PLANS
3-Bedroom Unit
Approximate Unit Size
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

47. Artist’s Rendering of Studio Model
Unit
THE VERANDA
Model Units
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

48. Artist’s Rendering of 2-BR Model Unit (Living/Dining Area)
THE VERANDA
Model Units
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

49. Artist’s Rendering of 2-BR Model Unit (Master
Bedroom)
THE VERANDA
Model Units
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

50. Unit Finishes and
Building Features
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

51. THE VERANDA
Unit Finishes
Living Room / Dining Area
Flooring Wood laminated flooring
Kitchen
Flooring
Studio
1-Bedroom and up
Wood laminated flooring
600x600mm homogeneous tiles
Cabinet MDF laminated wood cabinets
Countertop Granite
Bedrooms
Flooring Wood laminated flooring
Closets MDF laminated wood cabinets
Toilet & Bath
Tiles 300x600mm porcelain tiles
Utility Room / Maid’s Room / Washer Area
Flooring 300x300mm ceramic tiles
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

52. Studio 1-Bedroom 2-Bedroom 3-Bedroom
Heat Detection and
Alarm System
Kitchen Kitchen Kitchen Kitchen
Fire Detection and Alarm
System
Living/Dining,
Sleeping Area
Living/Dining,
Kitchen, Bedroom
Living/Dining,
Kitchen, Bedrooms
Living/Dining,
Kitchen, Bedrooms
Fire Sprinkler
Living/Dining,
Sleeping Area
Living/Dining,
Kitchen, Bedroom
Living/Dining,
Kitchen, Bedrooms
Living/Dining,
Kitchen, Bedrooms
Audio Guest Annunciator Yes Yes Yes Yes
Telephone Lines 1 Provision
1 Provision w/
extension to
bedroom
1 Provision w/
extensions to
bedrooms
1 Provision w/
extensions to
bedrooms
CATV Outlet
Living/Dining/
Sleeping Area
Living/Dining,
Bedroom
Living/Dining,
Bedrooms
Living/Dining,
Bedrooms
Provision for Multi-point
Water Heater
T&B T&B
Master and
Common T&B
Master and
Common T & B
Provision for A/C Window-type Split-type Split-type Split-type
Provision for
Washer/Dryer
Yes Yes Yes Yes
THE VERANDA
Unit Features
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

53. Efficiency Features
 Maximized natural lighting and ventilation (atrium
concept)
 Naturally ventilated elevator lobbies and hallways
 LED lighting at the main lobby
Access and Services
 2 Passenger elevators per tower
 Provision for building maintenance unit
(Gondola/Davit System)
 Garbage disposal system
THE VERANDA
Building Features
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

54. Safety and Security Features
• Heat and fire detection, alarm and sprinkler system
• Water reservoir and separate fire reserves
• 24-hour building security and building maintenance
• CCTV cameras in critical areas
• RFID for identifies security access points
• Fire exit door contacts
• Proximity card for elevator access
• Automatic stand-by generator system
o 100% back-up for common areas
o Automatic activation
THE VERANDA
Building Features
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

55. F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

56. West
Veranda
Courtyard
Amenities
Retail Park
Arbor
Lanes
FIRST TO LAUNCH
West Veranda
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

57. Arca South – ALI’s newest business district
• Highly accessible
• Unique City-in-Sync proposition
• Ayala Land brand and track record
Lower density, mid-rise condominium
development
Innovative Aeroflux system
First mover advantage at Arca South
THE VERANDA
Reasons to Invest
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY

58. The Veranda Augmented Reality App Instructions
1. For Android users: search The Veranda in Google play or
download from this link: http://goo.gl/U4m0Iu​ and install in
your Android smart phone or tablet
• For Apple users: search The Veranda in App Store and
install in your Iphone or Ipad
2. Once installed, open The Veranda app
3. Use the phone's camera and point at any The Veranda logo
for the Augmented Reality app to automatically activate
F O R I N T E R N A L T R A I N I N G P U R P O S E S O N LY