JUIDCO LIMITED/RANCHI SMART CITY CORPORATION LIMITED...

JUIDCO LIMITED/RANCHI SMART CITY CORPORATION LIMITED

REQUEST FOR PROPOSAL (RFP) (International Competitive Bidding)

VolumeI: Project Information Memorandum (PIM)

SELECTION OF THE DEVELOPER FOR A FIVE STAR HOTEL AT RANCHI IN JHARKHAND

ON

PPP BASIS

(December 2016)

(BID DUE DATE: 00-00-2017)

(This RFP document is meant for exclusive purpose of submitting the proposals and shall not be

transferred, reproduced or otherwise used for purposes other than that for which it is specifically issued)

CMD/JUIDCO LIMITED/ CEO SMART CITY SPV,ADDRESS

Contents

1.OVERVIEW OF PROJECT REGION

. 1.1 History & Location

1.2 City Profile

. 1.3 GDP

. 1.4 Ranchi Smart City

. 1.5 Major Infrastructure Establishments

. 1.5.1. Water Supply

. 1.5.2. Sewarge System

. 1.5.3. Power

. 1.5.4. Communication & Connectivity

. 1.6 Industrial Infrastructure

. 1.7 Hotel Industry Local Scenario

.

2. PROPOSED PROJECT SITE

. 2.1 Approach

. 2.2 Site Plan

. 2.3 Site Details

. 2.4 Land title of the Site

. 2.5 Development Regulatory Framework, Policy & Zoning

.

3. PROJECT DEVELOPMENT

. 3.1 Scope

. 3.2 Project components

. 3.3 Project clearances & sanctions

. 3.4 Total Estimated Project Cost

.

. 4. Supporting Facilities and Amenities

. 4.1 Fire Fighting Facilities

. 4.2 Fascilities For Physically Challenged Persons

. 4.3 Design Philosphy for Structures.

.

5. Minimum Operation & Maintainence Standards

. 5.1 Preamble

. 5.2 General

. 5.3 Maintainence Work

. 5.4 Performance Standards

. 5.5 Routine Maintainence & Performance Standards

. 5.6 Periodice Maintainence Performance Standards

. 5.7 Performance Standards for Operation

. 6. Applicable Building Bye-Laws& Codes

.

. 6.1 Building Bye-Laws

. 6.2 Provision for Greenery

. 6.3 National Building Code

. 6.4 Other Aspects of Providing Parking

. 6.6 Inferences .

ANNEXURE-I

ANNEXURE-II

1. OVERVIEW OF PROJECT REGION

1.1 History &Location

Ranchi came into existence sometimes in 1834,as a convenient locationtooverlooktheadministrationofcentralzoneanditwas intheyear1842, theheadquartersofthePrincipalAssistantwas transferredfromLohardagatoKishanpur. Thesettingupofa regularcourtbroughtothersubordinateoffices toRanchiandthe small hamlet embarked on its career of an administrative headquarters.(Ranchi Master Plan 2037)

On2ndAugust2000, thebilltocreateaseparatestateof Jharkhand,tobecarvedoutofBiharwaspassedinLokSabhaand thenewstateofJharkhandcameintobeingon15th November 2000.TheRanchicity,whichusedtobesummercapitalofundividedBiharstatebecamethe capitalofnewstateandasaresultRanchiwitnessedthehugeinfluxofpeoplefromoutside.The accompanying exhibit shows the location of Ranchi city in India.(Ranchi Master Plan 2037).

RanchiLocation

1.2 CITY PROFILE: DEMOGRAPHICS,GDP & CORPORATE BASE

Animportantcomponentinassessingthepotentialsuccessofanycommercialofficebuilding/establishment withinagivenmarketisthedemographicprofile ofthelocalarea.Specificdemographic informationsuchaspopulation, rateofemployment, listofmajorpublic&privateemployersin thecity,shareofemploymentprovidersthatwouldneedofficespacescanprovideanindication of the ability of a market to support a facility like a new landmark officetower.

The accompanying exhibits provide a summary of key demographic characteristics and population

projection for the city of Ranchi.

Exhibit6 RanchiDemographics and PopulationTrend (Source:RanchiMasterPlan,2037)

Demographics PopulationTrend

Thecityismainlybasedontertiaryactivity.About22%oftheworkforceisengagedinwholesale

&retailtrade-19%inmanufacturing&repairs.Beingacapitalcity,engagementofabout22%

workforceinpublicadministration,defence,socialsecurityandeducationandhealthisexpected

(KiranJalem,SreejaS.Nair).TheemploymentstatusofJharkhandisshownintheaccompanying exhibits below.

Exhibit7 EmploymentStatus

UnemploymentRatein India andJharkhand StatusofEmploymentin Jharkhand, 2011-12 No.ofEstablishments andEmploymentin

OrganisedSectorin Jharkhand

Source:NationalSampleSurvey,2004-5and2011-12 Source:MinistryofLabour,GovernmentofIndia,2012

Exhibit8 IndustrialDistributionof Employmentin

Jharkhand, 2011-12

Source:NationalSampleSurvey,2011-12

1.3 GDP

TheJharkhandEconomicSurveyfor2013-14,showedimpressiveimprovementsintheGross StateDomesticProduct(GSDP)initsreport.Ithighlightedthat,forthelasttwo-threeyears,the growth rate of the state has remained almost stable at about 7percent per annum.!

ThemainsectorofGSDPinJharkhandistertiarywhichwas45%in2012base(seeExhibit).The maindriverofthegrowthinGSDPistheservicesortertiarysector,whichgrewataCAGRof 11.37percentinrealtermsbetween2012-13. Inaddition,servicesarethemainpartoftertiary

sector.

Exhibit9 GDP &Sectoral Compositionof GDSP

GDPofJharkhand SectorCompositionofGSDP

(atconstant2004-05prices(%)-MOSPI)

Exhibit10 Sharesof TertiarySectorintheGSDPatConstant PricesinJharkhand

Source:Jharkhand EconomicSurvey2013-2014

Exhibit11 Growth Rateof Servicesand ItsComponents inJharkhand

Source:CSO

Thoughgrowthinthetertiarysectorbenefitedfromallitscomponents, thereportsaidbanking andinsurance,communication,storageandpublicadministration,inparticular,achievednotable growthduring2004-05to2012-13. Realestateisalsooneofthemajorcontributingsectors towardGDPofIndianeconomyaswellastheJharkhandeconomy. Asindicatesinthe accompanyingexhibitGDPisincreasingconstantlyfrom2009onwards.Therealestategrowth ratealwaysishigherthanservicesectorgrowthinJharkhand.Thegrowthrateofrealestatein Jharkhand state after 2009is very high except in 2011.

1.4 RanchiSmart City

Area based development in Ranchi envisages development of a greenfield encumbrance free land of 341 acre. This area is well within the municipal core of RMC within 5kms distance from the central business district (CBD) and close proximity to the Proposed Capital Complex, Airport and Hatia railway station. The ABD shall aim forinclusive development and shall act as a lighthouse to the rest of the city in terms of smart features which shall be replicated to other parts of Ranchi city. The proposed focus of the Smart City is to create an enabling educational ecosystem to create a vibrant economy while addressing the socio-economic needs. The solutionaims at moving people and not vehicles, improving the liveability by leveraging smart designs with ICT. The smart features executed successfully in the ABD area shall be replicated to the rest of the city in phasedmanner through strategic projects to be taken up in future by the smart city SPV. The proposed key Components of 341 Acres of Greenfield development are: • Institutional Area of total 97.6 acres composed of two major institutions, and many technical colleges. • Urban Towers: This a group of buildings with a total area of 74181 sqm which will house most urban development and management offices of Jharkhand Government. This will also house the Smart Administrative Command Centre (SACC). • Mixed Use Area measuring 37 acres with offices, commercial area, residences along the main road of the Development to create 5,000 primary jobs, promoting a walk-to-work culture with working areas within 200-500m from the residentialTransit Hub. A transit hub will be developed at the location just across Hatia Railway Station. Special hybrid buses will operate between this hub and the KSC There will also be a commercial hub in this area for mixed-use development. • Jharkhand Urban Planning and Management Institute (JUPMI): Spread over an area of 7.5 Acres JUPMIshall be a state of art urban planning management institute which the region lacks. • Convention Centre of capacity 5000 persons and spread over an area of 6.7 acres with state of art technology. • EWS construction 24276 sqm for 1600 DUs for slum redevelopment proposal for parts of CBD Area of Ranchi. • State of art student resource centre in an area of 4046 sqm to act as incubation and interaction centre for the students having components like e-library, e-literacy centre etc. • 13.64 Kms of footpath and bike lane along primary, secondary and tertiary roads of length 2.72,6.67 and 4.25 Km respectively. • 8,901 sqm of lake harvest promoting water conservation • 29,131 sqm of state of art eco-park/lungs for the citizens • 3.4 Km of river front development aiming to conserve the existing natural drainage and promoting green space. Dual pipe based water supply with 13.64 km pipe length for each fresh water and grey water. SCADA based water supply system with sensor enabled flow metres and smart consumer metres for 10,000 connections • 13.64 Km of sewerage network with decentralised tertiary waste water treatment plant of 7 MLD.

• 18 Km of primary and secondary electric network with 10,000 smart metres for consumers and smart sub-station and smart grid. • Roof top based Solar photo voltaic system for the entire area • 19 Km of sensor based LED street lighting aiming to save 30% of energy • 150 Nos of CCTV cameras for surveillance at major locations

SMART CHARACTERISTICS OF THE SMART CITY: • RESPOND TO THE NEEDS OF ALL SECTIONS OF THE SOCIETY:

The Knowledge Smart City (KSC) keeps in mind the requirement of all the sections of the society with special emphasis on universal design and access specially to Women, Elderly, Children and Differently abled

• TRANSIT ORIENTED DEVELOPMENT: The KSC has been planned on the existing and proposed public transport infrastructure which includes the Hatia Railway Station, Proposed Light Rail station and improvements to the road infrastructure under Jharkhand Urban Improvement Project.

• COMPLETE STREETS: 11.32% of site area is reserved for footpaths and 7.26% is for bicycle tracks / NMT corridor

• HEALTHY CITY: ECOLOGICAL GREEN AREA: 18.41% of the site is reserved for Green & open spaces. This also includes dedicated recreation zones and Sports complex

• KNOWLEDGE HUB Site provides formal and non-formal education space, catering to all the sections of the society. State of Art Jharkhand Urban Planning & management Institute is also proposed in the site. A total of 27.45% of the site is dedicated for knowledge institutions

• MIXED LAND USE: Site is designed using Mixed-land use concept to promote ‘Walk to Work’ and encourage Live, Learn, Work & Play scenario. 10.41% of the site area supports Mixed-land use developmentSite consists of:

•CIRCULATION AND TRANSPORT: 25.57% of site area is proposed for circulation & transportation. Adequate space is allocated for footpaths, NMT tracks & public transport (LRT -e-buses). RESIDENTIAL Provision is made for EWS/LIG, MIG and HIG houses to encourage “Walk to Work” concept and ensure inclusion. 13.7% of area is marked for residential development

• COMMERCIAL and PUBLIC/ SEMI-PUBLIC 13.22% of site consists of regional level social infrastructure which includes a tertiary care hospital, Hospitalityand convention centre, SPV office, Government offices and Control room / Central Command centre to manage the Smart elements proposed on the site.

UTILITY INFRASTRUCTURE:

Power – 24X7 supply, 20% reliance on Solar energy, Net meters, SMART grid and Underground cabling Water – Smart water meters, Dual Pipeline water supply system with tertiary treatment.

TOD CONCEPT:

1.5 Major Infrastructure Establishment

1.5.1WATER SUPPLY

As per the Smart City Plan, the inhabitants of the Smart City shall be provided 24X7 fresh water supply on smart metering basis. However, the bidders are advised to clerarly understand the time lines and modalities of the same and suitably incorporate independent water supply arrangement as per the needs of their hotel size and expected usage.

1.5.2SEWERAGESYSTEM The smart city plan envisages disposal of sewage through dedicated STP/s and a two pipe/ smart sewage system is proposed in which the projects may be eventutlly allowed to discharge its sewage. The bidders may consider zero discharge through recycling/ proper treatment and proposals having such features may be preferred.

1.5.3 POWER

The Smart City SPV, along with the other concerned state utilities proposes to commit a 23X7 uninterrupted power supply to consumers within the smart city. The bidders are advised to understand the timelines and modalities for the same and make suitable stand by long term power supply arrangement in consonance with their plans.

1.5.4 Communication & Connectivity Road:

1.5.4.1 Airways

.

. Ranchi Airport Main Terminal

. Birsa Munda Airport (IXR) of Ranchi has direct flights from Patna, Kolkata, Delhi, Mumbai, Bangalore, Pune, Chennai, Jammu and Goa. Few major airlines like Air India, GoAir, Indigo and Jet Airways serve this purpose. A new domestic terminal is now ready which is spread over 19,676 square metres of land furnished with imported equipment, and has the capacity to handle 500 domestic passengers.[13]

. The airport is situated about 2.3 kilometers from the proposed hotel site.

1.5.4.2 Railways

Ranchi Railway Station is well connected with direct trains from Delhi, Kolkata, Mumbai, Chennai and other major cities. It consist of 6 platforms with all standards necessities. It is also well connected to Ranchi Airport and Bus Terminals. The Ranchi Railway station cater to 36 halting trains, 27 originating trains and 27 terminating trains.[14] Apart from Ranchi Railway Staion, Hatia Railway Staion is also a major railway station in Ranchi.

https://en.wikipedia.org/wiki/Ranchi_Airport

https://en.wikipedia.org/wiki/Ranchi_Airport

https://en.wikipedia.org/wiki/Patna

https://en.wikipedia.org/wiki/Kolkata

https://en.wikipedia.org/wiki/Delhi

https://en.wikipedia.org/wiki/Mumbai

https://en.wikipedia.org/wiki/Bangalore

https://en.wikipedia.org/wiki/Pune

https://en.wikipedia.org/wiki/Chennai

https://en.wikipedia.org/wiki/Jammu

https://en.wikipedia.org/wiki/Goa

https://en.wikipedia.org/wiki/Ranchi#cite_note-13

https://en.wikipedia.org/wiki/Ranchi_Railway_Station

https://en.wikipedia.org/wiki/Delhi

https://en.wikipedia.org/wiki/Kolkata

https://en.wikipedia.org/wiki/Mumbai

https://en.wikipedia.org/wiki/Chennai

https://en.wikipedia.org/wiki/Ranchi#cite_note-14

https://en.wikipedia.org/w/index.php?title=Hatia_Railway_Staion&action=edit&redlink=1

https://en.wikipedia.org/wiki/File:Ranchi_Airport_Terminal.jpg

1.5.4.3 Regionallinkages

RanchiiswelllinkedtootherpartsofthestateandIndia,byRoad,Rail&Air. NH-33which passesthroughRanchicity,connectinginnorthtoHazaribagh,DhanbadandfurthertoUP andDelhi,in south-eastto Jamshedpur,Orissa&Kolkata.NH-75connectsthecityinwestto the western part of the state and further to Bombay. NH-23 connects the city in south-western direction to Chattisgarh.

1.6 INDUSTRIAL INFRASTRUCTURE

1.6.1 ECONOMIC BASEANDWORKAREAS Theeconomic sectoristhemainanchor behindtheprogressandgrowthofany cityorregion.Ranchihasbeenan

important,commercial,administrative &educationalcentreoftheregion.Afterbeing upgraded from asummer

capital of past toaCapitalCityof thenewlyformedstatein2001,thecity now hasamajor roletoplayinthestate

economyandadministration. 1.6.2EXISTING WORKFORCE Theworkforce participation rate(WFPR)duringthedecadalyear2011is estimatedat26.40%forRanchiMunicipal

Area.Itisseenthatthework participation rateinRanchiMunicipalCorporation Areadecreased from26.70%

in1971to25.12%in1991but againincreasedto26.40%in2001and decreased to22.81inyear2011.

Inviewofthetrend,aWFPRof29.43%hasbeenadoptedforpreparing the RanchiMasterPlan2037.TheworkforceinRanchiin2037worksoutas9,29,374;

considering additional10%floatingworkforce,thetotalworkforceinRanchi worksoutas9,56,917.

1.7 Hotel Industry Local Scenario

1.7.1 HOSPITALITY 1.7.1.1 INTRODUCTION Total No of Hotels 165 Total Available Rooms 2747

Premium: 20% Room Category Economy: 23%

Budget: 57%

AverageOccupancy 55%

ARRin PremiumSegment INR4,870

MajorLocation MainRoad,OldHBRoad,CircularRoad,Station Road(PatelChowk)

MajorPremiumHotels

RadissonBlu,CapitolHill,CapitolRegency,Hotel BNRChanakya,HotelAVNGrand,HotelGreen Horizon,TheRaso

Remarks

Citypossessimmensepotentialtoaccommodate premiumsegmenthotels.Nomajorup-comingsupply acrosspremiumsegmenttoaddoverallstockexcept feweconomyhotels.

AnnualAirTrafficPassengerin 2015-2016 7,32,292withCAGR13.4%

AnnualTotalRailwayPassengerin 2014 49,80,738withCAGR1.47%

EstimatedRoomNightsRequiredperDayin PremiumSegment(3Star&Above)

2017:80 2018:188 2019:310 2020:448

1.7.7.2.DEMAND DRIVERS Economy ofRanchiisprimarilybasedontheservicesectorwhileindustriesalsoprovidesignificant employmentopportunities

toresidentswithinRanchiUrbanAgglomeration andbeyondit.Ranchihasatotal

numberof7industrialareasmostlylocatedattheoutskirtswith599numbersofoperationalunits.Ranchi

districtisendowedwithmineralresourcesofCoal,Lime stone,Fireclay,Chinaclay,Granite,stoneandsand. Richmineral resourceshasbeenthe

majorcatalyst forindustrialgrowthinRanchi.Majorindustriesinclude steelplants,foundries,andrefractory

units.SeveralleadingindustrialandminingcompaniessuchasHeavy Engineering Corporation

(HEC)Ltd,theSteelAuthorityofIndia,andMECONLtdhavetheirheadquartersin

Ranchi.Ranchiisalsoanimportantcommercial,administrative,andeducationalcenteroftheregion,with leading schools,

collegesandhighereducation institutions. Being thecapitalofthestate,ithousesall headquarters

ofstatelevelbureaucraticfunctions.Thecitycoversahugecatchmentareasforhealthsector.

Hencethecityhasmultipledemanddriversforhospitalitysectortogrow.Thehospitalitysectorprimarily

dependsondemandfromindustriesandcompanies establishedinRanchiandneighboring areas. Thehotel roomsareusedbyexecutivesor clients

visitingthecityforbusiness.In addition,establishmentofengineering andmanagement

institutesinthecityhaschangedtheimageofthecityfromindustrialhubtoeducational center.Thishas

increasedthedemandforrestaurants,baranddiscoswithinthecity.

ThereisalsoarobustdemandforMICE(Meetings,Incentives,ConferencesandExhibitions)segment.Many companiesplan

theirannualmeetings,orstatelevel meetings inRanchi. Fewcompaniesorganizethedinner andothercorporate

functionsatthesehotelsgivingaboosttobanquetingandF&Bbusiness.Atpresentno exclusive conference centreexistsinRanchiandmostly

thefacilitiesareattachedwithvarioushotels. The totalcapacityofconferenceandbanquetfacilitiesacrosspremium andeconomyhotel is8280

Pax. Only33%of thetotalcitycapacityservedbypremiumhotels.

HotelSegment Capacityof Conference/BanquetFacilities

Premium 2710

Economy 5570

Total 8280

Thecity hotelshavearobustdemandfromthecity dwellersasthebanquetsareusedforweddings,

birthday celebrations,partiesandothersocial functions.Besidethisduetoeducation institutes

andhighconcentration ofstudentsthedemand forclub,baranddiscosisalsoveryhigh.Currently

allmajorpremiumandeconomy hotels offerbanquetspacewithvariablecapacity.The

capacityofbanquetspacevaries acrosshotelbetween 110-570persons.TheratesvariesbetweenINR500-

700perpersonbasedonfooditem.Fewhotelrentsbanquetspace/conferencespaceon daybasis.

Nameof Hotel MicroMarket Category TotalNo

of Room

Conference /Banquet Facilitieswith capacity

RatesperDay

INR20,000(300Paxcapacity)

HotelYuvraj Doranda Economy 30 500 Pax INR15,000(250Paxcapacity) INR5,000(20 Paxcapacity)

AsperourmarketresearchandinteractionwiththeexistinghoteliersinthecitytheF&Bratiointhecity55%

to60%ofthetotalrevenueofthehotel.Thisisevidentfromtheinteractionthatgoodbanqueting and

restaurant businessincreasestheshareofF&Binthetotalrevenue.DecembertoMarchisthepeakseason

forbanquetingduetothemarriageseason.

1.7.7.3.EXISTINGSUPPLY

Asperourmarket surveytherearenoexisting5starhotelsinRanchi.Despiteofsteady andgradual

increasingofbusinesstravelerswiththesamepaceofindustrial&commercial development inandaround

Ranchi,theplacehasnotbeenabletoattractanyofmajor5starhoteloperators acrosscountry.Thereare

only10numbersofpremiumcategory hotelsareoperationalinRanchi.RadissonBluHotel(4star

categorization)isthemajorpremiumhotel inRanchiwhich ismostlyused bythe

corporatehousesforhosting annualeventsandconventionsandelitebusinesstravelers.

OthermajorpremiumhotelsinRanchiincludes BNRChanakya,CapitolHill,CapitolResidency.Most

ofthehotelsin Ranchiare ownedandoperatedby local entrepreneurs.

ThetablebelowshowsthecategoryofroomsofferedbydifferentprominenthotelsinRanchi,withARR&averageoccupancyetc.

Nameof Hotel/

MicroMarket Category TotalNo

Resort of Room

ARR (in INR)

Average Conference

Occupancy Facilitieswith capacity

RadissonBlu

MainRoad

Premium

115

9300

50%

500 Pax

CapitolHill

MainRoad

Premium

48

6666

55%

350 Pax

HotelBNR Chanakya

StationRoad

Premium

87

4850

55%

300 Pax

HotelLandMark

CircularRoad

Premium

28

4428

55%

170 Pax

TheRaso KhuntiRoad, BirsaChowk

Premium

27

4200

50%

250 Pax

GreenHorizon

StationRoad

Premium

48

4100

55%

270 Pax

MaharajaInn

RadiumRoad

Economy

35

3000

65%

225 Pax

HotelPark Inn HatiaStation

Economy Road

30

1999

55% Banquet300 Pax

GreenAcres

AirportRoad

Economy

24

2900

50%

175 Pax

HotelKwalityInn

StationRoad

Economy

36

3000

55%

150 Pax

Element

StationRoad

Premium

31

3300

50%

300 Pax

Capitol StationRoad

Residency

Premium

85

3850

50%

110 Pax

HotelBeenaInn StationRoad

Economy

35

1600

50%

350 Pax

HotelShivani MainRoad

International

Premium

40

3500

55%

130 Pax

MappleWood OldHBRoad

Premium

51

3800

50%

330 Pax

HotelYuvraj Doranda

Economy

30

2700

55%

570 Pax

WehavedefinedhotelswithARRaboveINR3,000aspremiumhotel(3starandabove). Wehave

categorisedhotelslowerthan3starcategoryintoeconomy andbudgetcategoriesforeaseofclassification

duringthe study.ARRbelowINR3,000aseconomyhoteland classifiedhotelswithARRbelowINR1,500in

thebudgetcategory

Theroomsupply inRanchiisdistributedlikewise–premiumcategoryhotelsconstitute20%;economyhotels

constitute23%;andbudgethotelsconstitute57%.At presentthereareatotalof approximately2747rooms

in

Ranchiinallthesecategories.Thefollowingfiguregivesabetterunderstandingofthecategorywiseroomdist

ribution:

Exhibit6.1CategoryWise Room Distribution

Source:ColliersInternational

Exhibit6.2: SnapshotsofvarioushotelsinRanchi

HotelCapitolRegency HotelCapitolHill HotelBeenaInn

HotelRadissonBlu HotelBNRChanakya HotelElement

1.7.7.4OCCUPANCY&ARR

HospitalitybusinessinRanchiobserves peakseasonfromNovembertoMarchwhichcarriesovertoAprilas

well.Theslackperiodinthehospitality marketinthisregionisfromMaytoSeptemberi.e.duringsummers

andmonsoon.Ranchibeing statecapital andcommercial&industrialhubmainly depends

uponthebusiness tourists.Thehospitality

businessisatitspeakduringtheweekdaysandleanduringtheweekends.Being

districtheadquarterandwiththeemergenceofotherbusinesscentresintheregionalongwithstrongimage

asstatehealtheducationalhub,hotelsshowamixoccupancy trends.Asperourinteractionwithmajor

hoteliers, thedemandforroomsarehighduringtheweeksdaysanddemandforrestaurantandbarishigh

duringtheweekendsduetoveryhighconcentration ofsalariedandstudentinthecatchmentarea.Average

occupancyinpremiumsegmenthotelsinRanchiremainat55%.TheOccupancy Ratehadincreased

marginallyby2-3%ona YOYbasisduring2013-2015.

AverageRoomRents inpremium (3and4-Star category)hotels rangesfromRs.4870 per

night.Itisevident thatthethereiswiderangeof ARRinRanchiforhospitalitysectorbecauseof

diversedemanddrivers.

ItisevidentfromourmarketresearchthatRanchihasgoodbusinesspotential

forhotelindustryarisingfrommultiplefactors.What ishoweverlackingistheprovisionofstate-of-the-

arthotel infrastructureandfacilitiesto catertothisdemand.

Withgrowingnumberoftravellers,therewouldbearequirement ofbothpremiumand

economycategoryofhotelsprovidingstandardqualityroomstothewillingspender.

SummaryofHotelierPerceptionSurvey: MostofthehotelsinRanchiareownedandoperatedbylocalentrepreneurs.Fewofthehoteliershave

multiplehotelsinJharkhand.Mostofthemfeelthatthedemandofqualityaccommodation facilitiesareon

highersideprimarilydueto increasedinflowof travelersand

limitedsupply.Theaverageoccupancyinthecity

ismorethan55%andthereisverylessseasonalvariation.Sincemostoftheroomsgetoccupiedbythe

businesstravelersthecityhasnotsuchpeakorlean period.

The concept of the proposed project had been

discussedatlength.Whentheywereaskedaboutthe

feasibility ofthesubjectdevelopment, mostofthe

hoteliersexpressedpositively.Thesiteislocatedclose

toAirport(nearly 3kmaway)andwellapproached

from

variouspartsofthecity.Itisfurtherlocatedcloseto

HatiaRailwayStation. Thecitycurrently lacksin

premiumaccommodation facilitiesasthereisno5Star

hotelisoperational. HotelRadissonBluisonlyluxury

premiumhotelcurrentlycateringthedemandofhigh

endcorporateclient.Furthertothatmostofthemrespondedpositivelyforlargescaleconferencefacility.

Currentsmallconferencefacilities(withmaximumcapacity of200)areattachedwithvariouspremiumand

economyhotels.Howeverthecityhasnotseenanyexclusivelargesizedconferencefacilitywhichhashigh

demand.

When thehotelierswereasked abouttheprobable customerof the subjectdevelopment,most

ofthemfeelsroomswould be occupied by businesstravelers withavery fewleisuretravelers. Further

nearly30%ofthe hoteliers feelthattheidealARR bracketwouldbemore thanINR 4000,whereas40%ofthem feel

beINR3000-4000 wouldbe marketable rate to achieve higheroccupancy.

CONCLUSION

7.1. INTRODUCTION Ranchiholdshugeprospectforfuturedevelopment.Theregionalsettingsofthecityandsurrounding

region provide immenseopportunityforfuturedevelopment.Beingthe seatofadministrationinthe

state,Ranchihas

attractedalargeworkerpopulation,(mostlyfromtheneighboringlocations)andhasseenasurgeinthe

populationgrowth overthedecade.Beinglocated onaplateau600mtsabove sea-level,Ranchi’s

favourable climaticconditionshavelongdrawnpeopletothishillyterrain.Ranchihousesheadquarters

ofvariouspublic sectorunitsand itsofficialschooseto staybackhereafterretirement.

TheJharkhandgovernmenthasidentified340acresoflandintheHeavyEngineeringCorporation(HEC)

campusinRanchitobuilditssmartcity.AsperthethemeofRanchi SmartCity,theprimegoalistobecome

knowledgehub/cityfortheStateofJharkhandandotherNorth-EasternStatesofthecountryin5-

10yearsfor bothFormalandNon-formalsector,by reinforcing itsgood

educationalinstitutesinpreparationforwelcoming knowledgebased

industries.Onceimplementedtheprojectwillbe abletoincreasetheoverallprospectofcity

especiallyurbaninfrastructuresector.Thiswilleventuallyactascatalystforrealestatedevelopment.

Itisevidentfromthemarketresearchthatdemand forretail,hotelandcommercial development

inthecityis expectedtoremainsignificant.ThoughthecityhasnotseenanymajorITdevelopment

asyet,basic environment ofthecityisreasonably adaptableforIT/ITESdevelopment.

Theexistingtalentpool,improved

powersituation,lowrealestatecostwilldefinitelyactascatalystinnearfuture.Hencewerecommend

IT/ITESspacemaybeapartof commercialofficecomponent.

Theprospectand growthofretailactivitiesin a cityis thefunctionofdemographic&

economicprofile.Thecity

graduallyadoptingwithmodernretailactivitieswhichisevidentwiththepresenceofretailbrandsacross

segments.All mostall majorretailbrands

haveopeneduptheirstoreinRanchi.Withthechangingconsumer

behaviouronretailfunctionsthecityneedsmoreorganized retailspace.Anticipating thedemand,major

developers acrosscountryhasstarted makinglandbankanddeveloping projectsRanchi.

Majordevelopers areR-TechGroup,Sriramozone

Group,InfinityGroupetc.Thecityisexpectedtowitnessnearly1.0million sq.ftby2018whichis

stillverylesscomparetothelatentdemand.

Ranchihasgoodbusiness potentialforhotelindustryarisingfrommultiplefactors.What ishowever

lacking is theprovisionofstate-of-the-arthotel infrastructureandfacilitiestocatertothis demand.With

growingnumber oftravellers,therewouldbearequirementofbothpremiumandeconomy

categoryofhotelsproviding standardqualityroomstothewillingspender.

PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI

2. PROPOSED PROJECT SITE

2.1 APPROACH

a) Accessibility:

1. Birsa Munda International Airport: 2.5 kms

2. Hatia Railway Station: 3 kms

3. Old City:

4. Proposed monorail station

b) Major surroundings nearby:


SITE EXISTING CONDITIONS:-

1: Topography, Landform, Embankment for railway line (disfunctional)

3. Rocky surface

4. Low lying areas & disfunctional pipeline

1 2

3 4


5: Waterbodies, Rivers, ponds.

6: Arrival Road &Existing road.

Figure 1: Location of Site with respect to Airport

5 5

6


c) Strengths

Located close to to the Airport- Connected through both Dhurwa road

and NH75 which is free from congestion.

Closely located to the State Admin Headquater– Project Bhawan &

Jharkhand Secretariat, so forms essential part of the Civic Zone.

Walking distance from proposed Monorail Station.

Part of the future Green Field Smart city proposal- can share high –tech

infrastructure facility in future.

Located on broad 4-lanewell planted, beautiful, less congested

avenue leading from Dhurwa chowk to HEC main plant.

The access road has good buffer therefore can be expanded in order

to cater to increased in traffic in future.

Almost square shaped site with river edge and River park on the South

edge, that gives opportunity to create a landscaped edge to the site.

Surrounded by mixture of residential, it hub and government offices

and upcoming Knowledge hub and public buildings.


2.2 – SITE PLAN


2.3 – SITE DETAILS:

PLOT SIZE : 2.69 ACRES (10923.60 Sqm)

Maximum Permissible F.A.R. : 3

Maximum Permissible Built-up Area : 32770.80 Sqm

Maximum Ground Coverage ( 50%) : 5461.8 Sqm

Minimum Number of Rooms : 150

Proposed Built up Area for 150 Rooms: 15600SqM(167917SqFt)

Proposed F.A.R. : 1.42

Estimated cost for 150 Room Hotel : INR 159.51 crores.

**Please Note: As per JHARKHAND BUILDING BYELAWS

2.4 Land title of The Site

2.5 Development Regulatory Framework, Policy & Zoning

3. PROJECT DEVELOPMENT

3.1 Scope

This project, originally conceived as an integrated combined development with

3 main elements –

1. International Convention Centre & Exhibition facility

2. FiveStar Hotel

3. Commercial and Government office building has since been segregated as an

independent project for the sake of development and construction.

However, the hotel will continue to depend on, and serve, the needs of the

Convention Centre as well as the incoming visitor traffic in the upcoming 341

Acre greenfield smart city which is being developed with education and skill as

the focus by Government of Jharkhand.

The hotel is within the proposed smart city but is independent of the

development of the smart city as it has its own road access and is expected to


come up with the other three buildings in the vicinity viz.;

a) A 5000 seat Convention Centre with attendant facilities.

b) A 15 storied tower which shall accommodate government offices,

government agencies and the agencies relating to the Smart city.

c) A 15 storied private tower which shall be housing private offices.

The Scope of the Project shall include Development, Design, Financing,

Construction, Marketing, Operation & Maintenance and Management of these

Project facilities at the Project Site for the Concession Period of 30 years as per

the terms and conditions stipulated in the Concession Agreement.

3.2Project components :

The project shall include development of International Convention

cum Exhibition Centre and Five Star Hotel as per Norms and

Guidelines provided by Ministry of Tourism, Government of India

(GoI) & FHRAI and applicable Local By-laws. The developer would

be given the option to plan and design the Project Facilities

conforming to the applicable relevant building bye-laws, regulations/

norms / standards for respective project components including

arranging approval from the competent authority. The nature of the

Project Facilities (Minimum and Optional) that shall be allowed are as

per the RFP document under the minimum development obligation.


COMPONENT KEY FEATURES

5 Star Hotel

A. Minimum number of rooms shall be 150(provision tobe

made in the building design for further expansion).

B. Coffee Shop of 80seating capacity

C. Specialty Restaurant of 80seating capacity

D. Lounge / Bar of 80seating capacity

E. Executive Health Club which includes Gymnasium,

Swimming Pool, Spa & Health Club, Indoor & Outdoor

recreation Facilities.

F. Endeviour to achieve minimum 3 star GRIHA rating.

G. 5-Star rating to continue throughout the concession

period. If the rating goes down at any particular year it

would attract penalty as per Concession Agreement.

Food-Beverages & Other ancillary facilities as per the

standards and requirements meeting the Ministry of

Tourism Guidelines, FHRAI guidelines.

*Mandatory requirement as per Concession Agreement.

Parking

Cars, buses, two wheelers etc.

** As per applicable byelaws.

Services Transformer yard, STP, Electrical switch yard, DG sets

etc.

Landscape

Gardens & Lawns, Pathways & Social Spaces

Gate Entrance Complex

Administration, Tickets Counters, Security etc.

Supporting Facilities

Support Facilities & infrastructure like internal road

network, parking areas, security, air conditioning, water

supply and rain – water harvesting, Power, sewage

treatment, solid waste management, landscaping and

other services required for the complex.


3.3 Project clearances & sanctions

The developer shall be required to obtain all relevant and requisite permission

for successful development, operation & maintenance for the project. A

tentative list of approvals required for the project are:

3.3.1 Pre-Construction:

. a) Municipal Approval (RMC/RSCCL) for commencement of construction.

. b) Fire Approval from Fire Regulation Authority. (Directorate of Fire

Services, Jharkhand/RSCCL).

. c) NOC from Air Port Authority.

. d) Consent from RMC/RSCCL for Water Supply and Sewerage lines for

water supply for pre and post construction.

. e) Consent of Bore well from Central Ground Water Board (CGWB).

. f) Consent for collection of solid waste generated.

. g) Consent for Sewerage and Storm Water connection

. h) Environmental clearance from Jharkhand Pollution Control Committee

/RSCCL.

. i) Environmental clearance from Ministry of Environment and Forest

(MoEF)/ state environment impact assessment authority

(SEIAA).

. j) Power for Construction activity from the Electricity Board.

. k) Approval from Ministry of Mines for excavation.

. 3.3.2 During Construction

. a) Installation of Transformers-to be cleared by Chief Electrical

Inspector (Electricity Board).

. b) Installation of DG Set to be cleared by electrical inspector

(Electricity Board).

. c) Approval of Water Supply connection from RMC/RSCCL


. d) Installation of bulk petroleum “B” class (HSD) from Chief

Controller of Explosives. (CCE)

. e) Pollution Control Board approval for installation of STP, DG,

chimney.

. f) Lift Inspection.

. g) Approval for erection of bore well – from Central Ground Water

Board (CGWB).

. 3.3.3 Post Construction

a) Completion Certificate or occupancy certificate from Municipal Authorities

(RMC/RSCCL).

. b) Completion Certificate from Fire Regulation Authority. (Directorate of

Fire Services, Jharkhand).

. c) NOC from Jharkhand Pollution Control Committee.

. d) Lift Inspection for operation of lifts from Chief Electrical Inspector


. e) DG sets for generation of electricity from Chief Electrical Inspector


. f) Sanction of Electrical Connection for total requirement from Electricity

Board

. g) Sanction of water connection from RMC/RSCCL

. h) Sanction of Sewage and Strom water from RMC/RSCCL.

. i) Any other relevant for successful operations and maintained of project

facilities

. j) Any other as required to obtain and maintain 5 star rating for Hotel.

. h) License and NOC for restaurant from Food and drug department, Govt. of

jharkhand

.


3.4 Total Estimated Project Cost

Total Project cost is estimated based on the projects brief and it’s built

up areas of the respective components. The Total Estimated Project

Cost is Rs. 159.51crores.

4.0 Supporting Facilities and Amenities

The developer shall provide all the necessary supporting facilities and

amenities confirming to the development controls and meeting the

relevant Indian and international standards.

4.1 Fire Fighting Facilities

The Developer shall provide the required fire fighting equipment and

facilities including fire exits, fireproof doors, etc., conforming to the

relevant standards and the applicable rules and regulations.

4.2 Facilities for Physically Challenged Persons

The Developer shall provide all the necessary facilities to the entry/

exit, seating and movement of physically challenged persons

including wheel chairs, ramps, specially designed seats, toilets, etc., in

the Centre.

4.3 Design Philosophy for Structures

The structure will be modeled as a space frame using structural

packages such as STAAD-PRO (Version 2008) or ETABwill be used

for the design and analysis of the structure.

All reinforced concrete structures will be designed in accordance with

IS:456-2000: Codes of Practice for Plain and Reinforced Structures

adopting limit state method All water retaining structures will be

designed in accordance with IS:3370.


4.3.1 Soil Parameters ( As per our soil test report)

The net safe bearing capacity of soil will be taken as per soil report.

4.3.2 Design of Structure

All reinforced concrete structures will be designed in accordance with

IS: 456-2000 “Codes of Practice for plain and reinforced structures

“adopting limit state method”.

5 - MINIMUM OPERATIONS AND

MAINTENANCE STANDARDS

5.1 Preamble:

The following maintenance and performance standards cover only

some of the minimum requirements for operation. The Developer

shall operate, maintain and manage the proposed Convention Centre

and allied facilities strictly conforming to the relevant Indian

standards, the best industry practices and internationally acceptable

norms. Whether the requirements are explicitly stated or not in the

RFP documents, a truly international quality and standard facility in

all respects is expected from the selected Developer, as the binding

contractual obligation.

5.2 General:

During the period of operation, the Developer shall maintain all the

facilities in accordance with performance standards and maintenance

requirements, as mentioned below:

i. Perform maintenance on a routine and periodic basis.

ii. Provide functional facilities that (a) meet the Hotel & ICC

requirements; (b) have an environmentally acceptable

atmosphere for users of the facility; (c) ensure safety and

security of VVIPs; (d) ensure the safety of the visitors; and, (e)

maintain a good environment in the site conducive to all tourism

and leisure facilities.


iii. Identify potential problems early within the context of the

planned maintenance system so that corrective action may be

planned and completed in a timely manner.

iv. Establish a maintenance list for planned operation and

maintenance. Follow an orderly program so that maximum

operational efficiency is attained.

5.3 Maintenance Works:

i. The Developer shall perform routine and periodic maintenance

activities for the project infrastructure viz, civil, mechanical and

electrical works and equipment, furniture for meeting the specified

performance standards as per the table below.

Description Required Level Facility/ Equipment

Power Supply,

Electrical Installations,

Electrical Equipments

Standby power arrangements

shall be made for necessary

project facilities like Hotel

Convention & Exhibition

Center, etc.

No loose, open, un-insulated

wiring any of the areas. Switch

Boards, Electric meters are

Standby power supply by

DG sets shall be ready to

be operated and should be

available 24 hours

enclosed in boxes and access to

authorized persons only.

Natural and

Mechanical Ventilation

and Illumination

Shall meet the required

Illumination level as specified

in the IS Code and NBC.Shall

meet the required Ventilation

level as specified in the IS Code

and NBC.

Any disruption to

mechanical ventilation, if

provided, shall be rectified

within 24 hours.

Arrangements for natural

ventilation like skylights

ventilators, shafts etc.


shall be cleaned after

every 5 days.

ii. Maintenance of Circulation Areas of International Convention,

Exhibition Center ,Hotel & Commercial area / Spaces, etc.:

Circulation Area maintenance shall include the entire house keeping

activities requiring routine and periodic maintenance. Annual

maintenance shall be done for accessories like fans, lighting

arrangements etc in these areas.

5.4 Performance Standards:

i. The performance levels define the level at which the proposed

facilities are to be maintained and operated. Performance

standards are defined for operation and maintenance of the

facilities and the site environment.

ii. The obligations of the Operator in respect of Maintenance

requirements shall include:

a. maintaining site environment so as to cause minimum

disturbance to the environment,

b. ensure that the facilities are operational and rectification of the

defects and deficiencies within the minimum time,

c. ensure that the fixed parameters provided in this RFP are

abided by at any time during the Concession period,

iii. Notwithstanding anything contrary to specified in this schedule,

if the nature and extent of any defect justifies more time for its

repair or rectification as compared to time specified herein, the

Operator shall be entitled to additional time in conformity with

good industry practice. However the Operator shall get prior

approval from the Independent Engineer, for such additional

requirements of time.

iv. Notwithstanding anything to the contrary contained in this


schedule, if any defect, deficiency or deterioration in the project

poses danger to the life and property of the users thereof, the

Developer shall promptly take all reasonable measures for

eliminating or minimizing such danger.

5.5 Routine Maintenance Performance Standards:

Performance Standards for Routine Maintenance

Sl. No Serviceability Indicator

Required

Maintenance

Level

Permissible Time Limit for

repairs/rectifications

A Five Star Hotel

1.

Power Supply,



shall be functional

Nil

Any disruption in power supply

shall be rectified in six hours.

Standby power supply by DG sets

shall be ready to be operated and

should be available 24 hours

2.

Natural and Mechanical

Ventilation and

Illumination for multi

storey parking, if any,

shall be functional

Nil

Any disruption to mechanical

ventilation if provided shall be

rectified within 24 hours. Sky-

lits, ventilators, shafts etc shall be

cleaned after every 5 days

3.

Boundary Wall shall be

without any Damage /

Breach

Nil

Any damage / breach to the

boundary wall shall be rectified

within three (3) days after their

detection.

4.

There shall be no

standing water on

pavement surface, no

water logging in the

centre

Nil

Immediate measures to be taken

and water logging should be

cleared within four hours.


B

Commercial Space

5.

All Toilets, Urinals,

bathrooms shall be clean

and functional

A minimum of

95% toilets

and urinals

shall be

functional at

any given

point of time.

Toilets, Urinals, bathrooms shall

be demarked with suitable sign

boards. These should be kept

clean and hygienic and cleaning

shall be done at least twice daily.

6.

All drinking water

chambers shall be clean

and functional

A minimum of

95% drinking

water

chambers

shall be

functional at

any given

point of time

These shall be cleaned daily.

Water supply shall be for 24

hours. Drinking water quality in

all the seasons shall be as per

WHO standards.

7.

Dustbins, spittoons etc.

shall be clean and

functional

A minimum of

95% Dustbins,

spittoons shall

be functional

at any given

point of time

The dustbin shall be emptied after

every six hours or earlier if it is

full or if creates foul smell in the

neighborhood.

8.

All Information Signage

and Display Boards

shall be visible, legible

and functional

Maximum 2%

number of

damaged

signage and

boards at any

given point of

time

These shall be cleaned once in a

week. Damaged signage and

boards shall be replaced, repaired

within seven days of their

detection


9. Seating Arrangements

shall not be damaged

Maximum 5%

number of

damaged seats

at any given

point of time

Any damaged seat shall be

repaired, replaced within seven

days of detection. These shall be

cleaned daily and checked that

they are firmly fixed/grouted to

the platform with the base.

10

Power Supply,.



shall be functional

Nil

Timely intervention with

Temporary measures within 8

hours, permanent restoration

within 7 days, depending on

nature and intensity of work

required as decided by the

Independent Engineer

11 . Staircases shall be

clean and functional

Nil

The staircases shall be cleaned at

least twice a day. Damaged

handrails, risers or treads shall be

repaired within three days after

detection.

12 . Illumination (Lighting)

shall be functional

To meet the

required

illumination

level as per

national

standards

The ventilators, sky-lights, etc

serving as source of natural

ventilation and other luminaries

for artificial lighting shall be

cleaned once in seven days to

maintain the illumination level.

C Buildings such as Offices/ Administration, etc

13

Defects in Electricity .

gadgetry like bulbs/

lamp shades/ wiring/ etc

Nil



within 7 days

14 Defects in all other

utilities like water

Nil Timely intervention with



supply/tap/tap

connections/pipe/

sewerage and drainage

pipes/ tanks & overflow/

glasses/ window panes/

all other building

furniture


within 7 days, depending on

nature and intensity of work

required.

E

Telecom system/networking

15

Telecommunication .

and Networking

Systems shall be

functional

Nil


hours, and permanent restoration

within 3 days

G Fire Fighting Equipments

16

Fire Fighting.

Equipments shall be

functional

Nil

Any damage to fire fighting

equipments installed in the

facilities and in public spaces shall

be rectified within 2 days of

detection.

Fire extinguishers shall be

replaced before the end of its

expiry date.

The water tank meant for fire

fighting purpose shall remain

flooded with water to its capacity

at all the times.

H

Water Tank

17 .

Water Tank shall be Nil Water tank shall be cleaned and

disinfected every month (by usage


clean and functional of approved chemicals) to ensure

that no inorganic sedimentation

takes place.

5.6 Periodic Maintenance Performance Standards:

In order to maintain the quality and operational standards of high

quality, the periodic maintenance/renewal activities are proposed for

the Project in the table below.

Periodic Maintenance/ Renewal Activities

Sl.

Periodic Renewal Activities

Time Limit for renewal

1 Repainting of furniture, signages

delineators, markings etc. Minimum once in a year

2

Repainting of Buildings and all other

structures.

Minimum once in three years

3

Repainting of carpentry work like

joinery, doors, windows, ventilators,

wooden furniture etc in the offices,

cabins, booths etc.

Minimum once in three years

4 Resurfacing of Pavement

Routine repairs every year and

premix carpet every fourth year.

Incase the pavement is of Rigid

type, no periodic renewal would

be required except cleaning &

filling of joints

5

Minimum once in a year as per


Mechanical Equipment manufacturer’s installation,

operation and maintenance

instruction manual

6

Electrical Equipment

Minimum once in a year as per

manufacturer’s installation,

operation and maintenance

instruction manual

5.7 Performance Standards for Operation:

Performance Standards for Operation

l.

Parameters

Performance Indicators

2.

Hotel

To remain operational 24 hours a day

throughout the year.

3. Parking Area To remain operational 24 hours a day


4. Enquiry Offices To remain operational 16 hours a day


5. Information System, Displays To remain operational 24 hours a day


6.

Toilets To remain operational 24 hours a day


7.

Water Supply To remain operational 24 hours a day


8.

Electricity Supply


throughout the year .


9.

Telecommunication and

Networking Equipment



10. Standby Diesel Generator Sets

Standby diesel generator sets to supply power

to the Project facilities must be available 24

hours a day, throughout the year in case of

disruption or breakdown in power supply.

11.

Maintenance Office

This shall remain open for 16 hours a day and


12. Security

To remain functional 24 hours a day throughout

the year

Appropriate fencing of the site with lighting

and security shall be provided to ensure that

there will be no encroachment on the site.

6 –APPLICABLEBUILDING BYELAWS &

BUILDING CODE:

6.1 – Building Bye-laws:

1- As per JBBL (JHARKHAND BUILDING BYE LAWS)

2- NBC-2005

3- The designated smart city zone is expected to have its

separate bye-laws and norms and the same shall be applicable

to this project as and when formulated and made applicable.


6.2 Provision of Greenery

Endeviour to achieve minimum 3 star GRIHA rating.

In every high rise building Site, an organized open space which shall

be utilized as greenery, tot lot or soft landscaping, etc. shall be

provided over and above the mandatory open spaces to be left in and

around the building. This space shall be at least 10% of total Site area

and shall be a minimum width of 3mts. This may be in one or more

pockets and shall be open to sky.

In addition to the above, a minimum 2 mt., wide green planting strip

in the periphery on all sides within the setbacks are required to be

developed and maintained greenery and trees in all high rise building

Sites.Rainwater structures shall be provided in the prescribed

manner within the setbacks.

6.3 National Building Code Provisions for Amenities and

Facilities

The building requirements and standards other than heights and

setbacks specified in the National Building Code, 2005 shall be

complied with.Such buildings shall be undertaken by owners by

engaging registered architect, licensed builders/developers and

licensed structural engineers. The designs and building plans shall be

countersigned by the owner, licensed developer, registered architect,

licensed engineer and a qualified & licensed structural engineer who

shall be responsible for the supervision, and structural safety of the

high-rise building and ensuring that such buildings are designed for

compliance with earth quake resistance and resisting other natural

hazards, and a fire engineer / fire consultant who shall be responsible

for fire and life safety and specifications compliance in such

buildings. The Completion Certificate shall clearly mention that the

norms for the above structural safety and fire and life safety

requirements have been followed in the design and construction of

buildings for making the buildings resistant to earthquake,

compliance with structural safety and fire safety requirements.


The work of the building services like sanitation, plumbing, fire and

life safety requirements, lifts, electrical installations, and other utility

services shall be executed under the planning, design and supervision

of qualified and competent technical personnel.

In addition to the required staircases and lifts, there shall be at least

one fire escape staircase and lift. These lifts shall be certified from the

manufacturer’s authorized Service technical personnel from time to

time.Provision for power generator shall be made in such buildings.

Such buildings shall be planned, designed and constructed to ensure

fire and safety requirements are met and maintained and shall comply

in accordance with the Fire Protection Requirements of National

Building Code of India.The facilities for providing fire protection

and fire fighting in such buildings shall be in compliance with the

stipulations laid down and clearance issued by the Fire Department

from time to time. NOC from the Fire Department shall be obtained

from time to time regarding the fire safety requirements and facilities

installed. The designs and installations regarding fire protection and

safety measures including exit requirements and smoke containment

and smoke management measures shall be undertaken through a fire

engineer / fire consultant.

Compliance of the parking requirements shall be as given in these

rules. The parking facilities and vehicles driveways etc. shall be

maintained to the satisfaction of the sanctioning Authority.Such

buildings shall be provided with solar water heating system in the

building and solar lighting in the Site for outdoor lighting, etc. and

give a bank guarantee to this effect to the sanctioning authority for

compliance of the same.

All High-Rise buildings with covered area above 300 sq.mt. shall be

designed and constructed to provide facilities to the physically

handicapped persons as prescribed in the National Building Code of

India, 2005.

All environmental aspects like provision of Rain water harvesting

structures, greenery, solar heating and lighting systems and provisions

of the relevant applicable laws/rules and guidelines shall be complied


in such of the Sites and Schemes where these are applicable.

6.4 Other Aspects of Providing Parking

The parking spaces should be efficiently designed and clearly marked

and provided with adequate access, aisle, drives and ramps required

for maneuvering of vehicles. Stilt floor/ sub-basement /Cellar parking

floor shall be used only for parking and not for any habitation

purpose. Misuse of the area specified for parking of vehicles for any

other use shall be summarily demolished / removed by the

Enforcement Authority. For parking spaces in basements and upper

storeys of parking floors, at least two ramps of minimum 3.6 mt.,

width or one ramp of minimum 5.4 m width and adequate slope shall

be provided. Such ramps may be permitted in the side and rear

setbacks after leaving sufficient space for movement of fire-fighting

vehicles. Access to these may also be accomplished through

provisions of mechanical lifts wherein the height of the parking floor

upto 4.25 mt. is allowed.

Basement/cellar shall be set back at least 3 mt. from the property line

and in case of more than one cellar 1 m additional setback for every

additional cellar floor shall be insistedVisitors’ parking to be

provided shall be 10 % of the area mentioned (In Table -19) which is

over and above the required parking area, and may be accommodated

in the mandatory setbacks other than the front setback, wherever such

setbacks are more than 6m.The Visitors’ Parking facility shall be open

to all visitors.

6.5 Inferences

The Plot size is 2.69 Acre as per the G.O.J, requirement and the

maximum coverage shall be bound by the Project brief as Mixed use

development and High rise buildings are permissible due to the

abutting road width of 35m. The type of construction shall be of

institutional architectural style and the remaining area shall be

landscaped area with appropriate vegetable cover.


All round setbacks building heights, parking etc are proposed for the

development as per the G.O.J.

ANNEXURE-I

SITE TOPOGRAPHY REPORT AND SOIL

INVESTIGATION DATA

ANNEXURE-II

PROPOSED PROJECT LAY OUT

JUIDCO LIMITED/RANCHI SMART CITY CORPORATION LIMITED...

Documents

Transcript of JUIDCO LIMITED/RANCHI SMART CITY CORPORATION LIMITED...