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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.
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:
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
SITE EXISTING CONDITIONS:-
1: Topography, Landform, Embankment for railway line (disfunctional)
3. Rocky surface
4. Low lying areas & disfunctional pipeline
1 2
3 4
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
5: Waterbodies, Rivers, ponds.
6: Arrival Road &Existing road.
Figure 1: Location of Site with respect to Airport
5 5
6
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
2.2 – SITE PLAN
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
. 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
(Electricity Board).
. e) DG sets for generation of electricity from Chief Electrical Inspector
(Electricity Board).
. 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
.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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,
Electrical Installations,
Electrical Equipments
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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,.
Electrical Installations,
Electrical Equipments
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
Temporary measures within 4
hours, permanent restoration
within 7 days
14 Defects in all other
utilities like water
Nil Timely intervention with
Temporary measures within 8
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
supply/tap/tap
connections/pipe/
sewerage and drainage
pipes/ tanks & overflow/
glasses/ window panes/
all other building
furniture
hours, permanent restoration
within 7 days, depending on
nature and intensity of work
required.
E
Telecom system/networking
15
Telecommunication .
and Networking
Systems shall be
functional
Nil
Temporary measures within 8
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
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
throughout the year.
4. Enquiry Offices To remain operational 16 hours a day
throughout the year.
5. Information System, Displays To remain operational 24 hours a day
throughout the year.
6.
Toilets To remain operational 24 hours a day
throughout the year.
7.
Water Supply To remain operational 24 hours a day
throughout the year.
8.
Electricity Supply
To remain operational 24 hours a day
throughout the year .
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
9.
Telecommunication and
Networking Equipment
To remain operational 24 hours a day
throughout the year.
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
throughout the year.
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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.
PROJECT INFORMATION MEMORANDUM SELECTION OF DEVELOPER FOR FIVE STAR HOTEL AT RANCHI
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
top related