Master Plan
Total Environment Sarjapur - Master Plan and Layout
The Total Environment Sarjapur master plan is a BMRDA-route plotted layout at Choodasandra, off Dommasandra Main Road on Sarjapur Road. The layout is calibrated for an estate-scale planning footprint with road hierarchy, plot demarcation, the open-space share mandated by BMRDA, and a central clubhouse and amenity zone. Final layout area, plot count and phase split are confirmed on the BMRDA-approved layout map at formal launch. From a planning angle, Total Environment Yelahanka keeps the reference local: internal roads, open-space placement, amenity access, and tower orientation all affect how the address will live after handover.
Layout Philosophy
Design-led plot planning
Total Environment's plotted-development philosophy carries the same architectural rigour as the firm's villa and apartment work. Plot dimensions are sized for genuine residential build-out - not the smallest viable subdivision - and the road network is sized for two-way circulation, footpaths, tree-lined avenues and underground utility ducting. The layout reserves the BMRDA-mandated open-space share for landscape, sports and recreation rather than for road right-of-way overflow.
The clubhouse and primary amenity cluster sit at the layout's geometric centre to give all plots near-equal walking access - typically within 200 to 400 metres for the deepest plot in the layout. This is materially different from the typical plotted-development pattern of placing the clubhouse at the entry, which advantages only the entry-side plots. The central-cluster pattern is consistent with Total Environment's design philosophy of equal-amenity access across the layout.
Layout Data
Configuration summary
| Attribute | Specification |
|---|---|
| Layout type | Plotted residential development |
| Approval route | BMRDA layout sanction |
| Total layout area | Estate-scale (confirmed at sanction) |
| Plot menu | 1,800 / 2,400 / 3,000 / 4,000 / 5,000 sqft |
| Plot density | ~12-18 plots per acre (typical for the size band) |
| Internal road widths | 30 ft (9 m) secondary; 40 ft (12 m) primary; wider main spine |
| Open-space share | Per BMRDA layout sanction (typically 10% civic open space) |
| Clubhouse positioning | Central, walking-distance from all plots |
| Utility ducting | Underground (electrical, water, telecom) |
| Stormwater | Kerb-edge drains; rainwater harvesting recharge wells |
| Compound wall | Perimeter, with security cabins at entry and circulation gates |
| Phase plan | Released in phases per layout sanction; Phase 1 first |
Roads and Utilities
Road hierarchy and underground utilities
The internal road network is built to BMRDA standards with a hierarchy that supports daily-use circulation without bottlenecking at the clubhouse or layout entry. The 40-foot primary roads connect the layout entry to the central amenity cluster and to the deepest plot clusters; the 30-foot secondary roads serve the residential sub-blocks. Tree-lined avenues on both sides of the primary roads soften the asphalt and reduce the urban heat-island effect at the layout scale.
Underground utility ducting is standard on BMRDA-route layouts - electrical lines, water supply mains, telecom fibre and street-lighting cable all run below grade, protected from monsoon damage and free of the visual clutter of overhead lines. Stormwater drainage uses kerb-edge drains sized for monsoon peak with rainwater harvesting recharge wells integrated at the catchment low-points. The sewage network feeds the on-site STP, with treated water cycled into landscape irrigation.
Amenity Cluster
Clubhouse and common amenities
The contemporary clubhouse anchors the layout's social life - workout equipment, indoor sports facilities (table tennis, badminton), community meeting rooms, a party hall, a kids zone and the resident lounge. Outdoor amenities programmed around the clubhouse include the swimming pool, sports court, jogging track, yoga lawn, senior citizen deck and the kids play area. Landscape gardens, walking trails and the integrated water bodies extend the amenity envelope into the layout's open-space network.
The amenity programme is sized for the layout's resident population at full occupancy, with operational costs funded through the resident-association maintenance corpus after handover. The maintenance framework is shared at the time of the registered sale deed and includes the per-plot annual maintenance contribution, the corpus fund contribution at registration and the resident-association governance structure.
Phase Plan
Phased layout release
Estate-scale plotted developments typically release plots in phases tied to layout infrastructure completion. Phase 1 covers the layout entry, the clubhouse-adjacent residential blocks and the primary road network. Phase 2 and onward release deeper plot clusters as the secondary road network and the perimeter compound wall reach completion. The phase plan is documented on the BMRDA-sanctioned layout map and shared at the booking conversation.
The phase release affects the buyer's choice between booking Phase 1 (earlier handover, earlier amenity access, possibly a smaller release inventory) and later phases (more plot choice, possibly different pricing tier, longer infrastructure-wait). Each phase carries a sub-set of plots by size - Phase 1 typically opens with a balanced mix across 1,800 to 5,000 sqft, with the signature 4,000 and 5,000 sqft plots reserved for select clusters.
Master Plan Questions
Total Environment Sarjapur Master Plan - FAQ
What is the total layout area?
The plotted layout sits on the broader Total Environment Choodasandra parcel with a planned 30+ acres of estate-scale planning. Final layout area is confirmed on the BMRDA-approved layout map at the time of formal launch.
What is the plot density and road structure?
Plotted developments on Sarjapur Road typically run 12 to 18 plots per acre depending on average plot size and road width allocation. Internal roads are planned at 30-foot (9 metre) and 40-foot (12 metre) widths with the main spine wider for two-way circulation, footpaths, tree avenue and underground utility ducting.
Where is the clubhouse positioned?
The clubhouse sits at the centre of the layout to give all plots near-equal walking access. The contemporary clubhouse hosts workout equipment, indoor sports courts, community meeting rooms, party hall, kids zone and the resident lounge.
What common open spaces are included?
The layout reserves the BMRDA-mandated open-space share for landscape commons, sports court, jogging track, kids play area, yoga lawn, senior citizen deck and tree-lined avenues. Water bodies and walking trails are integrated into the open-space network.
Are utility services underground?
Yes. The layout uses underground electrical, water and telecom ducting along the road network, with the sewage line tied to an on-site STP. The drainage network is sized for monsoon peak with kerb-edge stormwater collection and groundwater recharge.