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Understanding Bangalore building bylaws is critical if you are building a home, as these are the fundamental set of rules that regulate the construction industry. It ensures the security, safety, livability, accessibility, and environmental quality of your home, not just for today but for years to come. In Bengaluru, these rules are administered by the BBMP and are revised regularly in accordance with updated zoning norms issued by the government. Understanding the BBMP rules for house construction is vital to getting the approvals for your dream home without any hassle. ​Throughout this blog, you will also be briefed on the required documents, the terminology often used in these rules & the construction field, and how to build your home legally and seamlessly. Before we jump into the blog, here is a quick checklist before finalizing your plan. Checklist for homeowners 1. After buying your plot, get a site survey done. 2.Know about the specific setback for your plot. 3.Calculate the maximum built-up area based on which zone’s permissible FAR. 4.Think about the number of car parkings to fit in your plot. 5. Once your plan is designed by an architect, apply for sanction before construction starts. Bangalore building bylaws and

What does a good Independent House Design really feel like? Often, homeowners come to architects seeking a spacious home with many rooms, sometimes thinking that it is the best for them. However, an independent house design is not about its size, but rather about how we feel while living inside. Let us explore how a well-designed independent house is created step-by-step through one of our projects. Corner plot elevation for the house Project factfile Plot location: Anjanapura, Green Banks layout Plot Dimensions: 57’0” to 87’0” Plot advantage: Corner plot Site orientation: North-facing plot Built-up area: 5770 sq. ft. approx. Project architects: Ar. Harshavardhan, Ar. Madhuri, Ar. Mahantesh A sense of calm The clients, originally from Tamil Nadu, went to the US and now like to settle in Bangalore after their retirement. The clients are also parents to two daughters who will also be using this home when they come back. They wanted a spacious four-bedroom duplex with skylight and courtyards that define modern living with a traditional feel. As we enter the home, a lush landscape with a fish pond in the north-east quadrant, which is an auspicious direction for placing a water element as per Vastu. Adjacent to it,

Construction of homes in today’s world is taking a modern turn in terms of design, development, material selection, and construction techniques. Decoding what modern house design means depends upon both the customer and the designer. Contemporary designs these days involve minimal textures and cladding and maximal detail in design. Elevation of a Modern house design What is modern house design? At design thoughts, elevations and planning for home designs go through a strategic method in different stages. Once the planning stage concludes, the clients are briefed about the five types of elevation styles that we are experts in. They get to choose a style with which our architects proceed. Most of the clients these days are aligned towards modern house design with contemporary details that bring in principles like Brutalism, minimalism, and volume-centric design, along with open planning and integration of nature into homes. Why do most clients prefer modern design? Modern homes are evolving the way people live these days. A house reflects on the family’s background, lifestyle and living. One of the reasons why people choose this is that it has become a common sight in cities like Bangalore to catch a glimpse of contemporary homes. Also, it is low

A Contemporary House Design with a G+4 Plan The Contemporary House Design harmonises sculptural geometry with inviting textures and thoughtful spatial planning. The result is a home that feels both aesthetically striking and intuitively suited to everyday living. From its bold facade and generous balconies to its fluid internal layouts and naturally illuminated spaces, the residence showcases how a well-planned contemporary house design can elevate modern urban life. About the Project Plot Dimension: 30’ × 38’ ft Site Orientation: West-facing plot home Location: Sadashiv Nagar Contemporary with Soft Curves Highlighted for the Contemporary House Design At first glance, this Contemporary House Design stands out with a façade defined by bold, rounded-edge frames that envelop the windows and balconies. This soft-cornered geometry becomes a distinctive design marker, balancing visual strength with gentle refinement for the west-facing plot home. Moving away from sharp rectilinear forms often seen in modern elevations, curvature is used to subtly ease the building’s vertical massing. The material palette further enhances the contemporary expression: Exposed brick cladding adds warmth and timeless character Textured grey plaster creates a calm, elegant backdrop Matte black bands introduce depth and contrast Full-height windows and glass balustrades strengthen indoor–outdoor connectivity Together, these elements

Client Persona The clients, with an IT background, sought a peaceful home that connected them to their ancestral roots. Located on the same plot purchased by their parents 20 years ago, they desired a residence that would carry the nostalgia of their past while accommodating their new lifestyle. They plan to retire, start a farm-based business, and enjoy the slow-paced life their property offers. Adjacent to their home, the clients also plan to build a yoga resort, reflecting their new lifestyle choice post-retirement. Project Factfile •  Site Location: Devanahalli, Bangalore •  Plot Dimensions: 55ft x 47ft •  Site Area: 2600 sq. ft. approx. •  Built-up Area: 10,000 sq. ft. approx. •  Type: Duplex G+1+terrace home •  Project Architects: Ar. Harshavardhan, Ar. Kiran, Ar. Mahantesh Planning the humble abode As the clients were rebuilding their parents’ home, they chose to follow Vastu Shastra’s Aaya principles. The design brief was to create a retreat-like atmosphere, distinct from a conventional home. The plot, 20 years old and accessible for agricultural purposes, required a separate vehicle pathway and four parking spaces. The ground floor is entirely dedicated to party space, complete with a swimming pool for hosting large gatherings. Zoning Public, Semi-Public, and Private

Project Highlights Total plot area: 2150 sq. ft Built-up area: approx. 6,500 sq. ft Plot type: Corner plot home Dimensions: 40 ft × 50 ft house Architects: Ar. Antiksh, Ar. Luqman, Ar. Mahantesh This project demonstrates how thoughtful planning and detailing can bring classical architecture back into contemporary residential design—especially through a refined classical home elevation that makes a lasting statement on a corner plot. Planning for the Family The ground floor of this 40 ft × 50 ft corner home is designed as a compact 2BHK with parking and landscaping that extends visually to the first floor through the external staircase. On the first floor, the lobby features an internal staircase placed compactly to support circulation for the duplex home. Being a north-west facing house, the interiors feel bright, open, and airy. A living area cut-out enhances the sense of luxury from the inside. This level accommodates the guest bedroom, a north-east Puja space with landscape pockets, and a spacious island kitchen. The terrace includes additional usable space with landscape and seating pockets Spatial Experience Through 3D Visuals The open-plan arrangement on the first floor features a staircase with skylight provisions, future-friendly lift positioning, and natural light enhancing circulation.

Project Highlights Location: Nagasandra, Bangalore Plot Dimensions: East – 35’, West – 25’, North – 51’, South – 50’ Plot Advantage: Irregular & corner plot Site Facing: North-east facing Architects: Ar. Zainab, Ar. Antiksh, Ar. Luqman, Ar. Mahantesh Corner Plot Planning and Spatial Design When choosing a plot, many clients opt for a corner plot house design because of its natural ventilation, flexible access points, and increased privacy. However, some corner plots are irregular, with uneven dimensions on each side, which can create design challenges. This was the case with this project, where the irregularity of the plot provided both challenges and opportunities for creative design solutions. The clients envisioned a G+1 residence with a duplex-style layout. The design included a ground-floor office space, a duplex living area on the first and second floors, and a terrace with a guest room, multipurpose hall, and small open terrace. Here’s how we brought their vision to life. Spatial Understanding While the blog and floor plans provide a detailed explanation of the planning, visualizing the space with spatial images offers a clearer picture. Check out the full spatial video here for a 3D visualization of the layout. The office space on the ground

Focusing on a Curve Concept that Balances Privacy and Stability This G+1 residence in Chittoor, Andhra Pradesh, is an example of how a thoughtfully designed curve concept can bring privacy, stability, and visual identity to modern homes. Project Highlights Location: Chittoor, Andhra Pradesh Plot Size: 40’ x 60’ Facing: West-facing home Type: Gated-community residence Architects: Ar. Shuba, Ar. Darshan, Ar. Harshavardhan, Ar. Mahantesh Planning and Visualisation The planning phase began with the client’s requirement—to build a home for their parents. Two layout options were explored, both featuring unique staircase designs. The ground floor includes open living, dining, and kitchen spaces, along with a parent’s bedroom for ease of access. The first floor houses three bedrooms, with the master bedroom facing west. The terrace level has been prepared for future expansion, making the home adaptable to changing family needs. An open-plan layout was used to enhance movement and flexibility. This design minimises walls, creating a spacious and connected home environment. A skylight above the staircase allows light to cascade through the levels, creating a visual connection between floors. The U-shaped kitchen follows the working triangle of hob, sink, and refrigerator, ensuring efficiency. Elevation Exploration and Curve Concept Design The clients played

The clients brought a fresh perspective to our design process with their unique requirements and real estate background. Their aspiration was to create an appealing elevation inspired by the Art Deco style for a gated community in a prime city location. Their preference for a budget-friendly yet striking frontage that stands out to buyers shaped our approach from the beginning. Project Factfile Plot dimensions: 40’ x 60’ Plot size: 2400 sq. ft. Type: Gated-community villas Floors: G+1 residence Location: Earth Aroma Properties, Dyavarahalli, Bangalore Designers: Ar. Zainab, Ar. Luqman, Ar. Antiksh, Ar. Mahantesh Design Development From our initial discussions, it was clear that the clients had a strong vision rooted in modern-contemporary and Art Deco style elevations. Their requirements for privacy, parking, and visual appeal guided the design for this G+1 residence. Understanding the Planning As this is primarily an elevation-based exploration, we focused on what appears at the front façade rather than full floor plans. The main entry is strategically placed on the side of each villa to maintain privacy within the gated community. The front elevation features master bedrooms and walk-in closets across floors. On the terrace level, a partial terrace along with an additional bedroom adds volume

Project Factfile Plot Dimension: 85’ x 60’ plot Site Orientation: South-facing commercial Location: Rajajinagar, 4th Block Type: Basement + G + 5 Project Architects: Ar. Bhavani, Ar. Antiksh, Ar. Luqman, Ar. Mahantesh Spatial Planning The clients’ vision for a G+5 commercial building plan that accommodates various functions office spaces, commercial zones, hotel rooms, a multipurpose hall, and a penthouse was translated into a practical, efficient design. The ground and first floors are dedicated to commercial and office spaces, designed in alignment with Vastu principles. Office and Convention Spaces On the upper floors, the design integrates office areas with a convention hall, creating a visually striking yet functional layout. The central curved lobby, a standout feature in both the plan and elevation, brings natural light into the interiors  adding vibrancy and warmth for visitors. The first floor includes a factory setup connected to the office space below, allowing seamless interaction between administrative and production areas. The curved lobby enhances engagement in common areas and provides an opportunity to install grand chandeliers, creating a luxurious welcome. Accommodation & Layout Design As the commercial building plan moves upward, the second floor introduces executive and single units for accommodation, complete with storage and pantry

Project Factfile Plot dimension: 40’ x 60’ plot Site orientation: West-facing home Project location: Ullal Main Road, Bangalore Total built-up area: 8,000 sq. ft. approx. Type: G+3 residence Project architects: Ar. Madhuri, Ar. Darshan, Ar. Mahantesh Client Persona When the clients approached us with their 40’ x 60’ plot and a vision for their dream home, we saw an opportunity to create something truly unique. From the initial planning to the final design, we worked closely with the family, incorporating their preferences at every step. This home, designed for the family and their sister, is a testament to our collaborative approach and innovative concept a perfect blend of double height spaces, work areas, family gathering zones, and private sections. Together, they create a one-of-a-kind living experience. Planning the Spaces The clients preferred a 1BHK unit on the ground floor, along with parking and a lobby for the main duplex above. The first floor follows an open-plan layout according to Vastu, featuring a stepped-down living space that provides privacy while offering added seating for guests. This opens to a front balcony that becomes a central elevation element. It also accommodates a double height Puja space in the north-east corner. Stepped Living

Corner elevation render Project Fact File: This 13,000 sq. ft., six-level south-facing residence in Vajarahalli blends modern design with nature-inspired luxury.Plot dimension: 70’ x 45’ plot Site orientation: South-facing homeProject location: Vajarahalli, BangaloreTotal built-up area: 13,000 sq. ft. approx. Layering and Planning the Six-level Residence Six thoughtfully planned levels bring together courtyards, natural light, and leisure spaces in one seamless home.The south-facing home is a whopping six-level structure, layered and planned to meet clients’ requirements. They liked a lavish home with courtyards, levels and fish floor tanks that remind them of nature while tucked in their humble abode.  Contact Design Thoughts Architects today to start planning a home that combines luxury and natural light. Stilt Floor: Stilt floor provides clean parking and functional spaces with room for staff and storage.Designed for convenience, this level includes car and bike parking, a servant’s room, and ample storage. The stilt floor also ensures a clean, elevated start to the home, away from street-level chaos. It also satisfies the parking requirements of clients in this 70’ x 45’ plot. First floor & Second floor of the Six-level Residence Welcoming living spaces with triple-height courtyards and airy lounges form the heart of family life.The entry

Front elevation renders of Mr. Satheesh’s Family Home. Project Fact File: Plot Size: 30’x50’ family home Plot Facing: West-facing Type: Five-bedroom triplex family home Location: Electronic City, Bangalore Client Profile When the couple and their kid approached us for their 30’x50’ plot home, we explored their requirements and abided by minimal Vastu principles. The clients were straightforward and liked to include clean geometry in contemporary elevation style. We proceeded with the planning while we kept the client’s style and requirements in Introducing the Modern Family Home The Satheesh Thomas Residence is a thoughtfully planned 30’x50’ family home that balances privacy with shared experiences. The elevation blends stone, glass, and wood with landscaped greenery, resulting in a modern yet welcoming appearance. Despite the compact plot, the layout ensures openness and comfort. Striking balconies, sleek glass railings, and integrated planter boxes bring in natural cooling and maintain a strong connection with the outdoors. Zoning the Family Home for Comfort & Functionality Ground Floor The entry begins with a defined pedestrian walkway alongside vehicular access. Inside, the foyer opens into a sunlit living area that flows into the dining and kitchen. A prayer wall, sit-out, utility, and study space add functional and spiritual

Renders of Mr. Natarajan’s simple G+2+terrace abode Project Fact File: Plot Dimension: 30’ x 50’ plot home Site Orientation: West-facing plot Project Location: Chikkanagamangala, Bangalore Built-up Area: 4000 sq. ft. approx. Introducing the Project Set on a corner plot in Bangalore, the residence for Mr. Natarajan makes a striking statement. Defined by an interplay of textures, volumes, and light, this G+2+terrace home balances openness with privacy, creating not just a dwelling but a thoughtfully crafted living experience. Blending functionality with distinctive aesthetic appeal elevates everyday life’s rhythm. What makes the project noteworthy is how modern architecture seamlessly adapts vernacular design sensibilities. The home’s zoning, material choices, and climate-responsive features reflect a conscious effort to bring a local touch into a contemporary structure. Designed to take full advantage of its dual street frontage, the home emerges as a visual anchor within its neighbourhood. Its clean geometric form, bold balconies, and well-planned zoning embody urban sophistication while staying attuned to vernacular design principles that respond to the local climate and context. Planning and Challenges The design journey began with its standout advantage: a corner plot with exposure on two sides. This unique positioning brought abundant natural light and ventilation while introducing the