Eleven towers, thirteen acres, one uncompromised geometry.
The brief handed to the architect in October 2023 contained exactly four non-negotiable constraints. First, no tower could be closer than thirty-two metres to its nearest neighbour, in order to preserve cross-ventilation and daylight on every floor. Second, the minimum ceiling clear height on every habitable floor was to be ten feet. Third, every residence was to have a full-width living room and a continuous balcony. Fourth, the built-up area was to remain below fifty per cent of the site, with the remaining land reserved for landscape and amenities. These four numbers, taken together, reduced the total unit count on the site by approximately twenty-two per cent compared to the FAR-maximised alternative. We accepted that loss on day one.
The resulting master plan places eleven residential towers around a central north-south spine that runs from the main entry gate to the clubhouse podium. The towers are offset on an eight-metre grid, which was determined by the turning radius of a standard fire tender plus a four-metre safety margin. The grid is also aligned to the prevailing wind direction for the site — a west-south-westerly during summer months — so that every tower presents its shortest façade to the dominant solar load.
The clubhouse occupies a thirty-five thousand square foot podium at the geometric centre of the site. Its roof is accessible and planted. Its ground floor opens directly onto the fifty-metre pool deck. Its basement connects to the visitor parking loop via a dedicated ramp that does not interfere with the resident-only basement circulation. The separation of visitor and resident vehicle flows was one of the forty-seven specification items carried over from the original Forbes Global Properties design standard for luxury residential developments.
The residential towers themselves are G+35, which is the maximum permissible height under the Greater Noida Industrial Development Authority bye-laws for Sector 4 at the time of planning approval. Each tower has three residences per floor, served by two passenger lifts and one service lift. The floor plate is approximately 3,840 square feet gross, arranged as a central service core — lifts, stairs, shafts — with three residential pods radiating out from it. The core-to-pod efficiency is seventy-two per cent, which is higher than the NCR luxury residential average of sixty-five per cent.
