Terra Mansions

Location: CICM Road, Bakakeng, Baguio City

Owner: Terra Firma Estates & Resorts Incorporated (TFERI)

Program: As the first project of the newly-formed TFERI group, the owners want a showcase offering that will pave its way towards being recognized as one of Baguio's leading investment developers. The main challenge is to harness the potential of the difficult, rhomboid-shaped, 750 square meters property into commercial and dormitory spaces catering to students of the Saint Louis University Bakakeng Campus, located across the street, from the site.

Solution: The RGC&A response is a simplified plan layout where a Z-shaped corridor is deployed; where the main stairs are opposite the elevator at the "neutral zone" and the fire escape stairs is placed close to the opposite end. Such results to a highly efficient circulation setup and likewise gives a very effective saleable to gross area ratio of over 80% (saleable to gross). Indeed, the best solutions are often the simplest, most straightforward reponses to "difficult" design problems. The Lower Basement parking was developed to accommodate 22 parking stalls, Upper Basement into a supermart, and the Ground Floor into rentable-commercial scpaces. The rest of the upper floors have been designed as dormitory units to cater to students who have their school premises just across the road (at front of edifice).

Rainwater harvesting and re-use, daylight harnessing, dominant use of fluorescent and LED lights, use of a concrete envelope for natural insulation-- have been used (among others), to give this project its "green" essences. RGC&A remains responsive to its commitment as an advocate of Green Architecture.

Despite the challenging shape of the project site, effective design-planning has been able to produce sufficient amenities in the development to amply address the needs of the users of the building.

The TFERI group has recently announced regarding its plan to sell the dormitories of this project as condominium units. Units vary in size from 27 to 52 square meters, which are usable as two- to four-occupant dormitory setups.