The buildings were once used as a Tamil Medium School by the RBANM’s Educational Charities, a prominent trust in the area. When we first got here in 2020, the school had been shut for almost a decade and was in a state of disrepair – roofs badly damaged, walls cracked and floors infested with rats. Our client, V. Ravichandar (Ammini Trust) in collaboration with the RBANM’s Educational Charities, adopted these buildings and thanks to their vision, have found a new life as a public venue for exhibitions, performances and gatherings. This part of the Cantonment, between the barracks and the bazaar, has many deteriorating colonial-era buildings, and hopefully Sabha Bangalore can set a precedent for how the community can re-imagine these structures as community institutions.

Aesthetic Qualities and Cultural Integration

Sabha Bangalore is located in Ulsoor, a dense commercial area that once constituted bungalows for merchant-traders, their commercial establishments, and settlements of disadvantaged communities who catered to the British military station. Today, people have altered or lost much of this built heritage. In such a context, this restoration of the Sabha Bangalore stays true to its colonial context by taking cues from the existing buildings of a similar vintage in the neighbourhood. We added a small cafe whose roof is a nod to Monkey Tops in the Cantonment, and opened up all the existing compound walls using light-gauge metal grills, making the campus visually porous from the street. These courtyards in our campus offer places of respite, sequestered from the cacophony of what is now one of the busiest commercial and retail districts in the city.

Community Impact and Resilience

Institutions established in Ulsoor during pan-India reformist movements of the 19th century positioned it as a site of social change and community upliftment. Sabha Bangalore responds to this identity as a public space that:

• Programmes free, open events — art, craft, music, dance and theatre, as well as workshops and training for children, to enhance/enable artistic interests, support emotional and social well-being.
• Suggests guidelines for conserving other vintage structures in the area, thus building a heritage cluster and pride of place for local communities.
• Represents new potential for Ulsoor as a walkable art district/ neighbourhood for the city.
• Offers local people new careers in the arts and income generation opportunities.
• Becomes a much needed community space for this lowincome neighborhood.

Sustainable building design through passive measures

Much of what we did in Sabha Bangalore was to remove all the detritus that had accumulated on these century-old colonial-era buildings and reveal their simple and effective passive design strategies. We opened up all the blocked off windows for ample cross ventilation; repaired the madras-terrace and composite sloping roof structures, for better thermal and acoustic insulation; stripped off all the cement plaster and relaid lime plaster, for a breathing, cool envelope; and introduced power drains below the floors to manage the high water table. These buildings in Sabha Bangalore showed us the power of simplicity – the right proportions and scale, and a direct response to climate. An architecture without adjectives.

Kamaraj Road Facade (2021)

The facade was in a bad condition with walled-up openings, damaged masonry and external plaster, algae deposits and many insensitive alterations and additions. The damage also affected the doors and windows, making many of them unusable. The existing conditions were studied extensively to understand the extent of the damage and document construction methods and details (cornices, window jambs, and other surface articulations).

Flat / Hall A (2021)

The interiors of Sabha Bangalore were subdivided into classrooms using timber partitions, the circular column bases were deteriorating, and light inside the rooms was limited due to blocked up and damaged windows. Much of the original ‘surkhi’ waterproofing on the roof was covered with layers of concrete, and this additional weight had caused much of the waterlogging, sagging and eventual structural damage. The large granite slab flooring laid simply on rammed earth was damp due to the high water table, and the earth below was infested with rats. All of the primary timber beams were sagging significantly, and their ends embedded in the masonry were rotting due to moisture from the roof.

Courtyard

Garbage filled the courtyard, the high water table made the floor slushy, and someone had added a few insensitive structures (a room for the caretaker, a water storage tank, etc.). Workers partially blocked up the openings in Hall A, though the trace of the arch remained, and they replaced the original windows with smaller ones. A large wall blocked off Sangam Road, and the new road level (after the Smart City work) prevented anyone from opening the gate. Due to the shade of the large Mango tree the walls of the buildings here were in a much worse condition than elsewhere – moist, with the plaster falling off and deep structural cracks seen in many places.

Slope / Hall B Roof

People subdivided the interiors into classrooms using timber and masonry partitions. The roof had suffered considerable damage, with gaping holes, broken rafters, and missing or damaged tiles. Structural cracks appeared where the metal roof truss rested on the masonry walls.

Slope / Hall B

The Cudappa flooring, laid simply on rammed earth, became damp because of the high water table, and rats infested the earth below. Debris and garbage covered the floor, which sat at the same level as the surrounding yard, causing drainage and moisture problems. Moisture dampened the walls, and large structural cracks appeared in the masonry while seepage and settling damaged the plaster. The doors and windows were in poor condition, and someone had walled up many of the openings.

Rear Yard

The rear yard was a garbage dump with weeds growing, hens roaming around and stagnating water and slush. The verandah at the edge of Hall B was in a bad condition with significant structural damage due to a large tree. The sagging roof had many damaged tiles here damaged.

Flat / Hall A

The first exercise in the restoration of Hall A of Sabha Bangalore was to determine the structural soundness of the roof. Engineers conducted a non-destructive test and found that the existing wooden members were weak and needed replacement. Most of the primary beams sagged significantly beyond acceptable limits. Workers replaced 16 beams and many rafters. They repurposed the salvaged wooden members to build the café roof and new window and door frames. They removed the existing wooden internal partitions in Hall A to create one large hall. Workers repaired the damaged sections of the Madras terrace roof to fix cracks and leaks. They thoroughly waterproofed the terrace using traditional methods and adjusted the slope for proper drainage.

Workers installed cast iron pipes to channel the water off the terrace effectively. They removed the external and internal plaster. Workers repaired the masonry cracks by stone stitching. They removed the stone pillars within the hall and replaced them with brick pilasters. They reused the long stone pillars as flooring in the courtyard. Craftsmen repaired expressive details. Stone sills, plaster bands around the doors and windows, cornices, and grooves were repaired according to the original design.

Inside Hall A

Inside Hall A, craftsmen made the borders and jambs around the doors and windows with Karaikudi plaster, a smooth, high-luster finish. They reopened the blocked windows and repaired or redid them to suit the space’s requirements. Workers added additional walls to partition the office space and the store room from the main hall. They removed the existing granite flooring and repurposed it for stone sills and other stone elements.

Pedestrian Entrance

The main pedestrian entrance to the Sabha Bangalore campus opens into a tranquil courtyard. It is home to majestic Mango and Jackfruit trees, creating a serene and inviting atmosphere. Light gauge metal grills enclose the courtyard. Thus, opening up the space to passersby and subtly inviting them to explore further. In the internal courtyard, we removed the existing caretaker’s room and reworked the roof of the connecto. We replaced the old metal sheet roofing with Mangalore tiles salvaged from Hall B. Workers reopened the windows in Hall A. Thus, allowing more light and views into the courtyard. This also created a sense of openness and connection between the indoor and outdoor areas.

Workers repurposed the stone flooring from Block A. They used it as edge stones for the outdoor flooring in the internal courtyard and the adjoining verandah. Thus, maintaining continuity and preserving the character of the original materials. They resized the Cudappa tiles salvaged from Hall B and used them in the connector and other circulation areas. The long stone pilasters, removed from Hall A, found new life in the landscaping. Thus, enriching the design of the courtyard area. Workers preserved the existing well and installed a pump. This helps to direct surplus water to one of the two large sumps in the courtyard and rear yard.

Flat/Hall A & Courtyard

Hall A is seen as primarily an exhibition venue. Folding plywood panels serve to block out external light and ample lighting and mounting options have been provided. The Indian Kota stone floor replaces the existing granite. It has been re-purposed as sills for the new windows along the courtyard. Much of the timber roof structure is new. We opened the windows in Hall A. We also dropped the sills down and brought the garden into the building (facade on the left). The high water table and threat of flooding has been handled by introducing large sump tanks under the courtyard. This helps to manage the quantum of water and stage its drainage to the municipal system on the street.

Slope/Hall B & Sangam Road Entrance

Hall B has been re-purposed as a black box, with sophisticated audio, video and lighting capabilities. We added acoustic panels on the soffit of the large roof. This has made the hall an effective venue for acoustic performance. A retractable seating system helps give flexibility to this large room. By opening up the courtyard and the rear yard to the street, with a light-gauge metal screen, the campus becomes part of its neighbourhood, open and accessible.

Rear Yard & New Additions

Workers added a new café, restrooms, and utility rooms in the rear yard. These additions give the rear yard definition. Workers repaired the damaged roof of the existing veranda. They salvaged all the black Cudappa flooring from Hall A. A large underground sump here (like in the courtyard) helps manage flood water. The new cafe roof is a nod to Monkey Tops in the Cantonment & the Anna Vasanthi Library across the street. The brick façade conceals the utilities. This clearly defined yard provides a welcome respite from the busy commercial neighborhood.

Verandah & Cafe

Workers repaired the verandah roof, replacing broken rafters with new members. They reused the old roofing and under-tiles salvaged from the Hall B roof. The structure of the new cafe roof (posts, rafters, ties, etc.) is in keeping with the language of the existing colonial-era buildings within the campus and in the neighborhood.

Context

Set within the dense context of the cantonment, between the barracks and the bazaar, this small campus offers an incredible respite to the bustle and density of the area. The two courts within are surprising to encounter, and by opening them up to the street visually we create moments of pause in this busy environment. Our cafe and rear yard respond to the Anna Vasanthi Library across the street creating a rare urban moment of conversation and exchange.

Details

1. Post Capital:
   The new wooden posts in the cafe have the same capital as the existing posts in the verandah and connector.
2. Post Base:
   When the existing blue paint was stripped from the circular wooden posts in Hall A, it was found that it had a brass band right below the capital of the column to prevent cracks and keep the wood intact. A brass band was added at the bottom just above the post base.
3. Anchor plate junction:
   The Cafe is designed with an elegant metal tie detail to keep the roof together in place. The base plate for the tie member is counter sunk to flush with the surface of the beam
4. Post Base:
   The new wooden posts in the cafe have the same base as the existing posts in the verandah and connector.
5. Column Bracket:
   The central posts in the cafe have an elaborate metal bracket capital that helps in transferring the loads from the two beams to the posts. This flamboyant capital is a nod to similar large capitals/brackets in the building across the street (Anna Vasanthi Library).

Hardware

1. Spout:
   The rain water from the Cafe roof and the verandah roofs are managed by gutters in MS, lined with GI sheet which terminates in an MS spout.
2. Door Handle:
   The existing door bolts in Block A were retained and polished.
3. Drain cover:
   Water at the site is managed by trenches in the two courtyards covered with Sira grey stone with notches that let water seep into them.
4. Metal Tie detail:
   Cafe Roof structure has a metal die detail that holds the two wooden rafters from splitting apart.
5. Double Column Base:
   The Cafe area has the central supporting member as double posts which have a single stone base that is detailed similar to the rest of the existing stone post bases.
   11.Rose Window:
   A small rose window with an articulated edge band marks the gable end wall of the cafe room. A stained glass panel fills the small opening.
6. Signage:
   The beautiful Sabha logo, designed by Sujata Keshavan, makes a strong impression on Sangam Road.

Fact File

Designed by: HundredHands Design

Project Type: Heritage Conservation + Adaptive Reuse

Project Name: Sabha

Owner: RBANM’s Educational Charities

Location: Bangalore, , Karnataka

Year Built: 2025

Plot size: 1,185 m2 (12,750 sft)

Original Building area: 585 m2 (6,295 sft)

Proposed Building area: 792 m2 (8,525 sft)

Lead Architects: Bijoy Ramachandran & Sunitha Kondur

Photograph Courtesy: Anand, Tharini. S & Vivek Mathew

Sabha: RBANM’ s EDUCATIONAL CHARITIES & AMMINI TRUST

Architects: HUNDREDHANDS DESIGN (BENGALURU ) Bijoy Ramachandran & Sunitha Kondur Partners Sanjana Pande & Ganga Menon Project Architects, Amriteshwari Arun, Shantanu Mude & Riya Raikar Architects, Adon Naiju, Nidhish Gupta, Tharini S. & Pranil Mahajan Interns

Primary Contractor: JEERNODHAR CONSERVATORS (MUMBAI) Nilesh Thakkar Contractor / Prajakta Chaugule Conservation Architect / Swami Nanjundaswamy Supervisor

Roofing Carpenter & Woodwork: SHILPI WOOD CRAFT (KOZHIKODE) S.C. Shaju Head Carpenter / Shiva Supervisor

Structural Consultant: RAYS CONSULTING ENGINEERS / C. Ramkumar

HVAC & Electrical Consultant: LEAD CONSULTANTS (INDIA) Krishnan C.G.

INTELLIMECH SYSTEMS: Narayanan Vaidyanathan

PHE Consultant: ESVE DESIGN SOLUTIONS/ Vidya Veeresh

Acoustics Consultant: ihD Prabhu Raja

Sound: AUDIO ACADEMY / Aman Dubey

Quantity Survey and Bill Checking: Muralikrishna P.

Firm’s Website Link: HundredHands Design

Firm’s Instagram Link: HundredHands Design

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