Architect in Rohini
This page is for a new-build house in Rohini: a plotted property where the structure, stair, lift, services and façade can be designed together. It is intentionally separate from our Rohini house-renovation service, where an existing frame and its unknowns decide what can move.
Read the sector and plot, not just “Rohini”
Rohini’s numbered sectors contain several property types: plotted residential lanes, DDA housing pockets, group-housing compounds and commercial edges. Even within plotted areas, frontage, depth, corner condition, road and previous construction change the starting problem. We collect the available layout and property record, measure the site and verify the current authority route before freezing an area statement or sanction scheme.
The surrounding fabric matters to architecture. A tall party-wall neighbour may make a court or stair skylight more valuable than a side opening. A corner plot handles privacy and vehicle access differently from a mid-block plot. A lane with limited unloading needs a construction and storage plan before the contractor prices preliminaries.
The five early decisions
- 1. Family structure: one connected home or floors that can operate independently later.
- 2. Vertical core: stair, lift, entry and services placed without sacrificing the best rooms.
- 3. Parking: a real arrangement checked with columns, gates, ramps and pedestrian access.
- 4. Light and heat: useful openings, courts and shading in response to orientation and neighbours.
- 5. Cost brief: area and specification separated so “more floor” does not silently consume finish quality.
New build versus retained-house renovation
Structure and planning begin together
- New structural grid, foundations and vertical circulation.
- Façade openings and service shafts coordinated before construction.
- Approval and construction sets developed from the same frozen scheme.
- Longer programme, demolition/site setup and a full new-build cost plan.
Investigation comes before re-planning
- Measured as-built drawings and condition/structural review.
- Retained columns, slabs, stairs, shafts and external envelope tested.
- Unknown concealed services and making-good carried as explicit risk.
- Phasing may keep parts of the house, but can constrain speed and access.
A plan that can change with the family
Many Rohini briefs begin as one family house and later need privacy between generations. We test whether upper floors can receive guests, deliveries and services without crossing a bedroom; whether kitchens and bathrooms stack efficiently; whether one meter or plant decision will make later separation costly; and whether parents have a step-free route to their primary rooms. Future flexibility is designed into the core and shafts rather than improvised with locked doors after occupation.
The climate strategy is equally practical. East and north openings give different light from the west; courts or skylights need summer shading and drainage; deep balconies can protect glass but also darken rooms if copied to every orientation. We study these moves in section and massing before choosing the material language of the street elevation.
From sanction scheme to site information
The appointment can cover concept options, design development, the plot-specific building-plan process, structural and services coordination, detailed construction drawings, tender comparison and scheduled site reviews. A sanction plan demonstrates compliance; it does not replace waterproofing, window, staircase, kitchen, toilet, façade and services details needed by the construction team. The Delhi BPAS checklistexplains that distinction.
For early budgeting, use our 2026 construction cost estimatorand then replace its rate assumptions with a measured BOQ. The completed Rohini clinic is a commercial interior rather than a house, but it demonstrates the same approach: circulation, light and services come before decorative styling.
Frequently asked questions
Is this page for a new Rohini house or a renovation?
This service page focuses on a new house or substantial redevelopment beginning with a cleared/planned plot and a new structural concept. If the existing frame, slabs or services will be retained, start with our separate Rohini renovation page and a structural/condition assessment.
Can you design one independent family floor per level?
Yes. We test independent access, stair and lift position, wet-shaft stacking, metering/service strategy, privacy and future rental or family use from the first plan. The permissible envelope and parking arrangement remain plot-specific.
Do all Rohini sectors have the same plot controls?
No. Rohini contains plotted properties, DDA pockets and group housing across many sectors. The authority/layout record, plot dimensions, road, existing approvals and current proposal must be checked for the exact address before development controls are confirmed.
Does the architect also build the house?
Architecture, contractor execution and construction management are distinct responsibilities. Archaus can prepare and coordinate design, help tender contractors and provide an agreed site-review or management scope. The contract identifies who executes, supervises continuously and certifies each discipline.