AT DEHRADUN - Indian Railways

Development of MFC at Dehradun railway station

Rail Land Development Authority

Project Information Memorandum Page 1

PROJECT INFORMATION

MEMORANDUM

FOR

MULTIFUNCTIONAL COMPLEX

AT

DEHRADUN

RailLand Development Authority

Near Safdarjung Railway Station, Moti Bagh-1

New Delhi – 110021




DISCLAIMER This Project Information Memorandum (the “PIM”)is issued by Rail Land Development Authority (RLDA)

in pursuant to the Request for Proposal videRFP Notice No. RLDA/RFP/MFC/1 of 2012 to provide

interested parties hereof a brief overview of plot of land (the “Site”) and related information about the

prospects for development of multifunctional complex at the Site on long term lease.

The PIM is being distributed for information purposes only and on condition that it is used for no purpose

other than participation in the tender process. The PIM is not a prospectus or offer or invitation to the

public in relation to the Site.

The PIM does not constitute a recommendation by RLDA or any other person to form a basis for

investment. While considering the Site, each bidder should make its own independent assessment and

seek its own professional, financial and legal advice. Bidders should conduct their own investigation and

analysis of the Site, the information contained in the PIM and any other information provided to, or

obtained by the Bidders or any of them or any of their respective advisers.

While the information in the PIM has been prepared in good faith, it is not and does not purport to be

comprehensive or to have been independently verified and neither RLDA nor any of its officers,

employees, advisers or consultants accept any liability or responsibility for the accuracy, reasonableness

or completeness of, or for any errors, omissions or misstatements, negligent or otherwise, relating to, or

makes any representation or warranty, express or implied, with respect to, the information contained in

the PIM or on which the PIM is based or with respect to any written or oral information made or to be

made available to any of the Bidder or its professional advisers and, so far as permitted by law and

except in the case of fraudulent misrepresentation by the party concerned, any liability therefore is hereby

expressly disclaimed.

The information contained in the PIM is selective and is subject to updating, expansion, revision and

amendment. It does not, and does not purport to, contain all the information that a Bidder may require.

Neither RLDA nor any of its advisers undertakes to provide any Bidder with access to any additional

information or to update the information in the PIM or to correct any inaccuracies therein, which may

become apparent. Each Bidder must conduct its own analysis of the information contained in the PIM and

is advised to carry out its own investigation into the prospects of developing the Site, the legislative and

regulatory regime which applies to commercial development in India, and all matters pertinent to the Site

and to seek its own professional advice on the legal, financial, regulatory and taxation consequences of

entering into any agreement or arrangement relating to the proposed Site.

The PIM is for use only by the Bidders. The PIM may not be copied, or distributed by any Bidder to third

parties (other than in confidence to that Bidder’s professional advisers) or prospective consortium

members. Under no circumstances should Bidders make contact with officers or employees of MOR

unless invited by the MOR or in accordance with the PIM.




TABLE OF CONTENTS

S.NO PARTICULARS

1 Introduction 4

1.1 Process Chart 4

1.2 Project Potential 5

1.3 Executive Summary 5

1.4 Guidelines on Expression of Interest 5

2 Dehradun 7

2.1 Dehradun City Profile 7

2.2 Location On City Map and Connectivity 7

2.3 Demography 8

2.4 Rail Passenger Traffic 9

2.5 Site Location and Attributes 10

2.6 Site Photographs 12

2.7 Catchment Area 15

2.8 Plot Details and area Statement 16

2.9 Suggested Product Mix 16

2.10 Site Layout 16




INTRODUCTION Multi-functional Complexes (MFC) are to be constructed in station premises for providing rail

users facilities like shopping, food stalls and restaurants, book stalls, PCO/STD/ISD/Fax booths, medicine & variety stores, budget hotels, underground parking etc. Accordingly development of Multi-functional Complexes is being taken up in different parts of the country at various railway stations. As part of this initiative of Railways, three sites at Dehradun, Ujjain & Nanded have been identified.

Rail Land Development Authority (RLDA) a statutory authority under the Ministry of Railwaysoffersdevelopment of MFC on a Railway Land at Dehradun, Ujjain & Nanded.

Lease Period - 45 years lease.

Nature of offer - Lease on an “as is where is basis”.

RLDA has adopted a single stage two packet system i.e. submission of eligible proposal and

financial proposal for selection of the bidder for award of the Project.

1.1 PROCESSCHART

Advertisement release and uploading of RFP and PIM document on RLDA website for prospective bidders along with EOIs from end users

Pre –Bids meeting with prospective bidders.

Submission of Bids.

Scrutiny and selection of eligible bidders for opening of financial bid.

Opening & scrutiny of financial bid and declaration of the highest bidder.

Issue of Acceptance letter.

Signing of Development Agreement with the successful Bidder.




1.2 PROJECT POTENTIAL

All the3 sites at Dehradun, Nanded and Ujjain offer an excellent opportunity for a successful commercial real estate development owing to the following factors :

The sites are located near the Railway station.

Easy accessibility to Railway Station, Bus stand and in the city area.

Good visibility from station approach road. Opportunity to create a land mark in the city.

Land form and topography suitable for the construction

A vibrant commercial catchment area

1.3 EXECUTIVE SUMMARY

Location:The MFC site is located at the best possible strategic location. It is located right in front

of the exit/entry gate of the railway station.

Area- 1881sqm. (Approx.)

Built up Area -2355sqm. Existing development atsite- The site is already occupied by a one storied old structure exactly

in the centre of the plot. Re-development work: The existing structure is to be dismantled and new two nos. Type-IV

quarters are to be constructed by Developer as per RLDA’s approved plan. Surroundings –North : Railway quarters

East: Railway quarters

West: Station road and station building

South: PRS building

Accessibility - The site is accessible from the station approach road.

Topographical Features -The site is elevated by about 3 feet from ground level.

1.4 GUIDELINES ON EXPRESSION OF INTEREST

Objective: The Objective of the EOI is to increase the base for the participation in the MFC projects by end users like retailers, hoteliers, banks, pharmacies, bookstores, who operate individually or as large corporate entities, who may or may not be interested in development of the project. The EOI is not a valid bid in the development process, but instead serves as an offer for leasing of the eventual premises.




Expressions of interest are invited from end users like large chain retailers, hoteliers, and small individual entrepreneurs interested in leasing the premises on a short term basis (min of 9 years) as an indicative rental for developers who might be interested in leasing the land and developing the project. Expressions of interest are also invited from large developers who have executed projects in multiple cities, who may have a standard set of tenants Since the process followed is an open tender, retailers and hoteliers who are interested in development are advised to send in expressions of interest, as the EOI would provide indicative rentals to the final winner of the bidding process.

The EOIs may be annexed to the amended tender document to enable greater transparency for bidders.

Retailers and Hoteliers interested in leasing space may send in expressions of interest, as this will provide an indicative rental for final leasing from the winner of the final bid.

EOI must be stamped and signed by the authorized signatory of the company.

EOI will not be the final contract between the winner of the bid and the end user, which will be subject to negotiations etc. as in the case of any private commercial deal.

EOI from developers will not be considered as a valid bid for the project, since the valid bid will be only considered as per the normal rules of tendering by RLDA.

2 DEHRADUN

2.1 CITY PROFILE Dehradun is the capital city of Uttarakhand (Uttaranchal) state and also the headquarters of

Dehradun District. Dehradun is also a rail-head and the largest city in the region. History says, the

present town of Dehradun was founded in the early eighteenth century by Guru Ram Rai, the elder

son of seventh Sikh Guru HarRai, and the founder of the Udasin Sect of Ascetics, who when exiled

came here in 1675, and first settled in the village Dhamawala which until today hosts the annual

'Jhanda Fair' on the fifth day after Holi in his memory. The products that have made Dehradun

known within India are "Dehradooni basmati rice", bakery products and lychee.

Dehradun, being the capital of Uttarakhand, houses all regional and district level government

offices. The city has witnessed tremendous growth in the last 20 years. Because of its educational

background and high international remittances, Dehradun enjoys a high per capita income, which is

about Rs. 86,000 against the national average of about Rs. 38,000. The city's transition into a large

urban centre has been nothing less than phenomenal. Dehradun is in a middle of a commercial & IT

boom, which is amplified by the establishment of Software Technology Parks of India (STPI) and

various SEZ (special economic zones) throughout the city. Right from IT Parks to specifically built

industrial belts have proved to be a heaven for industrialists of national and international repute.

Combined with excise benefits companies are finding prospective establishment in the city (like




other parts of Uttarakhand) very attractive. With the construction of the Delhi-Dehradun four-lane

highway now in full swing, the primary bottleneck endangering the city's growth (the Delhi-

Meerut-Dehradun four lane highway) has been solved. More economic development is expected at a

much wider scale.

2.2 LOCATION AND CONNECTIVITY

ehradun is located in the Doon valley, 230 kilometres north of India's capital New Delhi and the Delhi metropolitan area. The district is surrounded by the Himalayas in the north, Sivalik Hills in the south, the river Ganga in the East, and the river Yamuna in the West. The water

divide of Ganga and Yamuna passes through the city. It is also located on the North-Western side of the fertile Gangetic plains of India. Before the creation of Uttarakhand on November 9, 2000, Dehradun was a part of Uttar Pradesh. Neighbouring cities and towns include Haridwar, Rishikesh, Roorkee, Mussoorie and Saharanpur. Dehradun is well connected by Rail and Road. Dehradun Railway station is the rail head of the

Nothern Railways and is located 2 km from the city center. It is strategically positioned to connect cities of Howrah, Delhi, Varanasi, Ujjain, Mumbai and other regional centers. It is also well connected by highway corridors, through NH72A which connects to Saharanpur & further to Delhi and NH 72 to Ambala and further to Hrishikesh on the other side. The nearest airport from Dehradun is the Jolly Grant Airport located on the outskirts of the town, around 25 km away from

the city. Road distances to some important centres in the region are: Delhi 255 km; Chandigarh 130 km; Haridwar 54 km; Mussoorie 34 km; Rishikesh 43 km; Agra 382 km; Shimla 221 km; Yamunotri 279 km; Kedarnath 270 km and Nainital 297 km.

D




2.3 DEMOGRAPHY

The population of Dehradun as per census of 2001 stood at about 5.6 lakh over a municipal corporation area of 87.4 sq. km. and it has been growing at a rate of 2.25%. The following table gives the details of Dehradun’s demographic profile.

The population projected for 2021 as per Master Plan 2005 – 2021 is 11.76 lakh. The compounded annual growth rates of population for decades of 1971- 81, 1981-91 and 1991-01 are 3.2%, 2.5%, and 4.8% respectively. Decrease in the growth rates in years 1981- 91 can be attributed to stagnation of economic activities in the region.

2.4 RAIL PASSENGER TRAFFIC

Dehradun Railway station is the rail head of the Northern Railways and is located 2 km from the

city centre. It’s the gateway to the Himalayan region of the State, and the last rail head in the State.

It is then connected to the North – East Trunk line, to rest of the regional centres. Average Monthly

traffic at Dehradun Railway Station is about 20,000. The number of commuters who boards the

Indian Railway network at Dehradun is about 3200 whereas the average daily number of passenger

which de-boards at Dehradun is about 3400. The total daily commuter traffic (about 6600) is

increasing at an average rate of about 4.2% per annum in the past three years. A total of about 2.37

lakh passengers made their journey through Dehradun station in 2009 – 10.

No. of passengers dealt per day – 6344.

No. of passenger trains per day – 26




2.5 SITE LOCATION AND ATTRIBUTES

The site measures 1881 sq m and.The Railway Reservation Centre lies to the Southern side of the plot,

which also shares its boundary with the MFC site. The East end of the MFC site is occupied by smaller

size single unit railway quarters. The adjacent plot at the Northern side of the site is also occupied by

single storied Railway Quarters.To the west is the station road and station building.A three roomed

building exists on the site which will be dismantled by the Developer. The Developer also has to construct

2 nos Type – IV quarters at the site identified by the Railway.(Ref drawing on P-16)







2.6 SITE PHOTOGRAPHS

Photograph showing Station road .

Station is on left side and plot is on

right side of the road.

Photograph showing Boundary of

plot and entry gate.




Photograph showing inside area of

the plot.

Existing building in the plot to be dismantled by the Developer and new 02 nos. Type-IV Quarters to be constructed in place of this building at the location marked in the site layout plan.

Existing PRS adjacent to Railway plot. Plot is on the left side of this building.




1 The proposed site which is about 1881 sq. m. in area and is located inside the Dehradun

station complex. The site is connected to the main road by the 18m paved concrete internal road which leads to the railway station. The site is elevated by about 3 feet from ground level and shares a common boundary with stations car parking. The site is already occupied by a one storey old structure exactly in the centre of the plot. It covers 1/3rd of the plot size and rest of the plot is landscaped. The proposed Multifunctional Complex is to be built after dismantling the existent structure.

2 The adjacent plot at the Northern side of the site is also occupied by single storey Railway Quarters. It has a setback of around 6 m from the MFC site boundary wall.

3 The East end of the MFC site is occupied by smaller size single unit railway quarters which has a connected by a 3 m road, hence the access to site is only from one direction

4 The PRS (Reservation Centre) lies to the Southern side of the plot, which also shares its boundary with the MFC site. There is a small landscaped plot to the side of plot towards the road which houses a dismantled steam engine.

5 The site opens up towards the railway station building. As mentioned earlier, there is an existent car parking which runs along the boundary wall of these plots which has a capacity of around 30 cars.

6 The plot has low visibility from the main road as it is located inside the railway station complex. However proper marketing can take care of this issue

7 The internal 18 m road is connected to a 12 m divided main road out side the station area, locally known as the Gandhi Road. The station complex also houses a small State Transport bus terminal

8 The site has good access to all available facilities inside the station complex including ATMs, food stalls etc.




2.7 CATCHMENT AREA

The analysis of the catchment area of the station is illustrated pictorially in the figure below:

The Northern part of the railway station leading up to the Sarahanpurchowk is is a dense wholesale come retail market. The ST bus stand is located inside the premises of the railway station. There are many tourists destinations scattered around the city. Robbers Cave, Tapkeshwar Temple, MindrolingMonastry, LaxmanSidh temple are to name a few. Being so close to the city centre the site is well accessible to all the tourist locations. The internal road is directly connected to NH 72 and hence has direct access to Mussorie, Hrishikesh and Delhi making it a conducive location for hotel business Importantly the catchment area also services of travellers visiting Hrishikesh and Mussorrie coming from Delhi by road (NH72) or rail.

2.8 PLOT DETAILS AND AREA STATEMENT

The area of subject land plot is approximately 1881sq m.

Area Statement for the Proposed MFC

Area Statement

Site Area 1881 in SQM

20,247.08 In sft.

Maximum Built up Area 25,349.22 In sft.




2.9 SUGGESTED PRODUCT MIX

Dehradun consists of a population with an average per capita income which is more than twice as

much the national average. This is a good indicator for the retail potential in the market and

therefore a significant proportion of organized retail at the MFC location would be ideal for the site.

HOTEL RETAIL RETAIL AMENITIES • Rooms (AC/ Non AC) • Dormitory • Community

Center/Restaurant/Banquet

• Retail Retail Shops/Dining Retail Shops/Dining

• Anchor/Food Court/Food Plaza Anchor/Food Court/Food Plaza

• Vanilla Shops Vanilla Shops

• Lounge S Lounge Shops

• ATM • Clinic • Internet

Café/ISD/PCO • Variety Store • Pharmacy/Book Stalls • Bank Branch + ATM • Prepaid Taxi Car

Rentals • Cloak Rooms • Tourist Information

Boot




2.10 SITE LAYOUT PLAN

The site measures 1881 sq m approximately

Documents

AT DEHRADUN - Indian Railways