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Sustainable streets – The Hindu

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If we ask visitors to the city what they notice the most, their answers may include buildings, streets, vehicles, gardens, and monuments. While a city cannot exist without buildings, buildings themselves cannot exist without streets.

Streets are to a city what blood vessels are to the body. But are they significant enough to be the focus of a three-day conference? The resounding success of the ‘Namma Raste’ (meaning “Our Streets”) event, held in Bengaluru from February 20 to 22, 2025, suggests they are.

Organised by BBMP, the city corporation, in collaboration with WRI India, the World Resource Institute, this was the second edition of Namma Raste. The event had WRI India as the knowledge partner, alongside 65 other contributors from academic, research, and civil society organisations. Their collective efforts focused on data-driven, sustainable, safe, and citizen-centric urban mobility.

A key highlight of the event was the release of Namma Raste Kaipidi, a manual jointly developed by BBMP, WRI India, and IISc. This manual captures best practices for sustainable streets, emphasising better design, engineering, and maintenance. It also explores solutions for safer school zones, station precincts, and urban spaces, making it a first-of-its-kind guide in India and a crucial reference for BBMP.

The event featured contributions from several key organizations, including BBMP, BMRCL, BMTC, DULT, K-Ride, Traffic Police, and B.CAP (Bangalore Climate Action & Resilience Plan), all of whom shared their visions for urban mobility. Students from institutions such as Srishti, RV, BMS, Ramaiah, and Manipal showcased their academic studies in art and architecture. BBMP also presented its mega projects, alongside precinct studies conducted by consultants like SDeG.

Among the event’s most significant contributors was WRI India, which provided research insights, curated posters, and played a leading role in organising the conference. Other notable participants included IISc’s IST Lab, which examined sustainable transport; TUMMOC, which discussed integrated ticketing systems; Namma Yatri, which promoted local auto-rickshaws; and MoveInSync, which analysed traffic quality. Sensing Local focused on urban design solutions, while PotHole Raja proposed ideal road maintenance strategies. Everyday City Lab explored shading solutions, Bangalore Walks led the Walkaluru initiative, and India Rising Trust reimagined under-flyover spaces.

Other contributions included ITDP’s study on air pollution, Voltrix’s advocacy for a 15-minute city model, and Compartment S4’s analysis of crash data. HSR Citizen Forum emphasised feeder services, while APD India pushed for better accessibility. B.PAC encouraged public participation, Bengawalk reviewed bus stop infrastructure, and Pedaluru promoted cycling. Jana Urban Space advocated for public spaces, CSTEP emphasised scientific approaches, and the Bangalore Apartments Federation championed cultural spaces. Toyota Mobility Foundation supported universal accessibility, while ALSTOM contributed insights on low-emission transport. Numerous other initiatives also made their mark at the event.

Namma Raste was not just a conference — it was a major public consultation seminar that laid out a roadmap for a better city. It demonstrated how a multitude of small, citizen-driven initiatives can collectively enhance mobility, accessibility, and safety.

Namma Raste, a major public consultation seminar, gave a road map to a better city, advising and proving how multitudes of small initiatives can improve the city’s mobility, facility, accessibility and safety. Small is beautiful, said economist E.F. Schumacher. Small is necessary, said architect Laurie Baker. Small is doable, as we all know.

While discussions about Greater Bangalore often focus on mega-projects and large budgets, these can lead to greater urbanisation and more challenges. Instead, what Namma Raste showcased were not unattainable large-scale plans but practical, actionable solutions that citizens can implement at scale. For Bengaluru to truly become a greater city, the government must support and empower these grassroots efforts.

(The author is an urban designer, heritage conservationist and ecological architect in Bengaluru.)

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House Beneath a Jackfruit Tree in Kerala features interconnected spaces, jaali work

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House Beneath a Jackfruit Tree is a 3,700 sq.ft home

House Beneath a Jackfruit Tree is a 3,700 sq.ft home
| Photo Credit: Special Arrangement

When Safder Machilakath visited the 10,000 sq.ft plot on which he was to design a home, he was instantly drawn to a jackfruit tree on-site. “ Decades old, it sparked our imagination. We saw an opportunity to craft a residence that not only respects its natural setting but narrates the heritage of its surroundings,” says Machilakath, principal designer and co-founder of Uru Consulting.

The project commenced in August 2022, and took two years to complete

The project commenced in August 2022, and took two years to complete
| Photo Credit:
Special Arrangement

Situated in Malappuram, Kerala, the now-completed 3,700 sq.ft. home — built at a cost of approx. ₹1.1 crore — is aptly titled ‘House Beneath a Jackfruit Tree’. “The design draws inspiration from the symbolic significance of the jackfruit tree, a motif that resonates across cultures as a sign of abundance and continuity,” explains Machilakath, adding, “Rather than following a conventional blueprint, we envisioned the house as a book, its pages unfurling the rich tales whispered by the venerable tree. Each design element is a chapter that pays homage to the legacy and natural beauty the tree imparts to the home.”

Custom-designed furniture and artisanal artifacts complement the home’s design.

Custom-designed furniture and artisanal artifacts complement the home’s design.
| Photo Credit:
Special Arrangement

The project commenced in August 2022, and took two years to complete. While the tree, that bears fruit to this day, is the home’s focal point, other sustainable features of the home include raw-textured walls, a neutral tan palette comprising earthy brown, designs that incorporate ample natural light, to name a few. “To balance openness with the need for privacy in a densely surrounded locale, we extended the dining area with a curtain wall finished in intricate jaali work. This not only preserves the exclusivity of the space but also creates a serene, inviting patio,” says Machilakath, adding that custom-designed furniture and artisanal artifacts — crafted from reclaimed wood and natural materials — complement the home’s interiors. 

Natural light played a significant role in the house’s design.

Natural light played a significant role in the house’s design.
| Photo Credit:
Special Arrangement

Natural light, he says, played a significant role in the house’s design, “with a linear layout that maximises daylight from the East to create a sense of openness and grandeur”. He adds, “The over-projected roofs on the South side prevent excess sunlight, maintaining a comfortable balance of light and shade throughout the day.” 

Sustainable features of the home include raw-textured walls, and a neutral tan palette.

Sustainable features of the home include raw-textured walls, and a neutral tan palette.
| Photo Credit:
Special Arrangement

The largest spaces in the house are the dining and living areas that are designed with double-height ceilings “that amplify the feeling of space”. Since the home is situated in a plot surrounded by neighbouring houses, creating this spacious yet private family area was a significant design hurdle. “Bridge-like structures connect the stairs and bedrooms on the upper levels, fostering a sense of connection throughout the home. Every level is designed to encourage warm interactions, making it the perfect space for a close-knit family,” says Machilakath, adding that sourcing quality sustainable materials, navigating local regulations, and integrating modern eco-friendly systems required detailed planning.

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India’s contemporary vernacular homes blend tradition and sustainability

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Vernacular architecture is a style of building that champions the use of indigenous materials and traditional construction techniques while fostering climate responsiveness. “Vernacular building practices are crucial for sustainability and offer region-specific, passive solutions that effectively mitigate climate impacts while being cost-effective, and environmentally sustainable,” says Vaishali Mangalvedheker, partner, SJK Architects. The time-tested building styles and techniques of vernacular architecture have evolved over centuries and have been shaped by material, environment, and cultural influences.

“Climate change, resource depletion, and the loss of cultural heritage have necessitated the need for sustainable building practices and context-sensitive design, which has led to a rise, revival, and re-interpretation of vernacular architecture in contemporary constructions,” says Akshay Shrinagesh, principal architect, Archiopteryx. Here are five such buildings from across India:

The Courtyard House, Kappur, Kerala

House of Edappal Bhoomija.

House of Edappal Bhoomija.
| Photo Credit:
Prasanth Mohan

This 3,500 sq.-ft. home in central Kerala reimagines the traditional nalukettu veedu, a house focused around a central courtyard. “There is a thoughtful integration of traditional architectural elements, which includes the central courtyard coupled with sustainable and contemporary design solutions, which create a harmonious living space that is both ethereal and forward-thinking,” say Guruprasad Rane and Manasi Puliyappatta, co-founders, Bhoomija Creations. Laterite is the primary building material which has been used extensively not only for its accessibility but for its excellent thermal performance. “It is left exposed, and this cools the indoor temperature. Its natural texture and rich tone contribute to the aesthetic character of the home,” says Rane.

Concrete slabs with a form-finished surface and polished cement plaster left in its raw form promote durability, sustainability and reduce the need for excessive finishing materials. “The steel truss roof’s construction includes an air gap between the layers, which acts as an insulator, preventing heat from penetrating the interiors while allowing for the movement of air. The sloped roof design aids in the collection of rainwater, a crucial aspect of sustainable design in Kerala’s monsoon climate,” says Puliyappatta.

Key takeaways

The central courtyard, the key design element in this project in Palakkad district creates a natural cross ventilation shaft that facilitates the movement of cool air while allowing hot air to rise and escape. The strategic placement of courtyards and open spaces ensure a seamless flow of light into all rooms reducing the need for artificial lighting.

The ample use of locally available materials balances functionality with aesthetics and fosters excellent thermal performance. The steel truss roof with double-layer clay tiles also contributes to the building’s climate-responsive design.

The Light House, Nagpur

Wrapped in operable timber
 lattices, the Light House is a
 sunlit home for a
 multi-generational family.

Wrapped in operable timber
 lattices, the Light House is a
 sunlit home for a
 multi-generational family.
| Photo Credit:
NIVEDITAA GUPTA

Designed as a private, sun-dappled residence for a multi-generational family amidst a dense urban neighbourhood, the Light House spans a whopping 20, 000 square ft. Given the intense heat during summers, the architects designed a contemporary jaali façade that filters harsh sunlight. “An eight-foot-wide, linear central atrium topped with a skylight reinterprets the courtyards of vernacular homes and acts as a lively social core for a family that cherishes togetherness. Its proportions are derived from detailed studies of scale and the movement of the sun throughout the seasons,” says Mangalvedheker. The outermost layer of protruding jharokhas and balconies offers privacy in the dense neighbourhood. The sleek geometric patterns of the lattices are inspired by abstracted vernacular motifs, creating a dynamic interplay of light and shadow that transforms the interiors into a living canvas throughout the day. “The railings and brise-soleil of the central atrium, crafted from recycled Burma teak wood and executed on-site by local carpenters, showcase an innovative take on traditional craftsmanship,” she adds.

Key takeaways

Inspired by the courtyards in the traditional havelis of Maharashtra, the central atrium facilitates passive cooling within the residence. It slices through the volume centrally and serves as the social core of the project, connecting different levels and holding the family together despite their need to move between floors.

The house features balconies that extend outward, reminiscent of the traditional jharokhas. They are wrapped in operable timber lattices which diffuse the region’s harsh sunlight, facilitate airflow thereby effectively cooling and ventilating the interiors.

Haveli, Amritsar

Outdoor dining for an authentic experience.

Outdoor dining for an authentic experience.
| Photo Credit:
Purnesh Dev Nikhanj

Haveli, a hospitality project spanning 1,07,500 sq. ft., is an ode to Punjab’s architectural heritage. “For centuries, Punjab’s architectural landscape has been shaped by a profound understanding of materials, climate and human interaction with space. The structures that defined the region — havelis, chowks, stepwells, and grand pavilions — were not just aesthetic marvels but functional, sustainable solutions to extreme weather conditions,” says Monika Choudhary, co-founder of Habitat Architects. Apart from the large open courtyards, the sandstone jaalis that line the façades and openings of the structure, as well as the vaulted ceilings and arched openings, enhance cross-ventilation. “Traditional building techniques like load-bearing stone masonry and timber joinery ensure longevity, natural insulation and earthquake resilience. Subterranean water storage, inspired by old Punjabi stepwells and percolation pits, helps replenish groundwater levels,” says Choudhary.

Key takeaways

The walls are finished with lime plaster, an ancient material known for its breathability and natural insulation properties. It absorbs and releases moisture as needed, keeping the interiors cool in summer and warm in winter. Incorporating mud floors with linseed oil finishing and lime terrazzo techniques enhances thermal comfort and reduces the need for artificial cooling.

Kishangarh stone, which is used for the flooring and columns, is highly durable, low-maintenance, and naturally cool underfoot. Reclaimed timber, rafters and Nanakshahi bricks ensure sustainability, while handmade clay tiles for roofs reduce heat absorption and keep enclosed spaces cooler.

The People Tree House, Noida

 Living room with double height.

 Living room with double height.
| Photo Credit:
STUDIO NOUGHTS & CROSSES

The People Tree House is a 7,000 sq.ft. residence that serves as a lesson in the use of local materials, energy conservation, water harvesting, and recycling. Locally sourced rubble for masonry walls, along with handcrafted, grit-washed walls, are an ode to traditional craftsmanship. “The load-bearing brick vaults are supported by metal beams embedded within concrete. Wherever visible, the metal detailing is kept honest with exposed nuts and bolts finished with duco paint. Besides minimising the use of concrete and steel in slabs, masonry infills provide insulation from the heat and cold,” says Shrinagesh. Locally sourced random rubble stone masonry forms the walls, lending structural integrity and natural cooling. “Earthen pots embedded in masonry further regulate indoor temperatures,” adds Shrinagesh.

Key takeaways

Taking a cue from the subcontinent’s rich vernacular architectural heritage, the living and recreational zones are oriented north-south and light is let in from the south-east quadrant through apertures, skylights and cut-outs. This ensures that artificial lighting is kept to a minimum and the ingress of natural light throughout the home is maximised.

Vernacular water harvesting methods take centre stage and the home channelises rainwater runoff via its curved roofs, sloped skylights and catchment balconies to a water storage tank at the upper level. Water is then released under gravity via drip irrigation pipes to plant bodies at lower levels. Excess water from the upper level is further directed via pipes (this pipe serves as the handrail for the staircase at the entrance level) to the underground rainwater storage tank.

House of Solid Stone, Jaipur

Façade with operable stone screen.

Façade with operable stone screen.
| Photo Credit:
FABIAN CHARUAU AND BHARATH RAMAMRUTHAM

This 4,700 sq.ft. home reimagines the use of Rajasthan’s traditional sandstone, which is often not used in modern construction. Built entirely from stone, the house uses materials sourced from the site and nearby quarries. “Every element was crafted by skilled stonemasons from local villages, merging generational craftsmanship with modern engineering principles. Sourcing materials and manpower locally helped reduce costs, making this approach more cost-effective than conventional methods,” says Arjun Malik, principal architect of Malik Architecture. The project, which modifies the traditional dry stone construction method by developing a hollow interlocking structural wall system, highlights the value of vernacular and regional architectural heritage through design choices, materials, and craftsmanship, offering a compelling counterpoint to mechanised construction.

Key takeaways

The use of sandstone and traditional building techniques provides exceptional temperature regulation — maintaining a 5°C-7°C variation between the exterior and interior.

The spatial planning of the house also embraces the vernacular by arranging the rooms around a narrow courtyard to offer passive cooling. Deep overhangs and operable stone screens shade the glazing in the front and rear of the house to modulate light, privacy, and views from indoors.

The Bengaluru-based freelance writer is passionate about all things design, travel, food, art and culture.

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Commercial real estate booming in non-metros

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But while these numbers do tell a story, they don’t tell the whole story. They don’t capture the profound metamorphosis being driven across all levels, nor the role that commercial real estate has been playing in the broader Indian growth story. For, at the heart of this transformation, there is a fundamental recalibration of the business landscape and how it interacts with the economic landscape beyond key urban centres.

Growing prominence of Tier 2, 3 cities

For decades, India’s commercial real estate story was largely confined to its metropolitan hubs such as Mumbai, Delhi-NCR, Bengaluru, and Hyderabad. These cities dominated the landscape, accounting for a significant chunk of all commercial developments. That narrative, however, is beginning to shift; cities such as Jaipur, Indore, Coimbatore, Nagpur, Kochi, Chandigarh, and Lucknow are emerging as the frontiers of the next phase of commercial real estate growth in recent years. It is little wonder, then, that nearly half (44%) of the 3,294 acres of new land acquired by real estate developers in 2024 were concentrated in Tier-2 and Tier-3 cities.

This geographic diversification isn’t merely a spillover effect. Lower land acquisition costs, ever-improving infrastructure, and a sizeable talent pool at competitive wages have created a compelling business case for expansion into these emerging markets, for developers and corporations alike. The expansion of high-speed internet connectivity, including the ambitious BharatNet project targeting rural broadband access and the 5G rollout in Tier-2 areas, has also diminished the digital divide between India’s metros and its smaller cities.

State governments across India have also introduced several targeted policies to attract commercial developments, offering tax incentives, simplified approval processes, and dedicated industrial corridors. As a result, IT-focused commercial developments and tech parks are now flourishing in Tier-2 and Tier-3 cities across the country. These developments are not mere replicas of their metropolitan counterparts but are designed with a focus on sustainability, wellness, and integration with local communities.

Of retail hubs and logistics powerhouses

The commercial real estate evolution extends well beyond office spaces. Modern retail infrastructure is reshaping consumer experiences across smaller urban centres. Unlike the cookie-cutter malls of yesteryears, the new retail developments in Tier-2 and Tier-3 cities are being tailored to reflect regional preferences and cultural nuances.

These spaces are increasingly becoming experiential hubs rather than mere transactional venues, with malls containing designated areas for local artisans and handicrafts, as well as cultural performances.

Perhaps the most transformative impact of commercial real estate on non-metro India is being witnessed in the logistics sector. The implementation of GST, coupled with the development of economic corridors and expressways, has sparked unprecedented demand for warehousing and logistics parks in Tier-2 and Tier-3 cities. According to a recent report by JLL India, these markets account for around 100 million square feet — or 18.7% — of India’s total warehousing capacity.

These developments are not just storage facilities but integrated supply chain solutions bringing previously disconnected regions into the national economic mainstream. Cities located along major strategic transportation routes — such as Nagpur, Hosur, and Ludhiana — are becoming logistics powerhouses. The multiplier effect of these developments is substantial, with each warehouse or logistics park generating direct employment for hundreds while indirectly supporting thousands through supply chain linkages.

However, the expansion of commercial real estate into Tier-2 and Tier-3 cities is yielding dividends beyond purely economic metrics. The influx of businesses is driving demand for quality education, healthcare, and lifestyle amenities in these regions. Developers are increasingly adopting integrated township models that combine workspace with residential and social infrastructure. This shift is addressing historical disparities in living standards between metro and non-metro India. Cities like Mysuru and Chandigarh, which have witnessed significant commercial real estate investments, are now witnessing parallel growth in international schools, multi-speciality hospitals, and cultural venues. The retention of local talent, which previously migrated to metros for career opportunities, is the most significant social outcome of this transformation.

Future roadmap

Despite the promising trajectory, significant challenges remain in fully realising the potential of commercial real estate as a driver of inclusive growth. Infrastructure gaps, particularly in public transportation and airport connectivity, continue to be pain points in many non-metros. Urban planning frameworks in these cities often struggle to keep pace with rapid commercial development, leading to concerns about sustainable growth.

The regulatory environment, while improving, still requires greater standardisation across states to facilitate easier business operations. Additionally, developing a deeper pool of skilled facility management professionals in smaller cities remains a priority for maintaining world-class commercial spaces. Looking ahead, the expansion of commercial real estate into non-metros represents more than just a sectoral trend. By creating economic ecosystems that allow businesses to thrive outside traditional urban centres, commercial real estate is enabling a more balanced spatial development model.

As this evolution continues, the sector will increasingly serve as a critical conduit through which capital, technology, and best practices flow from India’s established economic centres to its emerging ones. In doing so, commercial real estate isn’t just constructing buildings; it is constructing a more equitable, prosperous future where the fruits of India’s economic ascendancy are shared more broadly across its geography. The true success of India’s commercial real estate sector will not be defined solely by the volume of space developed or the capital invested but by its ability to expand beyond metro cities, positioning Tier-2 and Tier-3 cities as thriving real estate hubs.

The writer is chairman and MD, Awfis Space Solutions Limited.

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