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JUIDCO LIMITED/RANCHI SMART CITY CORPORATION LIMITED

REQUEST FOR PROPOSAL (RFP) (International Competitive Bidding)

Volume I : Project Information Memorandum (PIM)

SELECTION OF THE DEVELOPER FOR A URBAN PRIVATE TOWER 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: Demographics

. 1.3 GDP

. 1.4 Ranchi Smart City

. 1.5 Major Infrastructure Establishment

. 1.6 Industry Local Scenario

. 1.7 Conclusion

2. PROPOSED PROJECT SITE

. 2.1 Approach / Connectivity / Site Features

. 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 & AMENTIES

. 4.1 Fire fighting facilities.

. 4.2 Facilities for Physically challenged.

. 4.3 Design Philosophy for Structures

5. MINIMUM OPERATION & MAINTAINENCE STANDARDS

. 5.1 Preamble.

. 5.2 General.

. 5.3 Maintainence Works.

. 5.4 Performance Standards.

. 5.5 Routine Maintainence Performance Standards.

. 5.6 Periodic Maintainence Performance Standards.

. 5.7 Performance Standards for Operations.

6. APPLICABLE BYELAWS & BUILDING GUIDELINES

. 6.1 Provision of Greenery

. 6.2 National Building Code Provisions for Amenities and Facilities

. 6.3 Other Aspects of Providing Parking Spaces

. 6.4 Inferences

ANNEXURE-I

ANNEXURE-II

1. OVERVIEW OF PROJECT REGION

1.1 History & Location

Ranchi came into existence sometimes in 1834, as a convenient location to overlook the administration of central zone and it was in the year 1842, the headquarters of the Principal Assistant was transferred from Lohardaga to Kishanpur. The setting up of a regular court brought other subordinate offices to Ranchi and the small hamlet embarked on its career of an administrative headquarters. (Ranchi Master Plan 2037)

On 2nd August 2000, the bill to create a separate state of Jharkhand, to be carved out of Bihar was passed in Lok Sabha and the new state of Jharkhand came into being on 15th November 2000. The Ranchi city, which used to be summer capital of undivided Bihar state became the capital of new state and as a result Ranchi witnessed the huge influx of people from outside. The accompanying exhibit shows the location of Ranchi city in India. (Ranchi Master Plan 2037).

Ranchi Location

1.2 CITY PROFILE: DEMOGRAPHICS, GDP & CORPORATE BASE

An important component in assessing the potential success of any commercial office building/establishment within a given market is the demographic profile of the local area. Specific demographic information such as population, rate of employment, list of major public & private employers in the city, share of employment providers that would need office spaces can provide an indication of the ability of a market to support a facility like a new landmark office tower.

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

projection for the city of Ranchi.

Exhibit 6 Ranchi Demographics and Population Trend (Source: Ranchi Master Plan, 2037)

Demographics Population Trend

The city is mainly based on tertiary activity. About 22% of the workforce is engaged in wholesale

& retail trade - 19% in manufacturing & repairs. Being a capital city, engagement of about 22%

workforce in public administration, defence, social security and education and health is expected (Kiran

Jalem, Sreeja S. Nair). The employment status of Jharkhand is shown in the accompanying exhibits below.

Exhibit 7 Employment Status

Unemployment Rate in India and Jharkhand Status of Employment in Jharkhand, 2011-12 No. of Establishments and Employment in

Organised Sector in Jharkhand

Source: National Sample Survey, 2004-5 and 2011-12 Source: Ministry of Labour, Government of India, 2012

Exhibit 8 Industrial Distribution of Employment in

Jharkhand, 2011-12

Source: National Sample Survey, 2011-12

1.3 GDP

The Jharkhand Economic Survey for 2013-14, showed impressive improvements in the Gross State Domestic Product (GSDP) in its report. It highlighted that, for the last two-three years, the growth rate of the state has remained almost stable at about 7 percent per annum.!

The main sector of GSDP in Jharkhand is tertiary which was 45% in 2012 base (see Exhibit). The main driver of the growth in GSDP is the services or tertiary sector, which grew at a CAGR of 11.37 per cent in real terms between 2012-13. In addition, services are the main part of tertiary

sector.

Exhibit 9 GDP & Sectoral Composition of GDSP

GDP of Jharkhand Sector Composition of GSDP

(at constant 2004-05 prices (%) - MOSPI)

Exhibit 10 Shares of Tertiary Sector in the GSDP at Constant Prices in Jharkhand

Source: Jharkhand Economic Survey 2013-2014

Exhibit 11 Growth Rate of Services and Its Components in Jharkhand

Source: CSO

Though growth in the tertiary sector benefited from all its components, the report said banking and insurance, communication, storage and public administration, in particular, achieved notable growth during 2004-05 to 2012-13. Real estate is also one of the major contributing sectors toward GDP of Indian economy as well as the Jharkhand economy. As indicates in the accompanying exhibit GDP is increasing constantly from 2009 onwards. The real estate growth rate always is higher than service sector growth in Jharkhand. The growth rate of real estate in Jharkhand state after 2009 is very high except in 2011.

1.4 Ranchi Smart 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 for inclusive 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 solution aims 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 phased manner 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 residential Transit 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 JUPMI shall 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 development Site 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, Hospitality and 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

1.5.1 WATER 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. 1.5.2 SEWERAGE SYSTEM 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.

. The Airport is situated about 2.3 kilometers from the Proposed Urban Private Tower.

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.

1.5.4.3 Regional linkages

Ranchi is well linked to other parts of the state and India, by Road, Rail & Air. NH-33 which passes through Ranchi city, connecting in north to Hazaribagh, Dhanbad and further to UP and Delhi, in south-east to Jamshedpur, Orissa & Kolkata. NH-75 connects the city in west to the western part of the state and further to Bombay. NH-23 connects the city in south-western direction to Chattisgarh.

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

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_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

PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR URBAN PRIVATE TOWER AT RANCHI

1.6 Industry Local Scenario

1.6.1 Commercial Real Estate The prospect and growth of retail activities in a city is the function of demographic & economic profile. The city gradually adopting with modern retail activities which is evident with the presence of retail brands across segments. The total stock of commercial space (including retail & office) in Ranchi is about 6.1 million sq. ft., as of Q1 2016 out of which 2.44 million space used as retail purpose. All most all major retail brands have opened up their store in Ranchi. Existing rent for retail space in Ranchi is within Rs 55 to 140 per sq. ft. per month. The rent varies across the micro market in the city. The Main Road, Circular Road is the costliest micro-markets in the city, where the rents are within the range of Rs 80-140 per sq.ft. per month. Due to limited supply scenario and the growing importance of the city as trade & commercial

hub the price increased in last few years in the tune of 4-5% per annum. With

the changing consumer behavior on retail functions the city needs more organized retail space. The requirement of organized retail space in 2016 is estimated approximately 27.65 lakh sq.ft. Anticipating the demand, major developers across country has started making land bank and developing projects Ranchi. Major developers are R-Tech Group, Sriramozone Group, Infinity Group etc. The city is expected to witness nearly 1.0 million sq.ft by 2018 which is still very less compare to the latent demand.

Ranchi has good business potential for state of the art commercial real estate.

The proposed site is located at the entry point of Greenfield smart city project of Ranchi. It is further located within the micro-market which is more known as bureaucratic hub of the state with presence of assembly house, secretariat building etc. Since the area is the part of HEC campus the overall physical infrastructure facilities are very good. It is further located close to Airport. With the synergy of all favorable aspects, the project is viable to accommodate proposed commercial product mix and will play an important role to change the course of real estate development in the city.


1.6.2. DEMAND DRIVERS

The Jharkhand government has identified 340 acres of land in the Heavy Engineering Corporation (HEC) campus in Ranchi to build its smart city. State’s theme for smart city would be skill and education development. Ranchi is among the 98 cities of the country which have qualified for the smart city project. The India Smart Cities Challenge is a competition for municipal leaders and their partners to promote economic opportunity in India, improve governance, and produce better results for urban residents

As per the theme of Ranchi Smart City, the prime goal is to become knowledge hub/ city for the State of Jharkhand and other North-Eastern States of the country in 5-10 years for both Formal and Non- formal sector, by reinforcing its good educational institutes in preparation for welcoming knowledge based industries. The Centre and the state will jointly contribute Rs 1,000 crore during next five years to build the city. Besides the centre and the state’s contributions, revenue would also be generated through other public private partnership (PPP) mode where private party would also bring investment.

Ranchi Smart City project is one of the major Greenfield projects in India. It will have multiple impacts not only for project area but also for the entire city and immediate surrounding catchments. The proposed investment will change the overall dynamics of growth of city and its infrastructure. Already Municipal Corporation of Ranchi has started implementing various projects on traffic and transportation management to upgrade the mobility of the city.

The proposed project is part of an integrated site of about 15 acres of land parcel located just at the entrance of 340 acres identified land for Greenfield project in the Heavy Engineering Corporation (HEC) campus along Durwa Road. The subject site has been proposed to be developed as state of art commercial establishment of Ranchi which will be first kind of development. The proposed project will include nearly 10.23 lakhs sq.ft of commercial space in the form of Urban Tower and Convention Centre. The primary product mix of the proposed commercial development will be office space of 4.8 lakhs sqft, retail space of around 1.73 lakhs sq.ft, convention center of 2.5 lakhs sq.ft and a five star hotel with 150 rooms.


1.6.3. COMMERCIAL REAL ESTATE IN RANCHI

Ranchi’ the Capital City of the newly formed Jharkhand State, which is known for its rich deposits of minerals, waterfalls, rivers, streams, lakes, dams and forests. As per GDP (at current price), during the year of 2014-15 Jharkhand placed at 18th position among 36 states of India. As a city, Ranchi holds huge prospect for future development. The regional settings of the city and surrounding region provide immense opportunity for future development. Being the seat of administration in the state, Ranchi has attracted a large worker population, (mostly from the neighboring locations) and has seen a surge in the population growth over the decade. Being located on a plateau 600 mts above sea-level, Ranchi’s favorable climatic conditions have long drawn people to this hilly terrain. Ranchi houses headquarters of various public sector units and its officials choose to stay back here after retirement.

However, land acquisition continues to hurt builders and buyers alike. The Chota Nagpur Tenancy Act (CNT) and the Santhal Pargana Tenancy (SPT) Act entail that tribal land cannot be bought by a non- tribal. These Act limits the scope for future development. The state needs to open up more lands for development through necessary amendments in these acts.

It is inferred from a recent market research that demand for retail, hotel and commercial development in the city is expected to remain significant. Being the capital of the state of Jharkhand most of the state level administrative functions are located in Ranchi. Concentration of state or district level administrative functions provides ample opportunity for public service employment as well as pull for semi- public/private offices and institutions to locate in proximity to the state capital functions, thus inducing more institutional functions.

BFSI and Higher Education private coaching centre are considered to be the major occupiers of commercial space in Ranchi. Ranchi as state capital houses the operation of all nationalized and private banks, insurance companies and financial institutions. Most of the private offices in the sector of telecommunication, finance & insurance have their presence primarily along Main Road, Circular Road, Old Hazaribagh Road. There are very limited numbers of dedicated office building exists in the city. Most of the office space in the city in housed at the upper floors of shopping arcade. The total stock of commercial office space in Ranchi is about 3.6 million sq. ft., as of Q1 2016. Existing rent for operational commercial office space in Ranchi is within Rs 30 to 75 per sq. ft. per month. The rent varies across the micro market and reasonably based on the size of leased space.

In recent years Ranchi has emerged as regional hub of health and educational services catering to the demand of Jharkhand and also to the neighboring


states. Engineering colleges, medical colleges, hotel management institutions, research institutes, technical training institutes and other higher order educational facilities have transformed the city into an educational hub. Several such initiatives are also in pipeline which will strengthen the image further. Most of the investments are from the private sector with regulatory presence from the affiliated public authorities

Though the city has not seen any major IT development as yet, basic

environment of the city is reasonably adaptable for IT/ITES

development. The existing talent pool, improved power situation, low

real estate cost will definitely act as catalyst in near future. Hence it

would be prudent to have IT/ITES space as a part of commercial office

component.

Ranchi, the capital of Jharkhand and the "City of Waterfalls", is an important metropolis of eastern India. The city is well connected with the rest of the country and has the potential to emerge as an important growth centre. Being the seat of administration in the state, Ranchi has attracted a large worker population, (mostly from the neighboring locations) and has seen a surge in the population growth over the decade. The prime economic drivers of the city have been trade & commerce along with strong industrial base. Ranchi has been an important, commercial, administrative & educational center of the region. After being upgraded from a summer capital of past to a Capital City of the newly formed state in 2001, the city now has a major role to play in the state economy & administration.

Traditionally, CBD areas of the city such as Main Road, have been the main spine of commercial and retail activity in Ranchi. Commercial spaces are largely developed as standalone multi-tenanted buildings, some of which include retail spaces as well. Main Road, Old Hazaribagh Road, Circular Road, Purulia Road forms the retail hub of the city. Although malls are few in numbers, the high-street retail activity in these locations has been thriving.

Lack of space in the CBD of the city such as Main Road, has led to the emergence of peripheral locations like Hinoo in the South of the city, Tata Road in the south-eastern part, Kanke Road in the North of the city & Hazaribagh Road in the north-eastern part of the city. Residential property in the city, primarily comprising of independent units is established in prime locations of Indranagar Colony, Hinoo, Morabadi, Argora, Kantatoli, Patelnagar, Lalpur with a few multi-storied apartments in Circular Road, Main Road, Hazaribagh Road.


Currently the city is growing in four directions, the prime growth direction being towards north, north-east north-west and south-east. On account of work-related and education led interaction between the populace of the two cities, the intensity of development between Ranchi and Jamshedpur has been the highest. Currently the Ranchi Municipal Corporation is focusing on the Ring Road as growth corridor connecting all the major roads radiating from the main city area.

1.6.4 RETAIL

The spur in retail functions in Ranchi has been primarily due to rapid growth in local city level demand and change in consumption preference of its population.

Ranchi has enjoyed rapid growth in retail trade and commerce with most of its growth in the organized retail segment. Growth in informal sector has also been rapid which often leads to encroachment of the public land or ROW of busy roads. Spatial distribution of retail functions within Ranchi is polycentric in nature.

Most of the shopping locations have adequate parking facilities as well as good accessibility from all parts of the town. However, retail commercial developments along Main Road (MG Road stretches between Albert Ekka Chowk and Chruch Road Crossing) needs immediate intervention to meet vehicular parking demand. Most of the retail activities have taken place along the major corridors of the city. However there are certain areas where the activities are intensively concentrated with more organized fashion.

The Retail market of Ranchi is divided into the following micro locations:

Main Road

Circular Road

Lalpur Chowk

Albert Ekka Chowk

Purulia Road

Old Hazaribagh Road

RatuRoad

Harmu Road


The following figure reveals a mapping of some major retail destinations in Ranchi

Most of the wholesale trading as well as retail activities is located along Main Road. Being concentrated within small area and central intersection points it sometimes interferes with the vehicular movement thus necessitating relocation in long term.

Location

Format

Rental (INR/sq.ft)

Main Road High street, Arcade 100-140

Circular Road High street, Arcade 90-110

Purulia Road High street and unorganized 70-80

Old Hazaribagh Road High street and unorganized 75-85

Ratu Road High street, Arcade and unorganized 55-80


1.6.5 SUPPLY AND DEMAND

At present the city accommodates around 95 odd shopping arcades of average area ranging within 0.3-0.9 lakh sq.ft. Most of arcades are a mix of shops and office spaces. In an arcade typically the first one or two floors are designed for retail area whereas the upper floors are kept for commercial office. Apart from these city is dotted with three numbers of 1 lakh plus sq.ft Malls located at Circular Road, Ratu Road and Hinoo. The overall supply of organized retail space is expected to increase in the coming years. There are about 13 odd similar arcade is proposed and expected to be completed within few years. Apart from these the city is expected to witness four large scaled shopping Malls for the first-time. The built-up areas of these Malls are more than 2.5 lakhs sq.ft. The total stock of commercial space (including retail & office) in Ranchi is about 6.1 million sq. ft., as of Q1 2016 out of which 2.44 million space used as retail purpose. ear wise supply of commercial space in Ranchi (Combined)

Source: Colliers International


The table below provides a partial listing of existing operational properties in Ranchi and their on-going lease rents:


1.6.6 RENTALS AND PRICE INDICES

Existing rent for retail space in Ranchi is within Rs 55 to 140 per sq. ft. per month. The rent varies across the micro market in the city. The Main Road, Circular Road is the costliest micro-markets in the city, where the rents are within the range of Rs 80-140 per sq.ft. per month.

Due to limited supply scenario and the growing importance of the city as trade & commercial hub the price increased in last few years in the tune of 4-5% per

annum.

1.6.7 PROFILING OF MAJOR DEVELOPMENTS


LEASE TERMS

Retail spaces in Ranchi are usually signed for a lease term between 3-9 years renewable every three years. Rental escalations are to the tune of 15 % every 3 years. A refundable security deposit of 6 months’ rent is also deposited which is adjusted in the balance lease period. Management & maintenance charges for common area are borne by the tenant and these vary between Rs. 15-20 per sq. ft. per month for Grade A properties.

Exhibit 4.3: Average Rental Trend in Ranchi (Retail)

Reasons such as increased personal disposable income, higher proportion of younger working population, shift in consumer psyche from austerity to complete self-indulgence have led to increase in


demand for retail space in Ranchi. Traditionally, retail space in Ranchi has always been in high street format. However, with the scarcity of land in the Ranchi coupled with increased popularity of mall culture has led to many malls being developed in the city. However currently the city has not seen a destination Shopping Mall with size more than 2.5 Lakhs Sq.ft. At present the city has only few numbers of small sized malls with super built-up area between 0.8-1.30 Lakhs sq.ft. The city has huge potential to absorb big sized destination mall. Anticipating this; the developers are eyeing to take the first mover advantage. R-Tech Developer from Haryana is planning to introduce a Mall cum Hotel project near Ranchi Gymkhana. The Retail component will accommodate nearly 2.5 Lakhs Sq.ft. Kolkata based developer Infinity Group is coming up with Sapphire Mall at Ratu Road with a total built-up area 3.0 lakhs sq.ft. Jharlhand based developer Sriramozone Group is coming up with high end Mall along Circular Road with a total built-up area of 2.75 lakhs sq.ft.

Project Name

Location

Total Built-up

Area (Sq.ft)

Date of

operation

Anchor Tenants

Multiplex with

Screen

Seating Capacity

Parking Capacity

(4 Wheels)

Spring City Mall

Hinoo

100000

2012

Pantaloons

Fun Cinema-3 Screens

700

95

JD High Street Mall

Main Road

85000

2009

Reliance Trends

Glitz Cinema-3 Screens

750

100

Galaxia

Ratu Road

125000

2012

No Main Anchor

Popkorn- 2

Screens

500

110

Eastern Mall Circular Road

130000

2012

Pantaloons NA

NA

112


PROFILING OF MAJOR UPCOMING RETAIL DEVELOPMENTS

1.6.8 COMMERCIAL OFFICE

Being the capital of the state of Jharkhand most of the state level administrative functions are located in Ranchi. Concentration of state or district level administrative functions provides ample opportunity for public service employment as well as pull for semi-public/private offices and institutions to locate in proximity to the state capital functions, thus inducing more institutional functions.


The major drivers of commercial real estate space are financial, telecommunication & education sector. Most of the private offices in the sector of telecommunication, finance & insurance have their presence primarily along Main Road, Circular Road, Old Hazaribagh Road.

In recent years Ranchi has emerged as regional hub of health and educational services catering to the demand of Jharkhand and also to the neighbouring states. Engineering colleges, medical colleges, hotel management institutions, research institutes, technical training institutes and other higher order educational facilities have transformed the city into an educational hub. Several such initiatives are also in pipeline which will strengthen the image further. Most of the investments are from the private sector with regulatory presence from the affiliated public authorities.

Unlike Kolkata in East, the stage of IT/ITES development in the city is yet to be started. Through the city poses immense potential to accommodate this sector. The state government has already started giving prime focus for this sector to Ranchi, Jamshedpur. IT and ITES has been accorded priority in the new Industrial policy with a number of incentives and concessions. Government is expecting to get response from potential investor in short run. Government has already been finalized developing STPI in Ranchi and Jamshedpur. This will be a start up to this sector in Jharkhand. Initially the State had issues in Infrastructure especially in power, air connectivity etc. However off late the power infrastructure has improved and the state power generation capacity is likely to be 5000 Megawatt by end of this year. The air traffic passenger in Ranchi airport has increased substantially with highest growth rate across east India. The recently approved Ranchi Smart City Greenfield project by Government of India, will definitely impact commercial real estate market of city with positive note.

The Office market of Ranchi is divided into the following micro locations and most of them overlapped with Retail micro-markets.

. Main Road

. Circular Road

. Old Hazaribagh Road

. Ratu Road

. Purulia Road

. Harmu Road


The following map shows a spatial distribution of commercial destination spread across Ranchi:

1.6.9 SUPPLY AND ABSORPTION

There are very limited numbers of dedicated office building exists in the city. Most of the office space in the city in housed at the upper floors of shopping arcade. The total stock of commercial office space in Ranchi is about 3.6 million sq. ft., as of Q1 2016. This includes only the supply from private developers. Vacancy is typically calculated on stabilized properties which remain nearly 33%. The major occupiers of commercial space can be grouped under following sector;

BFSI SectorTelecommunication SectorHigher Education Tuition &

Coaching Centre Automobile SectorMedical Clinic & Diagnostics Centre

BFSI and Higher Education private coaching centre are considered to be the major occupiers of commercial space in Ranchi. Ranchi as state capital


houses the operation of all nationalized and private banks, insurance companies and financial institutions.

Major educational coaching centre primarily deals with preparation of competitive examination are Ranjendra Classes, Modern Academy, Royal Education, Galaxy Study Centre, IAS Zone, Vedanta Tutorials, Brilliant

Tutorials, Akash Institute etc.

Partial List of Operational Mixed Commercial Complex

Project Name

Location

Height

Built-up Area

(Sq.ft)

Rent per Sq ft

Capital Rate

Vacancy

Major Occupants

City Plaza

Main Road

B+G+6

63,000

55-85

45%

Reliance Footprint, Reliance Digital,

Surdar Boot House, Hollywoo Tailers, Fashion Trends

Hi Street

Main Road

B+G+9

87,000

90-120

10%

Wills Life Styel, Relance Trends, Arrow, Multiplex

Capitol Hill

Shoping Centre

Main Road

B+G+6

1,30,734

75-110

15000- 18000

30%

ICICI Prudential, Thomas Cooks, CCD, Reliance Moble Store,

Pride Hotel Pride Fashion

Oshpa Tower

Main Road

G+8

1,35,000

55-85

20%

Shubham Funiture, DLD Allankar, Sree

Lether, Funiture Junction

Citadel Main Road

B+G+6

85,000

60-85 16000- 20000

30% Axis Bank, Ori flam, YO China Restruent

Hari Om Tower

Cricular Road

G+6

1,75,000

50-75

35% Airtel, Bajaj Allianz, Vivo, Paul Opticals

Cricular Court

Cricular Road

G+5

25,824

60-80

40% Godrej Intior, Caveri

Resturent, Aruva

Sriram Neotia Arcade

HB Road

B+G+6

1,18,000

50-65

45%

Mahendra Institution, Usa Fan, BSC

Academy, College Dekho

Anand Complex

HB Road

B+G+5

1,20,000

55-70

12000- 18000

20%

Dominios, Bandhan Bank, Future Generali,

Jaquar, Surendra Institute of

Management & Research

Ranchi Club Complex

Main Road

G+1

18,292

65-100

15%

Peter England, Blue Dart, Wood Land,

Habibs, Levis, HDFC Bank,

Chokhani Computer Pvt Ltd, Kotak

Mahindra


City Center

Club Road

G+4

1,10,000

50-60

60%

Top Shoper, Moder Academy, GRS

Center,

Horma Tower

Club Road

B+G+6

1,21,000

60-80

30%

BBA, Lefc Furniture Wart,

Nepla

Club Road

G+6

1,25,000

60-90

25%

Mapple Wood Hotel, Century- Nesta

Funiture, Furniture Home, Dosa

Palace, Pape Jema

Saranam Tower

Hinoo Road

B+G+5

70,000

50-75

30%

Ht Lips, Resturent, Fashie Wears, The

Sports Home,

Spring City

Hinoo Road

B+G+7

1,00,000

65-80

15%

Allan Solly, CCD, Fun Cinema, Food Court, Pantaloon,

Sandhya Tower

Purulia

B+G+4

1,90,000

60-95

12000- 18000

60%

Reliance Digital, Reliance Footprint, Reliance Trends, Reliance Geo 4B

Eastern Mall

Cricular Road

B+G+7

1,30,000

65-110

15%

IFFCo- Tokio, Rajveer Infracon Pvt

Ltd, Lafarge, Shivasish

Contruction, Archana Saree,

Samadham Carres, Puja Shoppe, Suvidha Super

Market, Fabindia Food Coat

Amravati Complex

Cricular Road

B+G+3

77,000

60-85

10%

ICICI Bank, Gahana Ghar Pvt Ltd, Food Post, Caka Shop

Modi Heights Phase-I

Ratu Road

B+G+5

65,000

35-55

25%

ICICI Bank, Eye

Vision, Jai

Modi Heights Phase-II

Ratu Road

B+G+5

65,000

35-60

35%

Word Lands, Bharti

Marble, Somany Tils,


The Galaxia Mall

Ratu Road

B+G+5

1,25,000

40-65

35%

Passport Seva

Kendra, Popkorn Cinema

R.S Square Harmu By Pass

B+G+5

58,000

30-50

40%

Aircel, Prana Lounge, Archi

Polyclinic

B.M Heights Harmu By Pass

G+3

95,000

30-50

15%

Samsung, Nayno Optices, Mogli Kids

The city is expected to witness an addition of 1.6 million sq.ft of commercial space (including retail and office) in the form of mixed use commercial complex by 2018. Out of which 0.68 million sq.ft is for commercial office. Most of the projects are located along Main Road and Ratu Road. Major project includes Décor Mall along Circular Road, R-Ali Mall along Main Road and

Sapphire along Ratu Road etc.


1.6.10 RENTALS

Existing rent for operational commercial office space in Ranchi is within Rs 30 to 75 per sq. ft. per month. The rent varies across the micro market and reasonably based on the size of leased space. As the size of leased space increases, the rents tend to move southwards. Since most of the private office space is exist at the upper floors of shopping arcade, further the rent varies based on floors and the figure reduces for the floors at upper level.

Typically in primary market, developer prefers to sale the commercial space to different investors and individuals. As per the trends of upcoming projects, the price remain INR 6,500-INR 12,000 per sq.ft.

The commercial market has been slow in 2014-15 with limited enquiries and transaction. Except Main Road & Circular Road, most of the locations have seen either stagnation or correction in price in the tune of 2-3%. This is primarily attributed to overall low sentiments and existing unsold inventory. The price is expected to be stable or may further get corrected marginally in 2015-16. However the overall commercial market will be much improved for 2016 onwards and the price may take upward movement with increased industrial investment in the state, ongoing various city level infrastructure projects including recently approved Smart City Project. The state has been successfully able to attract huge industrial investment across various sector under Make in India scheme which will improve the market sentiment and the subsequent multiplier effect will act as catalyst for real estate development.


LEASE TERMS

Retail spaces in Ranchi are usually signed for a lease term between 3-9 years renewable every three years. Rental escalations are to the tune of 12-15 % every 3 years. A refundable security deposit of 3 to 6 months’ rent is also deposited which is adjusted in the balance lease period. Management & maintenance charges for common area are borne by the tenant and these vary between Rs. 16-18 per sq. ft. per month for Grade A properties.

1.7 CONCLUSION Ranchi holds huge prospect for future development. The regional settings of the

city and surrounding region provide immense opportunity for future development.

Being the seat of administration in the state, Ranchi has attracted a large worker

population, (mostly from the neighboring locations) and has seen a surge in the

population growth over the decade. Being located on a plateau 600 mts. above sea-

level, Ranchi’s favorable climatic conditions have long drawn people to this hilly

terrain. Ranchi houses headquarters of various public sector units and its officials

choose to stay back here after retirement.

The Jharkhand government has identified 340 acres of land in the Heavy

Engineering Corporation (HEC) campus in Ranchi to build its smart city. As per the

theme of Ranchi Smart City, the prime goal is to become knowledge hub/ city for

the State of Jharkhand and other North-Eastern States of the country in 5-10 years

for both Formal and Non-formal sector, by reinforcing its good educational

institutes in preparation for welcoming knowledge based industries. Once

implemented the project will be able to increase the overall prospect of city

especially urban infrastructure sector. This will eventually act as catalyst for real

estate development.

It is evident from the market research that demand for retail, hotel and commercial

development in the city is expected to remain significant. Though the city has not

seen any major IT development as yet, basic environment of the city is reasonably

adaptable for IT/ITES development. The existing talent pool, improved power

situation, low real estate cost will definitely act as catalyst in near future.


Hence we recommend IT/ITES space may be a part of commercial office

component.

The prospect and growth of retail activities in a city is the function of demographic &

economic profile. The city gradually adopting with modern retail activities which is

evident with the presence of retail brands across segments. All most all major

retail brands have opened up their store in Ranchi. With the changing consumer

behaviour on retail functions the city needs more organized retail space.

Anticipating the demand, major developers across country has started making land

bank and developing projects Ranchi. Major developers are R-Tech Group,

Sriramozone Group, Infinity Group etc. The city is expected to witness nearly 1.0

million sq.ft by 2018 which is still very less compare to the latent demand.


2. PROPOSED PROJECT SITE

2.1 APPROACH / CONNECTIVITY / SITE FEATURES

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.

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 : 2.31 ACRES (9373.70 Sqm)

Maximum Permissible F.A.R. : 3

Maximum Permissible Built-up Area : 28121.10 Sqm

Maximum Ground Coverage ( 50%) : 4686.85 Sqm

Proposed Ground Coverage : 1900 SqM

Proposed Built-up Area : 28500 SqM

Proposed F.A.R. : 3

Estimated cost for G+15 Civic Tower : INR 164.79 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. Five Star Hotel

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

independent project for the sake of development and construction.

This RFP is for construction of the Commercial Tower within this complex on a

DFBOT basis which is an estimated 15 storied private tower which shall be

housing private offices and commercial and retail places

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.


3.2 Project components :

The project shall include development of the Private Tower as per

applicable Local By-laws and development norms while optimizing

the commercial opportunity considering the market demand and

maximizing returns to the Developer as well as the Authority. 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

Private Tower

Optimum usable FAR within the applicable norms and

guidelines with a proper mix of retail, commercial

facilities.

Minimum Office space GFA Ratio to be

80%.Entertainment space like Cineplex, Multiplex or

Theatre is not permissible in the Tower.

*Mandatory requirement as per Concession Agreement.

Parking

Cars, buses, two wheelers etc. as underground with

adequate number considering the norms and estimated

demand based on the design of the building and expected

usage.

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

etc.

Landscape

Gardens & Lawns, Pathways & Social Spaces


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. 164.79 crores. The details of the same has been indicated

in the following table.

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 ETAB will 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 Method of Design

The reinforcement used will be high yield strength deformed bars

conforming to IS: 1786 of grade, Fe 500 the permissible stresses and

design concept will be as per IS: 456-2000

4.3.2 Soil Parameters ( As per our soil test report)

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

4.3.3 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 International Convention & Exhibition Centre cum 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

The dustbin shall be emptied after

every six hours or earlier if it is

full or if creates foul smell in the

neighborhood.


point of time

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

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


standards 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

supply/tap/tap

connections/pipe/

sewerage and drainage

pipes/ tanks & overflow/

glasses/ window panes/

all other building

furniture

Nil

Timely intervention with



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

clean and functional

Nil

Water tank shall be cleaned and

disinfected every month (by usage

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,

Minimum once in three years


wooden furniture etc in the offices,

cabins, booths etc.

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

Mechanical Equipment

Minimum once in a year as per

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

Sl.

Parameters

Performance Indicators

1. Convention & Exhibition

Center

To remain operational 24 hours a day

throughout the year.

2.

Hotel



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 – APPLICABLE BUILDING BYELAWS & BUILDING

CODE:

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.

6.1 Provision of Greenery

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.

6.2 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.

6.3 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 1.5 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.

6.4 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

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