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Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 1
JHARKHAND URBAN INFRASTRUCTURE
DEVELOPMENT COMPANY LIMITED
(JUIDCO LTD.)
Urban Development & Housing Department
Government of Jharkhand
Preparation of Detailed Project Report and Project Management Consultancy Services for Re-development / Renovation of Bus Stand at Mango NAC
(Jamshedpur) in Jharkhand
Project Information Memorandum
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 2
Project Information Memorandum
Project Background
Due to rapid industrialization and growth in the state of Jharkhand during the last decade, there has
been a tremendous increase in the number of public vehicles. There are several large scale industries
located in Jharkhand and other neighbouring states due to which there are frequent movements of
passengers, goods and vehicles from one city to the other. This high influx of economic and tourist
activities has a direct influence on the travel demand. This put immense pressure on the existing
transportation infrastructure. Well-organized transport infrastructure including public transport buses,
bus terminals, bus stops, roads and intelligent transport systems is one of the crucial components to
meet the travel demand needs of a city.
Considering that Bus Stands are the interface between passengers and the public transport system,
an organized system is always advantageous both from the economic point of view as well as
passenger safety. It also depicts a positive image/outlook of a city and its infrastructure. The town has
stands which are located at major locations but bear the look of being congested and unorganized.
The need for upgradation of these existing bus terminals is impending and can be logically justified on
the basis of the following considerations:
Lack of proper passenger amenities
Lack of organized bus circulation, parking areas for buses and boarding & de-boarding
arrangements for passengers resulting in passenger-vehicle incongruity
Increased journey time owing to traffic congestion within the premises
Lack of connectivity with other transit infrastructure viz., personal vehicles (4-wheeler, 2-
wheeler), autos, etc.
The existing facilities of these Bus Stands have been proposed by JUIDCO to be upgraded along with
development of additional bus bays, organized bus circulation and parking zones, auto-rickshaw lane,
parking for transit vehicles (4W & 2W), passenger entry/ exit, terminal building consisting of passenger
circulation and waiting areas, ticket/ reservation counters, cloak room, first-aid room, waiting rooms,
passenger amenities like drinking water, Pay & Use Toilets, Yatri Nivas etc., restaurant, shops, kiosks
and administrative offices, crew restrooms, parcel office and other facilities.
Purbi Singhbhum district is situated at the south-east corner of Jharkhand. It has been formed after
isolating nine block from old Singhbhum on 16th January 1990. From the industrial growth and mining
quarrying point of view this district has leading position in Jharkhand. Before independence the entire
area of Purbi Singhbhum district was part of old Manbhum district and old Dhalbhum estate. After
independence it has been merged with greater Singhbhum. The total geographical area of district is
about 3533 sq. kms, which is about 2.03% of the whole state.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 3
Figure Error! No text of specified style in document.-1: Highlighted in red is the District
of Purbi Singhbhum1
Jamshedpur is one of the oldest and the largest existing company town in the world. It was the
benchmark of development for post independent Indian industrial cities such as Bhillai, Rourkela and
Durgapur, which were established in completely rural areas. A city founded by the late Jamshedji
Nusserwanji Tata, Jamshedpur then known as Sakchi was home to the first private 2Iron and Steel
Company of India. The Jamshedpur Block was established in the 1952 and constitutes of rural & urban
areas having one Municipality and two Notified Area Committees namely Jugsalai Municipality,
Jamshedpur Notified Area Committee and Mango Notified Area Committee. Tata Nagar was the sole
urban node for many decades till villages within its vicinity transformed into urban agglomerations.
Jamshedpur is 3located in a hilly region, and its terrain is quite uneven. Jamshedpur occupies about
2.03% of the total area of Jharkhand. Total geographical area of Jamshedpur is 230.59 sq. km.
Administration
The civic administration of the city is under multiple hands. They are
Jamshedpur Notified Area Committee (JNAC)
Jamshedpur Utilities and Services Company (JUSCO), a Tata Steel subsidiary
Mango Notified Area Committee (MNAC)
Jugsalai Municipality (JMC)
1 1 https://en.wikipedia.org/wiki/East_Singhbhum_district#/media/File:JharkhandEastSinghbhum.png
2 https://jharkhandtourism.wordpress.com/2009/03/23/jamshedpur/
3 http://www.floodmap.net/Elevation/ElevationMap/?gi=1269300
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 4
Adityapur Municipal Corporation (AMC) and
Gamharia Nagar Panchayat
JNAC is divided into two parts, one is the Tata lease area while the other is the non-Tata lease area.
The leased area which is 41 sq. km is managed by JUSCO while the rest is managed by JNAC itself.
MNAC looks after the residential regions of Mango and Pardih, 18 sq. km in area. AMC looks after the 49 sq. km of Adityapur region comprising the residential as well the industrial belt.
Mango is a suburb of Jamshedpur city. It is situated across the Subarnarekha River and is connected
via two bridges laid side by side. It is a huge and growing residential area. Once a suburb, it is now a
real estate hotbed. Mango has the status of a 'city' according to the government though being part of
the main city Jamshedpur. It is a notified area and is run by its own notified area committee, namely,
Mango Notified Area Committee (MNAC). 4
Figure Error! No text of specified style in document.-2: Location of Mango in
Jharkhand5
The electricity services are provided by state run electricity board, JSEB. There is no household water
delivery system presently but MNAC has recently entered into an agreement with JUSCO to provide
tap water services to the area. It is primarily a residential area and is now witnessing a real estate
boom.
Many developers are developing residential colonies in the area. It has two hospitals, namely, MGM Medical hospital and the newly opened Brahmananda Hospital. The MGM Hospital also has a college associated with it. Two new private engineering colleges have also been set up in the area.
4 http://www.nacmango.com/
5 www.mapsofindia.com
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 5
Site Appreciation
Mango Bus Station is located at Gandhi Ghat on the bank of River Subarnarekha and opposite Sakchi
Water Treatment Plant. It comes under the jurisdiction of the JNAC and is a prime location for
commutation within and outside Jamshedpur.
It is divided into two parts:
i) Jamshedpur Bus Stand: It operates the interstate and intercity buses of different State Transport
Undertakings.
ii) JP Setu Bus Stand: It operates the privately owned interstate and intercity buses. The JNAC has
decided to redevelop and re-design this stand as per the requirements of the city.
Figure Error! No text of specified style in document.-3: Mango Bus Stand Site
Location
The JP Setu Bus Stand is a fully operational site and has an approximate area of 2.3 acre.
Existing Site Infrastructure
The various infrastructure facilities available at the site:
- Idle bus parking area
- Administrative block
- 2 public toilets (Sulabh Shauchalaya)
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 6
- Ticket counters
- Shops
- 1 electrical room
- Boundary wall
- Workshops
The boundary wall, pavements and toilets are not maintained and are in poor condition. Hawkers and
local vendors occupy most of the site area. The area after entering Gate no. 3 is not being utilized
properly and is abandoned.
There is a 25-30 m wide drain that runs along the rear-side of the Mango Bus Station.
Concept Plan
The Government of Jharkhand has proposed an Interstate Bus Terminal (ISBT) at NH-33 in Mango.
In this case all the Interstate and intercity buses shall ply from the proposed ISBT and the existing bus
stand shall be meant for the local buses only. Hence the existing bus stand is to be re-developed as
“City Bus stand.”
Considering this fact, the concept plan was developed for the City bus stand facilities with the proposal
of commercial establishment within the project site also. This commercial establishment tends to make
the project on Public Private Partnership (PPP) mode. The detailed financial structuring was studied
and found that the existing bus stand may be redeveloped on PPP mode. In this scenario the project
site would include not only the bus stand facility but the depot facility and commercial establishment
also.
In order to determine the capacity of bus stand, the present traffic scenario has been analysed and
forecasted accordingly. These analysis shows that total number of 6 bus bays with 15 minutes of dwell
time shall be sufficient to cater the peak hour capacity.
Proposed Facilities
Passenger Amenities
The activities for the passenger amenities in addition to toilets and cloakroom are given below
Tea/ Coffee Stall/Fruit/ Juice Shops
Sweet Shops/Ice- Cream Parlours/Fast Food Outlets/ Snack Shops
Restaurants
Convenience/ General Merchant stores/ Department stores
Stationary/ Book shop/ newspaper stand
Chemist/ Pharmacist
Travel accessories
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 7
Shoe retail/ Repair Outlets
PCO
Barber/ Hair Saloon
Toilet (Male/ Female)
Police Control room
Waiting Room
Cloak Room
Enquiry Booths
Dormitories
Services/Offices
As a part of generating revenue, following category of services or offices can be provisioned within the
complex.
Banks/ Finance Companies/ ATMs
Yatri-Niwas (Boarding & Lodging)
Professionals: Doctors/ Dentist
Business Centre/ Internet Cafe (Telephone, Fax, Internet, e-mail etc.)
Insurance Company Offices
Proposed Redevelopment
Zoning
The concept plan for Mango Bus stand cum depot is explained as follows:
1. Broadly the entire site i.e. Existing Private bus stand and Government bus stand is zoned into
three parts namely the terminal area, the depot and the Commercial area.
2. The terminal area and the depot area have been planned in the 2.3 acre land away from the
junction and the commercial establishment is planned in the Government bus stand land,
i.e.,1.3 acre land keeping the existing building and creating another commercial building
adjoining it.
3. The buses enter the site on the corner of the North east edge and the bays are planned towards
the rear periphery of the site with the terminal area and administrative building facing the front
road.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 8
4. Administrative building have the minimum mandatory facilities on the ground floor and the
remaining administrative facilities for terminal and depot have been proposed on the upper
floor.
5. The buses after the bays exit on the main road itself.
6. The entry of the buses for the depot facilities, i.e., parking, repair, etc. also enter the site from
the same entry as that of the terminal.
7. The exit is also common for the terminal and depot.
8. Minor repair, bus wash and repair bays have been provisioned in the depot area.
9. Approximately 60 - 70 buses can be parked in the depot area.
10. Having a good frontage along the depot side, street shops/ kiosks have been planned at the
road side along the depot area for pedestrians walking along the periphery of the site on the
footpath in the proposed ROW.
11. This footpath along the street shops is connected with the newly developed commercial area.
12. The existing building shall be renovated and converted proposed to be converted into
commercial area.
13. A new building adjoining the existing building is proposed for further commercial utilization in
the form of retail, offices or hotel.
14. Dedicated basement parking for the commercial establishment is proposed.
15. In the hotel complex the Ground floor has been planned for a restaurant and retail shops.
16. Retail shops are also planned on the first floor along with the office spaces.
17. The hotel rooms are planned on the Fourth, Fifth and Sixth floors.
Figure Error! No text of specified style in document.-4 Concept Plan
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 9
Figure Error! No text of specified style in document.-5: 3D View of the Concept Design
Figure Error! No text of specified style in document.-6: 3D View of the Concept Design
Area Configuration
Table Error! No text of specified style in document.-1: Area Statement –
Concept Plan
Description Area (sq. m.)
Total Plot Area (as earmarked) 14604
Total Permissible FAR (Floor area Ratio) @ 2.0 29208
Achieved FAR
Administrative block (G+2) 160 x 3
Existing building (commercial) (G+2) 900 x 3
Commercial (G+6) (Retail/ Offices/ Hotel) 1734 x 7
TOTAL 15318
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 10
Car Parking Calculation
Table Error! No text of specified style in document.-2: Car Parking Calculation -
Concept
Sl. No. Description Required Area
(sq. m.)
Provided Area
(sq. m.)
Bus Terminal
Private Parking
Required parking for facilities
block (1 ECS PER 200 SQM) 55 sq m / 2.4 ECS 60 sq m (surface)
Commercial Area
Parking
Required parking for facilities
block (1 ECS PER 200 SQM)
2400 sq m / 75
ECS 2400 (basement)
Bus Stand Planning Configuration
Bus Stand Planning Configuration
Sl. No. Floor Facilities provided Level (assuming
road is 00 lvl)
1 Ground Floor Pedestrian Circulation area
Bus platforms
Ticket counters. Enquiry counters
Police Control room
Waiting hall (AC)
Toilets
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
Some shops like Snacks/Drinks
etc.
+0.30 m LVL
2 First floor Spaces for shops/ offices/ retail
Ex. Banks, Institutes etc.
Toilets
Vertical Circulation elements –
stairs and Lifts
Drinking water space
Electrical room
+6.45 m LVL
3 Second floor Spaces for shops/ offices/ retail
Ex. Banks, Institutes etc.
Toilets
+9.95 m LVL
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 11
Sl. No. Floor Facilities provided Level (assuming
road is 00 lvl)
Vertical Circulation elements –
stairs and Lifts
Drinking water space
Electrical room
2 Third Floor Administrative rooms
Dormitories
Cloak rooms
Toilets
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
+13.45 m LVL
3 Terrace Floor Mumty
Machine room
Overhead Tanks
+16.95 m LVL
At the rear end, there is provision of minor repair bay for the buses and a service pit. For storage of
materials required for repairing etc. there is a lockable workshop with rooms provided.
Bus wash provision is kept with water tanks and an ETP (Effluent Treatment Plant).
All such facilities are kept at the rear end of the site so as to be away from the passengers.
Bus Stand Planning Configuration (Proposed Commercial building)
Sl. No. Floor Facilities provided Level (assuming
road is 00 lvl)
1 Ground Floor Hotel reception
Waiting lounge
Retail shops
Toilets
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
+0.30 m LVL
2 First floor Retail shops
Space for Offices
Toilets
Electrical room/ BMS room
+4.1 m LVL
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 12
Sl. No. Floor Facilities provided Level (assuming
road is 00 lvl)
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
3 Second floor Space for offices
Toilets
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
+7.6 m LVL
4 Third floor Space for offices
Toilets
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
+11.10 m LVL
5 Fourth floor Banquet hall
Rooms/ Suite rooms
Toilets
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
+17.10 m LVL
6 Fifth floor Banquet hall
Rooms/ Suite rooms
Toilets
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
Drinking Water Fountains (RO)
+20.60 m LVL
7 Sixth floor Rooms
Electrical room/ BMS room
Vertical Circulation elements-
Elevators and Stairs
+20.60 m LVL
4 Terrace Floor Mumty
Machine room
Overhead Tanks
+24.10 m LVL
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 13
Entry & Exit
For the terminal and the depot the entry and exit is from the main road on the northern edge
towards the eastern side.
The private cars and public transport like auto/ taxis enter north edge of the main road to have
drop off created directly onto the pedestrian plaza and the terminal area.
The private vehicle entry/ exit for the commercial area also is proposed from the main road
on the northern edge but more towards the junction.At entrances and exits of the bus-way,
mild steel gates have been provided for security and safety purpose and also for avoiding
trespassing during non-operational hours.
Apart from the Gates which will remain open during the operational hours boom barriers have
been provided for monitoring and managing the bus entry/ exit system
Large sign boards on Gantry structures have been provided at the entrance of the Bus stand
Security cabin have been provided near the entrance and exit which houses space for 1
personnel who would manage the bus entry/ exit and assign necessary instructions for parking
etc.
The buses are expected to park at their allotted bays after entering the bus stand
Separate gates have been provided for the private vehicles, autos and 2 wheelers. This is
done primarily to segregate the traffic and have conflict free movement between the two
modes.
Separate entry and exit for private vehicles is planned in this Bus stand with unidirectional
movement
Vehicular Movement
The buses enter from the main road from the north eastern side of this edge and move at the
rear end and exit a little away from the centre towards the northern side of the main road edge.
Segregation of terminal and non-terminal activities/ traffic
The commercial area has a proper round-about drop-off area near the junction.
Unidirectional flow of all modes of transport. No loops are formed, the entry and exit is
separate.
Segregated traffic movement in terms of type flow (local buses, inter-state buses, private
vehicles and etc.) and function.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 14
Circulation
Patterns of circulation play a determining role in the architectural organization of this bus
stand. In Mango, strict segregation of vehicular (bus movement) and pedestrians is initiated
in the entire station.
One way movement
Providing clear circulation will assist the flow of passengers create regular movement
patterns inside the station. Where this is well executed security cameras using smart
detection systems can easily detect abnormal behaviour. Effective signage can also be used
to differentiate between the different objectives in the bus stand (travel, retail, etc.) and to
prioritize circulation flow. For example the information provided about travel should be more
conspicuous than that provided for retail and other ancillary activities.
The key aim of successful circulation will be to reduce as much areas of high concentrations
of people. Specifically to avoid bottlenecks in the bus stand, allowing sufficient space before
and after the ticket gate-lines, elevators, stairs and other critical points where congestion
could occur.
Vertical circulation is provided from a variety of points throughout the station in the form of
stairs and lifts. The combination of non-mechanical and mechanical means of vertical
circulation ensures that there is not a reliance being placed on the local electrical
infrastructure which is generally considered unreliable. This being said, in the event of a
power failure, an emergency backup Diesel Generator will be implemented, which will cause
the lifts to restart automatically.
Pedestrians have conflict free movement which eases the movement patterns and prevents
unwanted accidents even within the complex.
Total area provided for circulation is 4058 sq. m. which achieves LOS A+ in 2041 for all
passengers.
Parking
The buses that enter drop off the passengers or park at the dedicated parking area in the
depot.
Some parking for private vehicles, i.e., cars and two wheelers is proposed near the private
drop off point at the surface level.
Minimum waiting space is provisioned for taxis and autos
For the commercial area some amount of surface parking is provisioned for at the rear side
of the existing building, while to achieve the desired ECS, a basement below the commercial
plot (i.e., existing Government bus stand) is created for parking.
Adequate space has been provided near the drop off area at the entrance (south eastern
edge) for visitor/ passenger parking of Private vehicles, 2 wheelers and autos/ taxis.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 15
Private vehicle parking for staff and shopkeepers is provisioned at the northern edge.
The road width considered in between two car parks is 5m
The road width considered in between two 2 wheelers is 3m
Islands with soft landscape has been planned at the edges of the parking lot.
Parking area is defined with cement concrete kerbs and individual parking space is
demarcated by paint.
Parking calculation is done as per the Jharkhand Building Bye-laws wherein the norm says
that 1 ECS per 200 sqm of Built up area is minimum parking area requirement.
Therefore 400 sqm of parking area is required for a built up area of 3500 sqm and accordingly
890 sqm has been provided for parking and dedicated auto stand.
As per the present modal split parking survey done, forecasting of modal split of private
vehicle parking is done and percentages of each mode have been derived. This percentage
is distributed in the entire parking and provision has been kept. The sizes considered for
each of the following are as follows
Cars – 2.5m x 4.5 m (As per Jharkhand Building Bye laws)
2 wheelers – 1m x 2m
Autos/ Taxis – 2.5 m x 4.5 m
The dimensions of the bus bay is shown as follows
The boarding bays have to be easily accessible by the bus with minimum maneuvering.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 16
Considering the availability of space and following reasons, it is preferable that buses turn head first
into the bay because boards are more visible and drivers find it more convenient.
Tyre stopper provision has been made about 1m before the kerb so that the front overhang
of the bus is within the bay and not projected onto the platform.
The edge of the bay is defined by a 300mm high cement concrete kerb.
The clear headroom for the buses is 5.5 m
Steel space frame canopy with toughened glass above has been planned for above the bus
bays partially to provide shade to the de-boarding and alighting passengers.
Platforms
Platforms are the spaces for passengers to move and manoeuvre before and after boarding
and alighting their buses respectively.
These are not enclosed spaces, but roofed areas so that there is protection from sun and
rains.
For visual transparency within the platforms minimum mandatory enclosures are planned in
this area like ticket counters, police control room etc.
Flamed granite is used in flooring for ease of maintenance, durability and for its non-slip
characteristic to aid the old age, physically challenged etc.
Tactile flooring for the visually impaired people has been integrated with the granite flooring
throughout the platform areas.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 17
Directional signage directing towards various spaces like toilets, drinking water etc. is
planned at various locations for the ease of the commuters.
All wall surfaces and column surfaces are cladded with polished granite up to ceiling for ease
of maintenance and durability.
Administrative areas
In the name of administrative areas ticket counters and a Police control booth is located on
the Ground floor as maximum circulation space is desired.
Ticket counters and Enquiry counters have workstations along with granite window counter
for ticketing
The windows in ticket counters are aluminium sliding windows with fixed glass at lower
portion of window with opening for cash and ticket transaction
Aluminium grill for security has been provided at the window
RCC slab at 3m level is provided with Gypsum false ceiling below
Vitrified tile flooring is within the rooms
Internal wall finish is in plastic paint
Police control booth has provision of 2 workstations
First floor has other mandatory administrative spaces like Dormitories, Drivers Rest room,
Cloak rooms, and Administrative offices
All of these rooms are finished with Vitrified tiles on floor, Plastic paint on walls and Oil Bound
Distemper finish on ceiling.
Dormitories are provided with beds with lockable storage cabinets
Toilets
Sanitary provisions have been made as per National Building Code (2005)
Hence, the requirement for the projected Footfall (peak hour) is as follows:
Sanitary facilities for Gents per floor
WC = 2 nos.
Wash basins = 2 nos.
Urinals = 2 nos.
Sanitary facilities for Ladies per floor
WC = 2 nos.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 18
Wash basins = 2 nos.
1 nos. toilet is for the physically handicapped on each floor which is finished with non-slip materials on
the floor and have all support system on walls
The toilet is finished in ceramic tile flooring
In walls, cladding is in ceramic tile up to 7 feet height and Oil Bound distemper finish above
7 feet.
Wash basins counters are made of Polished Granite.
Looking Mirror is fixed in wooden frames at length along the entire wall above the wash basin
up to 7 feet height.
Vertical Circulation elements
Combination of manual and automatic vertical circulation elements is provided.
Staircases have been provided as per the codal provisions in the National Building Code
2005.
Flamed finish granite is for the floors.
Walls are cladded with polished granite up to ceiling for ease of maintenance.
The Geometry of stone cuts is coordinated with the floor joints.
Stainless steel 304 grade railing is provided in the staircase.
15 passenger capacity elevators 1 nos. are provided especially for the physically challenged.
Shops/ Commercial areas
Apart from mandatory facilities in the bus stand certain other facilities like Snacks and Juice
stall etc. are provided
Some shops are provisioned for in the Ground floor that would primarily cater to the basic
requirements of the passengers like snacks and drinks stall
On the first floor apart from the administrative rooms all the commercial activities are provided
in the form of shops.
Bare shell of these rooms is provisioned for and the finishing in terms of floor finish, wall
cladding etc. shall be done as per the end user or the retailer to whom the shop would be
allotted or leased out
Each of the shop is provisioned with rolling shutter for security
Windows for natural ventilation in aluminium finished frames with fixed glass and aluminium
grills
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 19
Common areas
All common areas are user friendly
Combination of polished and flamed granite is used in flooring for ease of maintenance,
durability and for its non-slip characteristic to aid the old-age, physically challenged etc.
Tactile flooring for the visually impaired people has been integrated with the granite flooring
throughout the common areas on all floors
Directional signage directing towards various spaces like toilets, drinking water etc. is
planned at various locations for the ease of the commuters
All wall surfaces and column surfaces are cladded with polished granite up to ceiling for ease
of maintenance and durability
All seating in waiting areas is in brushed finish stainless steel finish fixed to the floor and not
kept lose
Seats are with arm rests to discourage sleeping
Bollards are used at entrance areas to control vehicular access in the pedestrian zone
Signage
Signage are user-friendly and provide information essential to users, engendering a sense of
reassurance, security and orientation when entering, exiting or transferring. It shall guide users to
various areas, provide information of the bus stand and its services and provide information on Bus
services. User information shall cover the following as the minimum:
Static signages such as Bus stand name, destination of services, platform number, way
finding signs, direction, entry, and exit
Variable signages such as real time travel information to customers
Maps and long term changeable information on scheduled services and ticket costs
Information on the use or operation of a place or system
Intermodal connections
Emergency exits
Rules of conduct to users
All signages shall have alternate pictorial signages. User information displays are so located
that users seeking information have ready access without obstructing free flow of users.
Signs shall be placed at decision points, and perpendicular to the line of sight. Signages
placed on the left side of passages including stairs, lifts and escalators.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 20
Proper directional signage’s, road markings and road signage’s is envisaged and is required
to be detailed for making the proposal user friendly and efficient. Mandatory sign, information
signs, warning signs as per IRC norms (IRC 67:2001 – code of Practice for road signs & IRC
35-1997- code for practice for Road Markings) is required wherever necessary
Landscape
Landscape features in the form of soft and hard scapes have been provided
Ground cover and shrubs within the parking area and round-abouts have been provided
Ground cover in the form of Iresene would be used
Shrubs like Wedeleia Trilobata and Clerodendrome Inerme will be used
These plantations will add colour to the soft scapes
At the periphery where lamp-posts are proposed, green areas with common grass and
Bougainvillae shall be used
Pedestrian Amenities
Basic pedestrian amenities are provisioned for in the terminal area.
It is expected that large scale barricading of road edges from pedestrian traffic will provide lot
of relief to the motorized vehicular flow from the pedestrian movement
Simultaneously, dedicated channels for pedestrian flow from one zone to another shall ensure
that the requirements for the pedestrians are met in totality.
Pedestrian traffic shall not conflict with other modes of transport.
The proposal focuses on the pedestrian facilities and fills in all the gaps in the same/ it is
mandated that pedestrian circulation has to be safe, secure and fully facilitated so that they do
not have any incentive in sharing road space and mixing with vehicular traffic. The proposal
ensures conflict free movement of pedestrians from one collection zone to other.
Key measures adopted to arrive at the ideal solution for smooth traffic circulation include
pedestrian barriers, foot over bridges, pedestrian underpasses and forcing vehicular merging
and de-merging along the direction of vehicular flow.
Co-ordination of different activities in terms of functional and spatial inter-relationships
Timely dissemination of vehicular and related necessary information to passengers
The proposed redevelopment of the bus stand also included minimum spaces for the
passengers to wind up and relax.
Provision of necessary facilities/utilities to meet the requirement of all user groups
Workshop for Buses
To ensure to the maintenance of buses, 1 bus wash facility has been provisioned for
Also workshop is proposed for buses, where there is a provision to carry out minor repair and
maintenance for at least 2 buses at a time
Facility for Physically Challenged
Proper planning for the movement of the physically challenged/ differently abled is envisaged. Ramps
are provided wherever change in level is planned. It is proposed to use mechanical systems like lifts
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 21
and escalators for making it easier for pedestrians and physically challenged to encounter changes in
grades. Barrier free movement throughout the bus stand is planned.
Lighting
Lighting is proposed to be upgraded using high mast lighting, pole lights and pedestrian bollard lights
so that a minimum of 100 lux is available everywhere around the complex and paths are properly lit
for the pedestrians.
Other Facilities
Energy efficient and green building features have been incorporated to make the proposed building at
par.
Having the concept plan frozen, engineering surveys like Topographical survey and Geotechnical
Investigations were conducted based on which the detailed Architectural plan and detailed structural
design has been prepared.
Engineering Design
Pavement Design
Rigid Pavement
Rigid pavement is proposed at this bus stand location. Jointed Plain Concrete Pavement is recommended.
The rigid pavement has been designed for a design life of Thirty (30) years. The rigid pavement has been
designed to withstand the cumulative effect of the axle load repetitions of buses applied over the design life
of 30 years.
New Concrete Pavement Design
Layer Type Thickness (mm)
Pavement Quality Concrete (PQC) M 40 Grade 230
Dry Lean Concrete (DLC) M 15 Grade 100
Granular Sub-Base (GSB) 150
Total Pavement Thickness (mm) 480
Services Design
Oil cooled transformer 11/.433KV has been taken to cater to the demand load of the bus stand with
future demand consideration. Power from the local Electricity Department shall be taken to the
transformer through HT VCB panel.
Distribution of power shall be done through LT panels, feeder pillars and Distribution Boards
Further services like emergency power back up i.e provision of
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 22
Emergency Power Back up
Provision of DG set has been taken for emergency power back up in case of main electrical power
failure. Silent type DG sets have been taken.
Fire Fighting Works
Provision of fire-fighting system with fire pumps has been taken for the Bus Stand. Fire hydrants, hose
reels and sprinklers will be provided as per National Building Code 2005. Portable type fire
extinguishers shall be provided at strategic locations. Provision of fire detection and alarm system has
also been taken as per NBC.
CCTV Surveillance System
IP based cameras are being provided at strategic locations in the common areas to keep a watch on
the public activities in the bus stand and also to keep a record of the same to view in future, if required.
Passenger Information System
Software based system is being installed to provide information of buses scheduled from the bus stand
including platform/ bay number and departure time for the convenience of the passengers. Boom
barriers, LED display boards and LED monitors will be provided. PA system is being provided for
announcements regarding the availability of buses and also for any emergency announcement, if
required. The system can be used for collection of revenue from parking of buses.
Solar Power Generation
Provision of solar panel based electricity generation has been taken. Solar panels will be installed at
the available area on the terrace of the building. This will generate electricity during day time and thus
save considerable amount of conventional electrical energy.
Sewerage System
Instead of using the conventional method of sewerage system using setic tanks, soak pits etc, for the
bus stand it is proposed to use Septi-pure readymade septic tanks which have eliminated many
challenges like choking, less retention time, limited sewer treatment etc.and provides more clear
effluent compared to conventional brick-made septic tank.
Features and benefits of SeptiPure Septic Tank:-
1 – No Need to Re-Clean as it is EverClean.
2 – Digest Everything - Flow Out Nothing.
3 – Compact design and can be shifted.
4 – All components are Pre-casted so takes little time to install.
5 – Based on up flow Anaerobic Microorganism.
6 – Install once and forget as Sludge is not accumulated inside the Septic Tank.
7 – EverClean Oxyless SeptiPure Baffle Reactor works best with dual soak well system.
For Mango, 4 units of 500-user tanks are proposed.
Water Supply System
The present source of water supply is groundwater, and in the existing system wastewater recycling
is not practiced. To optimize the water demand and minimize impacts on the environment, it is
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 23
recommended to recycle the wastewater generated from site. For an efficient water supply scheme it
is essential to have an integrated approach that would meet the future demand in a sustainable
manner.
Water Pumping Facilities
All pumps shall be designed considering 12 hours operation per day and shall be provided 100%
stand-by capacity.
Storage
Underground storage reservoirs shall be designed for 24 hours so that in case of any emergency, the
operations at the station can sustain smoothly.
Water Distribution System
The main factors considered for the system are peak factor, pipe size, residual pressure, metering,
protection against getting polluted etc.
It is recommended to have a loop system of water supply.
Proposed System
Source
The current source of water supply for the Bus stand is underground water. Presently, no municipal
supply is present. Hence, bore well shall be created.
Network
Drinking water demand of the station including offices and catering shall be fetched from RO units.
Raw water after chlorination shall be used for bus washing. For bus washing treated effluent shall be
recycled and a portion of water demand shall be fulfilled by chlorinated raw water.
Water demand for secondary uses like HVAC, horticulture and flushing shall be met through treated
sewage effluent (TSE).
RO Plant
Separate network and RO units for operational area and commercial area shall be provided. RO plant
shall be designed to meet IS: 10500-2012.
Water Tank Capacity
The size of underground tank is 10.5 m x 4.5 m x 3.0 m (h). And 14 units of 5000 litres of overhead
tanks are proposed.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 24
Costing and Estimation
Based on the detail drawings of the project detailed estimate has been prepared and the abstract of
the total cost is as follows:
SUMMARY
S.No Description Amount (in Rs.)
1 Detail Cost Estimate of Terminal Area 160,737,607
2 Final Block Cost Estimate of Commercial Area 568,294,839.28
Total Project Cost 729,032,447
Say 72.90
COST ABSTRACT (TERMINAL AREA)
S.No Description Amount (in Rs.)
A) Civil & Finishing Works
1 Dismantling 2,882,986
2 Earth Work 6,562,103
3 Concrete Work 3,179,915
4 RCC Work 23,909,259
5 Brick Work 4,092,820
6 Finishing Work 2,834,946
7 Roofing Works 1,043,362
8 Flooring 5,094,259
9 Steel Works 12,574,110
10 Wooden Works 649,033
11 Aluminium Works 1,815,594
12 Water Supply 1,107,572
13 Sanitary Installations 813,789
14 Road Work 18,351,864
15 Horticulture 26,360
16 Sewerage & Storm Water System 6,870,964
17 Canopy 11,992,158
18 Tube Well 1,161,259
19 Rain Water Harvesting 287,212
20 Miscellaneous Works 2,429,494
21 Carriage of Material over JSR items 3,666,751
Sub Total (A) 111,345,810
B) Services Work
22 Internal/External Electrical Works 28,113,900
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 25
23 Fire Fighting Works 7,419,320
24 Specialized Services 6,676,900
Sub Total (B) 42,210,120
C) Utility Shifting 2,500,000
Sub Total (C ) 2,500,000
TOTAL(A+B+C) 156,055,930
Add Project Contingencies @ 3% 4,681,678
GRAND TOTAL 160,737,607
COST ABSTRACT (COMMERCIAL AREA)
S.No. Description of Items Amount (Rs.) Remarks
1 Building works
410,357,723
2 Road works
2,480,000
3 Footpath & Passenger movement area
806,871
4 Electrical works
92,966,481
5 Services works (Drainage, Water Tanks & Street lights etc)
34,601,380
6 Boundary wall & Gate
4,088,712
7 Parking Area
713,240
Sub Total
546,014,407
Project Contingencies @ 3% on Total
16,380,432.21
Total Cost of Work (A)
562,394,839
Other General Charges
Utilities shifting
5,900,000
Total of Other General Charges (B)
5,900,000
Total Project Cost (A+B) in Rs.
568,294,839
Say
56.83 crore
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 26
Project Structuring & Financial Analysis
Market Demand Assessment & Product Mix
Market Assessment
To assess the project requirements and demand we have conducted a market assessment and
demand assessment study at micro level (existing Bus Terminals and proposed site neighbouring
areas) and at macro level.
Mango is a suburb of Jamshedpur city. It is situated across the Subarnarekha River and is connected
via two bridges laid side by side. It is a huge and growing residential area. Once a suburb, it is now a
real estate hotbed. Mango has the status of a 'city' according to the government though being part of
the main city Jamshedpur. It is a notified area and is run by its own notified area committee, namely,
Mango Notified Area Committee (MNAC). It is primarily a residential area and is now witnessing a real
estate boom. Many developers are developing residential colonies in the area.
As of 2011 India census, Mango had a population of 3,16,874. Males constitute 53% of the population
and females 47%. Mango has an average literacy rate of 86.62%, higher than the national average of
59.5%: male literacy is 91.56%, and female literacy is 81.29%. In Mango, 12% of the population is
under 6 years of age.
The subject site is situated in Gandhi Ghat area which is about 9 Km away from Tata Steel Ltd., 7.5
Km away from Tatanagar Junction and about 8 Km away from Tata Motors Ltd.
Commercial and Retail Rentals in Different Areas
Type Of Property Location Area
(sq.ft.)
Total
Rental per
month
Rental per
month per
sq.ft
Commercial Shop Mango 150 2000 13.33
Commercial Office Near Payal Talkies, Mango 500 12000 24.00
Commercial Land Road No-5, Mango 3600 50000 13.89
Commercial Shop Mango 440 20000 45.45
Commercial Office Near Vishal Mega Mart, Mango 3000 75000 25.00
Commercial Shop Main Road, Mango Chowk, Mango 300 16000 53.33
Hospitality
There are very few prominent hotels and restaurants within 1 km radius of the subject site. Since the
subject site is situated far away from the heart of the city and there are almost negligible tourist places
within 1 km radius, this is understandable .However, there are many Hotels situated within 2-3km
radius are all upscale hotels which cater to people with high disposable income. Most of them are
situated in and around Sakchi area.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 27
Hotels within Catchment Area
Prominent Hotels in Jamshedpur
Name of the Hotel Number of Rooms
Hotel Ganga Regency 30
Hotel Yashwee International 35
Hotel Kanchan 28
Hotel Virat 30
Hotel Grand 20
The Mahal Inn 38
Hotel JIVA 40
Ashoka Inn 30
Dey's Honors 43
Deodutt Palace Hotel 20
Hotel J K Residency 37
Hotel Sagar 36
Hotels’ Tariffs around the Site
Hotel Type of
Hotel
No. of
Rooms
Room Rentals per Room per
day (in Rs.)
Tariffs per Day
(in Rs.)
Hotel Ganga
Regency Star 30
Suite
Superior Room
Single
Double
7000
4000
5000
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 28
Hotel Type of
Hotel
No. of
Rooms
Room Rentals per Room per
day (in Rs.)
Tariffs per Day
(in Rs.)
Hotel
Yashwee
International
Star 35
Deluxe
Single
Double
Suite
Single
Double
Single Ac
3000
3700
3500
4200-5000
1100
Hotel Kanchan Star 28
Ac Double Room
Deluxe Ac Single
Deluxe Ac Double
1300
1300
1500
Hotel Virat Star 30
AC Standard
Single
Double
AC Deluxe
Single
Double
AC Super Deluxe
Single
Double
Non AC Deluxe
Single
Double
1250
1250
1350
1550
1600
1800
950
1150
Hotel Grand Star 20
Standard Non-AC
Standard AC
Deluxe
Super Deluxe
Suite
750
1150
1600
1900
2200
The Mahal Inn Star 38
Premium Room Only
Deluxe Suite
Royal Suite
2800
7000
8000
Hotel JIVA Star 40 AC
Luxury
5000-6500
8000-9000
Inference Based On the Subject Site
Since within the catchment area of 1 km, there is likely to be high growth rate of floating population,
star category hotels will do well for the area. Average rentals for AC accommodation it could be up to
4000 Rs. per room. Average rentals near the subject site have to be slightly lower than the hotels in
the Sakchi area due to the location constraints.
Unorganized and Organized Retail
There are various retail shops within 2 km radius; however upscale big markets for unorganized and
organized retail are few. Retail rentals near the site are at about 30 Rs. /sqft which are significantly
lower than the rentals around Sakchi area. So, further development of unorganized retail market is
expected here.
However, big organized retail stores are virtually negligible within 3 km radius of the site due to the
location and character of the population. Most of them situated in and around Sakchi. So, there is not
much scope development of organized retail.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 29
Unorganised Retail near the Site
Major Retail Markets in Jamshedpur
Sl. No. Name Of the Market
1. Signora Vegetables and Seafood Market, Signora
2. Tibet Market, Golmuri Circus
3. Sunday Market, Birsanagar
4. Plaza Market, Ghorabandha
5. Sakchi Market
6. Vishal Mega Mart, Hill View Colony, Mango
7. Balaji Mall, New Purulia Road,
8. PM Mall, Aambagan Rd
Inference Based On the Subject Site
Development of unorganized retail is viable here with average rentals around 50 Rs. /sq.ft. However,
organized retail may not be feasible due to socio-economic and location constraints. Retail shops
mainly catering to local needs rather than floating population should do well in the area.
Banking Facilities
It is clear from the above site that there are very few other commercial facilities like banks available
within 2 km of subject site. Since floating population tends to relish these facilities, there is much scope
of incorporating these facilities in the potential development mix. Average rentals for the aforesaid
facilities can be around 40 Rs. per month.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 30
Banking Facilities around the Bus Stand
Demand Assessment & Product Mix
One of the most critical aspects of this study is assessing demand for select asset classes. Demand
assessment has been done based on following perspectives:
Demand forecasts based on existing trends and projections. Specifically, the fundamentals of demand
assessment for all the asset classes are derived mainly from the total footfalls that are incident at the
subject property. These are instrumental in the success for any business venture keeping in mind the
future development proposition of the Bus Stand. Thus, to reiterate, the key factors driving demand
for various developable asset classes at the subject property are:
Incident footfalls
Transit commuters
Non-Commuters
Catchment population
These assessments have provided indications towards the typologies of developments that are likely
to be most suited for development at the subject property, and are likely to generate highest level of
returns.
This section presents demand projections for commercial development with focus on the subject
property. The demand for retail includes both the organized shops and kiosks. Since the demand for
each cannot be determined separately, it is being calculated as one asset type.
The following assumptions have been used for calculating the incident demand at the subject property:
Total number of footfalls estimated based on:
o total number of bus trips
o Various categories of Commuter transit population
Footfalls coming from non-commuters (i.e., catchment population)
Two scenarios have been developed (only passengers/footfalls and combination of footfalls and
catchment population) while assessing demand from a quantitative perspective. These scenarios seek
out the potential growth of target segment, and allows for segmentation between conservative and
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 31
non-conservative scenarios. From an assessment viewpoint, it is best that the most conservative
scenario be adopted as it is most likely to incorporate the maximum level of demand-based risk that
the project may have to bear.
Jharkhand GSDP
FY'06 FY'07 FY'08 FY'09 FY'10 FY'11 FY'12 FY'13 FY'14
GSDP Growth Rate (in %)
-3.20 2.38 20.52 -1.75 10.14 15.86 4.49 7.43 8.91
Multiplying Factor (in %)
96.80 102.38 120.52 98.25 110.14 115.86 104.49 107.43 108.91
CAGR (in %) 6.95
Since, Jharkhand is registering CAGR of almost 7% in last nine financial years; there will be huge
demand for commercial space at the proposed site. So office space of 4368 square metres and kiosks
of 385 square metres will do well for the area. For office space average rentals can be around 40 Rs.
per square feet while for kiosks it can be around 100 Rs. per square feet.
Hospitality Demand Assessment
Hospitality Assumptions
Base year 2011
Avg. percentage annual increase in visitors 5%
Floating Population 3284
No. of Trips per Visitor 1
Percentage Of Budgeted Category Tourists 30.00%
Percentage of Star Category Tourists 30.00%
Average duration of stay (in days) 1.50
No. of visitors per annum(in lacs ) 11.82
Percentage of visitors staying in hotels 50.00%
Existing Stock for bus passengers(Star Category) 387
Star Category Calculations (within Catchment Area)
Year 2016 2017 2018 2019 2020 2021 2022
Tourist Arrival (in
Lakhs) 9.77 10.26 10.77 11.31 11.87 12.47 13.09
Star Category
Tourists @ 30% 146,529 153,855 161,548 169,626 178,107 187,012 196,363
Average duration of
stay @ 1 days 219,794 230,783 242,322 254,438 267,160 280,518 294,544
Room night
demand(per year) 611 641 673 707 742 779 818
Existing stock 387 387 387 387
Cumulative
stock(Room nights) 387 387 387 387
Gap(No. of Room
Nights) 224 254 286 320
Provided 110 110 110 110
Other Sources 114 144 176 210
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 32
Retail Demand Assessment
Assumptions
Base year 2011
Total Population in catchment 67735
Avg. Annual Exponential Growth(2001-2011) 3% population
Avg. percentage annual increase in visitors 5%
Percentage of Spending Catchment population 30%
Floating Population 3284
Percentage Spending Floating Population 30%
Spending floating population 985
Daily spending (in Rs.)
Catchment Area Population Spending (in Rs.) 30
Floating Population Spending (in Rs.) 40
Avg. percentage annual increase in monthly spending 10%
No. of Trips per month 1
Avg. Annual increase in retail spent household 7%
Actual percentage of annual retail spent household 30%
Assumed Rental 10% yoy
Appreciation in rental per annum 10%
Assumed Average Rental 50 per sq.ft
Catered Demand Area 25%
Percentage increase in Retail area annually 10%
Retail Area Calculations
2016 2017 2018 2019 2020
Floating Population Option
Floating Population per annum(in Lakhs) 11.8 12.2 12.5 12.9 13.3
Number of Trips per month 1 1 1 1 1
Total Daily floating population spend per head 40 43 46 49 52
Total yearly catchment spend as revenue to retail(in crores) 4.73 5.21 5.74 6.33 6.98
Occupancy cost (as % of monthly spend or revenue) 10% 11% 12% 13% 15%
Total Occupancy Cost (in crores) 0.47 0.57 0.69 0.84 1.02
Average Monthly lease rent paid by retailers 50 55 60.5 66.55 73.205
Average yearly lease rent paid by retailers 600 660 726 799 878
Gap (sq.ft) 7,881 8,685 9,572 10,550 11,627
Catchment Population 67,735 69,767 71,860 74,016 76,236
Total daily catchment spend(in Crores) 0.20 0.22 0.25 0.27 0.30
Total yearly catchment spend(in Crores) 73.15 80.62 88.85 97.93 107.92
Floating + Catchment Population Option
Occupancy cost (as % of monthly spend or revenue) 10% 11% 12% 13% 15%
Total Occupancy cost (in Crores) 7.32 8.87 10.75 13.03 15.80
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 33
2016 2017 2018 2019 2020
Average Monthly lease rent paid by Retailers (Rs.) 50 55.00 60.50 66.55 73.21
2016 2017 2018 2019 2020
Average Yearly Lease Rent paid by Retailers (Rs.) 600 660 726 799 878
Size of Retail - Catchment(sq.ft) in lacs 1.22 1.34 1.48 1.63 1.80
Size of Retail - Floating(sq.ft) 7,881 8,685 9,572 10,550 11,627
Gap (in sq ft.) 75,984 83,855 92,541 102,127 112,704
Gap(in sq. m) 7059 7790 8597 9488 10471
Market Demand Assessment & Product Mix
Project Valuation Methods
The financial viability analysis for the Bus Stand has been conducted to assess the potential structure
which is feasible and probable returns for the project. This section below provides assessment of the
following:
Valuation Methods
Financial Analysis and Project Viability Analysis under different options
Valuation Methods
As per the standard evaluation methodology / procedures, the underlying assets including real estate
potential have been valued based on three different approaches:
a) Circle or Collector Rate Method
b) Rental Yield Method
c) Financial Analysis
a) Collector Rate or Circle Rate Method
Circle Rate or Collector Rate is a benchmark minimum rate defined by the state government at which
a land/ property can be transacted. Circle Rate varies from area to area within city. The Circle Rate
provides one of the basis of valuation of a particular plot/ land being put to a particular use. Since the
Circle Rates are updated by the local authorities from time to time, there can be wide differences from
the market rates making the valuation procedure complex.
The key limitations of the Circle Rate or Collector Rate analysis are as follows:
The Circle Rate or Collector Rate assessment is generally suitable for smaller plots
Since the proposed shops are part of the Bus Stand plot/building, the land use of the site is under
Government Offices (Transport) purpose as per the development /master plan. Adopting
commercial Circle Rate or Collector Rate for entity plot may not reflect the true picture of
valuation
We have done the valuation based on the Guideline Value and using standard methodology of
valuation as provided in the following sections:
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 34
Circle Rate Analysis
Sl. No. Description Unit Value
1. Collector Rate or Circle Rate (commercial plot) Rs. /sq. m 12,053
2. FAR for Commercial Land Use Ratio 2.00
3. Estimated Built-up area for Commercial land
use /Shops in the Commercial Facility area
Rs. /Sq. m. 17,543
4. Total value of Built-up Area Rs. 10,5728,554
5. Discount Factor for long term lease % 30%
6. Net Value of Property Rs. 7,40,09,988
b) Rental Yield Method
Rental yield analysis has been conducted using rental yield of commercial space in the vicinity of
Bus Stand/major commercial area/main road. The rental yield as per our survey has been assumed
at 7%. The detailed assessment of the project value from rental yield along with assumptions is
provided below.
Rental Yield Analysis
Sl. No. Description Unit New Building Old Building
1. Rentable Area Sq.ft 159,715 29,052
2. Yield % 7% 7%
3. Total value of rental yield analysis Rs. Crore 21.2 14.9
4. Long Term lease factor 1 1
5. Construction Cost Rs. Crore 67.3 12.8
6. Residual value factor 0.25 0.80
7. Market value of Rental yield analysis Rs. Crore 4.4 4.6
c) Financial Analysis
Discounted cash flow analysis is the most preferred method of assessment of project potential and
valuation for such projects and widely followed in the infrastructure sector. The methodology takes into
account the projected revenue, capital cost and operations cost for the operations period of the project.
Based on the cash flow projections the parameters such as equity IRR and net present value are
estimated. For assessment of project potential and conducting discounted cash flow assessment the
following steps have been followed:
Detailed market assessment for
o probable rentals,
o possible increase in rentals
o Capital cost of commercial component
o Operational cost estimation and increase in O&M cost
Assessment of financial issues such as debt equity ratio, interest rates, taxes etc.
Development of suitable project structure and risk allocation.
Estimation of Capital cost
Estimation of O&M cost for the operations period
Projecting the cash flow for the concession period
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 35
Assessment of Net Present Value
Financial Viability Assessment
To check the financial feasibility of the project and to suggest a suitable implementation structure
including PPP structure for the transaction to take place, we have developed a financial model for the
project. The key highlights of the financial model are as follows:
The financial model estimates the project revenues and cash flows for the full term of the
concession period
The financial model has been designed to run sensitivity analysis under different scenarios.
Sensitivities have been run under different scenarios for inputs such as capital cost, rentals etc.
The values for the input parameters for calculation of revenues and cost have been taken based
on current market trends and industry practices.
Inputs for Revenue Estimation from Other Sources of Revenue
The table below provides the inputs to the revenue estimates from other sources of revenue such as
Bus Entry Fee, Parking Charges and Advertisement revenue.
Input Assumptions for Operations Revenue Estimation
Sl. No. Assumptions Unit Value
1 Total No. of Bus Trips Trips/day 102
a) Intercity Trips/day 102
2 Bus Entry Fee Rs. Per entry 40
a) Annual Increase in Bus Entry Fee % 5
b) No. of Operations Days No. of days 300
3 Growth Rates
a) Intercity Bus Trips Growth Rate % 3%
4 Parking Space Provided
a) Equivalent Car Space (ECS) Nos. 3
5 Parking Turnaround No. of Times 2
6 Parking Charges
a) Per Equivalent Car Space Rs. 20
7 Annual increase in parking charges % 5%
8 Advertisement Revenue Rs. Lakhs/annum 0.50
9 Annual Increase in Advertisement Revenue 5%
Inputs for Maintenance Cost – Terminal Building
Annual, periodic and regular maintenance cost has been estimated based on CPWD manual, SOR
and best industry practice basis for Bus Stand and the same is presented below.
Input Assumptions for Maintenance Cost Estimation – Terminal Area
Sl. No. Description Unit Area Rate Amount (Rs.) Remarks
1 Building Area
a) Day to Day repair
charges- cost per year
Sq.
m.
1,125 6.85 7,706 CPWD
manual
b) Annual Repairs Sq.m 1,125 7.85 8,831 CPWD
manual
c) Sub- Total 16537
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 36
Sl. No. Description Unit Area Rate Amount (Rs.) Remarks
2 Road Repairs
a) Tack Coat- total road area Sq.m 8,268 12 99,216 S.O.R 5.2
b) B.M. for filling road cuts -
5% areax.1M cuts
Cu.m 41.3 9217 3,81,030 S.O.R 5.6
Aii
c) Surface Dressing Sq.m 8,268 79 653,172 S.O.R.5.9
ii
3 Replacing paver blocks-
5% area
Sq.m 30.25 1,350 40,838 LS
4 Repairs to Kerbs -10%
Quantity
M 26.5 414 10,971 LS
5 Repairs to Boundary wall
& Gates-5%
319,200 LS
6 AMC for 02 lifts-(2*Rs
100000/year)
2,00,000 Market
Rate
7 Annual Maintenance
cost
17,20,964
Contingency on Sl.No.(6) 3% 51,629
8 Total Annual
Maintenance
17,72,594
9 Special Repairs –
Building (every 15 years
once)
Sq.m 1,125 4.65 5,231 CPWD
manual
Contingency @ 3% 157
Sub-Total Special
Repairs
5,388
10 Dense Carpeting of Road
(every 5 years, after initial
8 years)
a) Tack Coat Sq.m 49,608 12 5,95,296 S.O.R 5.2
b) B.M. for filling road cuts Cu.m 124.02 9,217 1,143,092 S.O.R 5.6
Aii
c) B.C Cu.m 992.16 10,057 99,78,153 S.O.R.
5.7 ii
Sub. Total –Dense
Carpeting of Road
1,17,16,541
Contingency @ 3% 351,496
Total- Dense Carpeting
of Road
1,20,68,038
Inputs for Operations of Bus Stand
The estimated manpower requirement for operations of Bus Stand is set out below. Annual increase
in manpower cost is assumed at 7% per annum.
Input Assumptions for Manpower for Bus Stand Operations & Management
Sl No. Assumptions Nos. Rs /.Month Total per Month (Rs.)
1 Operations Manager 1 40,000 40,000
2 Multi-skilled Technicians 1 15,000 15,000
3 Lift Operator 1 12,000 12,000
4 Housekeeping Janitors 2 10,000 20,000
5 Parking Attendants 1 10,000 10,000
6 Cashiers 1 12,000 12,000
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 37
Sl No. Assumptions Nos. Rs /.Month Total per Month (Rs.)
7 Security Guards 1 15,000 15,000
8 Total Manpower 124,000
Key Assumptions for Hotel
Area and Facilities
The area and facilities related inputs for budget hotel are presented in the table below:
Budget Hotel - Area and Facilities
Parameters Unit Value
Built-up Area Sq. ft 55,994
No. of Rooms Nos. 107
Construction Cost and Phasing Inputs
The inputs related to construction cost and phasing for the hotel are presented in the table below:
Hotel - Construction Cost and Phasing
Parameters Unit Value
No. of years for construction
2
Increase in Construction Cost % 5%
Construction Phasing Year 1 70% Year 2 30%
Assumptions for Revenue Estimation
The inputs related to estimation of revenues for Office space are presented in the table below. The
increase in rentals has been taken as per industry and area specific trends i.e. 15% every 3 years.
Hotel - Inputs for Revenue Estimation from Room Rentals
Parameters Unit Value
Average Room Revenue Rs/ Room night 3,800
Growth rate - long term revenues % 6%
Occupancy % 70.0%
The revenue from other sources from the hotel have been estimated based on 2012-13 survey report
of Federation of Hotel and Restaurant Association of India (FHRAI).
Hotel - Inputs for Other Sources of Revenue
Food and Beverage 42.8%
Banquet and Conference 13.1%
Telephone and Others 1.2%
Minor Operated Departments
(Laundry, gift shop, business centre, news stand, sports,
health club, garage, parking etc.)
6.3%
Rental and other income 5.2%
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 38
Assumptions for Operations and Maintenance Cost
The inputs related to estimation of operations and maintenance cost for Retail Space is presented in
the table below:
Retail Space - Assumptions for O&M Cost
Parameters Unit Value
Marketing Cost % of rentals 3%
Asset Management fee % of rentals 3%
Typically the Common Area Maintenance charges (CAM) is charged over and above the rental values
from the end users. It has been assumed that the maintenance cost shall be revenue neutral in this
case. The developer shall charge the end maintenance cost over and above the rentals and the same
shall be expended by the developer for maintenance of the commercial areas. The marketing cost and
asset management fee have been assumed as per the industry standards. The marketing cost shall
include the cost of brokerage.
Inputs for Kiosks Revenue Estimation at Terminal Building
Other Assumptions
Sl. No. Items Unit Value
1 Kiosks + Food courts Sq. m 4,144
2 Rentals – Kiosks Rs./sq. ft./month 100
Inputs for Consumption Expenses Estimation at Terminal Building
Consumptions, utilities charges for the bus stand and other expenses are estimated based on the
following assumptions.
Other Assumptions – Consumption Expenses for Terminal Building
Sl. No. Items Unit Value
1 Miscellaneous expenditure (consumables) Rs. /sqm/month 6
2 Annual Increase % 7%
3 Special Repairs annual escalation rate % 5%
4 Dense Carpeting of Road annual escalation rate % 5%
Inputs for Capital Cost and Phasing
It is assumed that within two years the project will be implemented.
Implementation Phasing
Sl. No. Assumptions Unit Value
1 Construction Period Year 2
2 Construction Year Year 2017 & 2018
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 39
Financial Assumption Inputs
The table below provides the financial assumption inputs for estimation of project viability:
Financial Assumption Inputs
Sl. No. Assumptions Unit Value
1 Start of Construction Year 2017
2 Years for Construction No. of years 2
3 Operating Year Year 2019
4 Max Depreciation Rate for Accounts - SLM % 95%
5 Max Depreciation Rate for Taxation - WDV % 100%
6 Debt % 60%
7 Equity % 40%
8 VGF on Bus Stand Building Cost % Nil
9 Upfront equity as a % of total equity % 25%
11 Long Term Loan Interest Rate % 13%
12 Repayment Period Years 7
13 Moratorium after start of operations Years 0
14 Corporate Tax % 34.61%
15 MAT % 21.34%
Main Features of a PPP Project
PPP Project is a project based on a contract or Concession Agreement between a Government or
statutory entity and a private sector company, with the following essential elements:
Fixed Concession period
Pre-determined user charges/tariff
Pre-determined scope of work for the Concessionaire
Pre-determined bidding parameters, i.e., VGF/ Premium/Revenue Sharing/ Lease Rent
All conditions, specifications, and project agreements frozen prior to inviting final bids
Key Performance Indicators and measurable parameters
Dispute resolution mechanism
Independent agency for ensuring of project implementation in accordance with agreed terms
and conditions
Land required for the project available with the Implementing Agency
Project Development Options Analysis
The Bus Stand project (“Project Facilities) can be divided in to following:
i.) Bus Stand Facility; and
ii.) Commercial Facility
Entire Project on Design Build Finance Operate Transfer (DBFOT) Model
DBFOT is the most common form of Public Private Partnership structure. It is possible to identify one
single private developer who would be responsible for both project implementation phase as well as
project operations phase. Therefore, such selected operator shall undertake - detailed engineering
activities, plan and construct, raise finances, operate, maintain, manage, collect revenue, repay loan,
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 40
make additional investments for capacity augmentation and replacement. The single point
responsibility is a good PPP structure and also always innovation in construction, design and
operations to happen. The selected developer will undertake construction, operations and
maintenance of both Bus Terminal Facility and Commercial Facility.
While a financially free standing project would involve payment to the government, a financially weaker
project can be supported by government through a capital and / or operations grant.
The private financing component gives the private sector the flexibility to plan its capital investment to
maximise returns. This ensures optimal use of capital resources in government projects. While the
Government retains ownership of the facility, the DBFOT approach attracts private financing to the
extent possible for the project that can be repaid with revenues generated during the facility’s
operation.
Payment Structure Option Analysis
Evaluation of possible payment options are set out below:
(i) Variable Annual Lease Payment:
Bidders are required to quote the annual lease payment payable to the Government/department
during the Operations phase of the project. Successful Bidder would be identified based on
highest annual payment quoted by the Bidder for the Project.
(ii) Annual Revenue Share model: In this structure bidders are required to quote percentage revenue
share in their price proposal. It would be difficult to quantify the future revenue to estimate
quantum of revenue share amount at the price proposal evaluation stage. Therefore this payment
mechanism is not suitable to evaluate the price proposals.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 41
Based on the aforesaid options analysis, it is suggested that annual Lease Payment /Rentals may
be adopted as bid parameter.
Minimum Built-up area will be specified in the bid document, if the Concessionaire decided to construct
or utilize more built-up area then the Annual Lease Payment /Rental would be calculated based on
the additional area to be constructed on a pro-rata basis. This would ensure no undue windfall gains
to the Concessionaire due to constructing additional built-up area over and above the specified
minimum built-up area in the Bid Document. However, the permissible built-up area shall not exceed
the limit of FAR of 2.
Recommended PPP Option
It is recommended that the project may be implemented through private participation on Design, Build,
Finance, Operate and Transfer (DBFOT) basis for the following reasons:
i. The mobilisation of finances would be the responsibility of the private developer for the entire
project.
The required finance required for the project would have to be raised by the private
developer within a pre-specified time-frame.
The project will be implemented in a fully competitive bidding situation and therefore it would
get constructed at the lowest possible cost by the Private Partner.
ii. The risk of time-bound completion of the project would be passed on to the private
developer. Since the revenue streams from the project would commence only after
completion of the project, it would be in the interest of the private developer to complete the
project as early as possible. Government may also stipulate a penalty to be paid by the
private developer in case of delay in implementation of the project.
iii. The risk of over-runs in construction cost and operational expenses would be passed on to
the private partner/ developer. Since the private developer would be responsible for the
implementation of the project, any increase in cost of the project would also be borne by
him.
Key Assumptions and Input Parameters for Retail Space
Area and Facilities
The area and facilities related inputs for retail space envisaged are presented in the table below:
The total built-up area of 900x3 (floors) = 2,700 sq. m. existing building will be retained for retails &
office purposes.
Office Space - Area and Facilities
Parameters Unit Value
Built-up Area Sqft 56, 704
Construction Cost and Phasing Inputs
The inputs related to construction cost and phasing for retail space are presented in the table below:
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 42
Office Space - Construction Cost and Phasing
Parameters Unit Value
Years for construction Year 2
Increase in Construction Cost % 5%
Construction Phasing Year 1 70% Year 2 30%
Assumptions for Revenue Estimation
The inputs related to estimation of revenues for Retail space are presented in the table below. The
average rentals as indicated has been estimated based on detailed assessment of rentals prevalent
in the area. The increase in rentals has been taken as per industry and area specific trends i.e. 15%
every 3 years. The Advertisement revenues have been estimated based on industry trends and our
experience.
Office Space - Inputs for Revenue Estimation
Parameters Unit Value
Average Rentals Rs/sqft/ month 50
Increase in rentals % 15% every 3 years
Advertisement Revenue % of rentals 5%
Assumptions for Operations and Maintenance Cost
The inputs related to estimation of operations and maintenance cost for Retail Space is presented in
the table below:
Retail Space - Assumptions for O&M cost
Parameters Unit Value
Marketing cost % of rentals 3%
Asset Management fee % of rentals 3%
Typically the Common Area Maintenance charges (CAM) is charged over and above the rental values
from the end users. It has been assumed that the maintenance cost shall be revenue neutral in this
case. The developer shall charge the end user, maintenance cost over and above the rentals and the
same shall be expended by the developer for maintenance of the commercial areas. The marketing
cost and asset management fee have been assumed as per the industry standards. The marketing
cost shall include the cost of brokerage.
Key Assumptions and Input Parameters for Office Space
Area and Facilities
The area and facilities related inputs for office space envisaged are presented in the table below:
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 43
Office Space - Area and Facilities
Parameters Unit Value
Built-up Area Sq. ft. 47,017
Construction Cost and Phasing Inputs
The inputs related to construction cost and phasing for Office space are presented in the table below:
Office Space - Construction cost and Phasing
Parameters Unit Value
Years for construction Year 2
Increase in Construction Cost % 5%
Construction Phasing Year 1 70% Year 2 30%
Assumptions for Revenue Estimation
The inputs related to estimation of revenues for Office space are presented in the table below. The
increase in rentals has been taken as per industry and area specific trends i.e. 15% every 3 years.
Office Space - Inputs for Revenue Estimation
Parameters Unit Value
Average Rentals Rs/sq. ft./ month 40
Increase in rentals % 15% every 3 years
Assumptions for Operations and Maintenance Cost
The inputs related to estimation of operations and maintenance cost for Retail Space are presented
in the table below:
Retail Space - Assumptions for O&M cost
Parameters Unit Value
Marketing Cost % of rentals 3%
Asset Management Fee % of rentals 3%
Typically the Common Area Maintenance charges (CAM) is charged over and above the rental values
from the end users. It has been assumed that the maintenance cost shall be revenue neutral in this
case. The developer shall charge the end maintenance cost over and above the rentals and the same
shall be expended by the developer for maintenance of the commercial areas. The marketing cost and
asset management fee have been assumed as per the industry standards. The marketing cost shall
include the cost of brokerage.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 44
Inputs for Kiosks Revenue Estimation at Terminal Building
Other Assumptions
Sl. No. Items Unit Value
1 Kiosks + Food courts Sq. m 4,144
2 Rentals – Kiosks Rs./sq. ft./month 100
Inputs for Consumption Expenses Estimation at Terminal Building
Consumptions, utilities charges for the bus stand and other expenses are estimated based on the
following assumptions.
Other Assumptions – Consumption Expenses for Terminal Building
Sl. No. Items Unit Value
1 Miscellaneous expenditure (consumables) Rs. /sq. m./month 6
2 Annual Increase % 7%
3 Special Repairs annual escalation rate % 5%
4 Dense Carpeting of Road annual escalation
rate
% 5%
Inputs for Capital Cost and Phasing
It is assumed that within two years the project will be implemented.
Implementation Phasing
Sl. No. Assumptions Unit Value
1 Construction Period Year 2
2 Construction Year Year 2017 & 2018
Financial Assumption Inputs
The table below provides the financial assumption inputs for estimation of project viability:
Financial Assumption Inputs
Sl. No. Assumptions Unit Value
1 Start of Construction Year 2017
2 Years for Construction No. of years 2
3 Operating Year Year 2019
4 Max Depreciation Rate for Accounts - SLM % 95%
5 Max Depreciation Rate for Taxation - WDV % 100%
6 Debt % 60%
7 Equity % 40%
8 VGF on Bus Stand Building Cost % Nil
9 Upfront equity as a % of total equity % 25%
11 Long Term Loan Interest Rate % 13%
12 Repayment Period Years 7
13 Moratorium after start of operations Years 0
14 Corporate Tax % 34.61%
15 MAT % 21.34%
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 45
Main Features of a PPP Project
PPP Project is a project based on a contract or Concession Agreement between a Government
or statutory entity and a private sector company, with the following essential elements:
Fixed Concession period
Pre-determined user charges/tariff
Pre-determined scope of work for the Concessionaire
Pre-determined bidding parameters, i.e., VGF/ Premium/Revenue Sharing/ Lease Rent
All conditions, specifications, and project agreements frozen prior to inviting final bids
Key Performance Indicators and measurable parameters
Dispute resolution mechanism
Independent agency for ensuring of project implementation in accordance with agreed
terms and conditions
Land required for the project available with the Implementing Agency
Project Development Options Analysis
The Bus Stand project (“Project Facilities) can be divided in to following:
a. Bus Stand Facility; and
b. Commercial Facility
1) Entire Project on Design Build Finance Operate Transfer (DBFOT) Model
DBFOT is the most common form of Public Private Partnership structure. It is possible to
identify one single private developer who would be responsible for both project implementation
phase as well as project operations phase. Therefore, such selected operator shall undertake
- detailed engineering activities, plan and construct, raise finances, operate, maintain, manage,
collect revenue, repay loan, make additional investments for capacity augmentation and
replacement. The single point responsibility is a good PPP structure and also always innovation
in construction, design and operations to happen. The selected developer will undertake
construction, operations and maintenance of both Bus Terminal Facility and Commercial
Facility.
While a financially free standing project would involve payment to the government, a financially
weaker project can be supported by government through a capital and / or operations grant.
The private financing component gives the private sector the flexibility to plan its capital
investment to maximise returns. This ensures optimal use of capital resources in government
projects. While the Government retains ownership of the facility, the DBFOT approach attracts
private financing to the extent possible for the project that can be repaid with revenues
generated during the facility’s operation.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 46
Payment Structure Option Analysis
Evaluation of possible payment options are set out below:
(a) Variable Annual Lease Payment:
Bidders are required to quote the annual lease payment payable to the
Government/department during the Operations phase of the project. Successful Bidder
would be identified based on highest annual payment quoted by the Bidder for the Project.
(b) Annual Revenue Share model: In this structure bidders are required to quote percentage
revenue share in their price proposal. It would be difficult to quantify the future revenue to
estimate quantum of revenue share amount at the price proposal evaluation stage.
Therefore this payment mechanism is not suitable to evaluate the price proposals.
Based on the aforesaid options analysis, it is suggested that annual Lease Payment
/Rentals may be adopted as bid parameter.
Minimum Built-up area will be specified in the bid document, if the Concessionaire decided to
construct or utilize more built-up area then the Annual Lease Payment /Rental would be calculated
based on the additional area to be constructed on a pro-rata basis. This would ensure no undue
windfall gains to the Concessionaire due to constructing additional built-up area over and above
the specified minimum built-up area in the Bid Document. However, the permissible built-up area
shall not exceed the limit of FAR of 2.
Recommended PPP Option
It is recommended that the project may be implemented through private participation on Design, Build,
Finance, Operate and Transfer (DBFOT) basis for the following reasons:
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 47
a. The mobilization of finances would be the responsibility of the private developer for the entire
project.
The required finance required for the project would have to be raised by the private developer
within a pre-specified time-frame.
The project will be implemented in a fully competitive bidding situation and therefore it would get
constructed at the lowest possible cost by the Private Partner.
b. The risk of time-bound completion of the project would be passed on to the private developer.
Since the revenue streams from the project would commence only after completion of the project,
it would be in the interest of the private developer to complete the project as early as possible.
Government may also stipulate a penalty to be paid by the private developer in case of delay in
implementation of the project.
c. The risk of over-runs in construction cost and operational expenses would be passed on to the
private partner/ developer. Since the private developer would be responsible for the
implementation of the project, any increase in cost of the project would also be borne by him.
Project Risk Assessment
Recently, the design-build-operate-transfer structures of PPP have gained popularity as a means of
effectively delivering large-scale transportation infrastructure projects such as Bus/passenger
Terminals, urban rail transport and Bus transport. Past experience suggest that introducing
competition and market forces into the procurement of public infrastructure can make decision making
more accountable, contribute to greater technological innovation, and reduce the potential for
construction-cost escalations that consistently have plagued transportation projects.
DBFOT/BOT is a development of existing practice, except that bids are evaluated on the basis of the
lowest public sector subsidy/grant required (subject to this being less than the maximum justified on
the basis of the project’s external benefits).
Evaluation of Project Structuring Options
a) Key Issues and Structures
Options available under PPP framework can be grouped in terms of:
Role of Private Sector during construction phase (Project Implementation Phase).This phase
involves detailed engineering activities, planning and construction, raising finances.
Role of Private Sector during operations phase (Project Operations Phase). This phase involves
operation, maintenance, management, revenue collection loan repayments, additional
investments on capacity augmentation and replacement.
Key inputs to a large urban transport infrastructure projects are in terms of identifying adequate
financial, technical, manpower resources. Besides, the aforesaid, local and site specific issues
pertaining to rehabilitation of offered affected people, present condition of utilities which may require
re-location, environmental related aspects also play a major role. Further, often the capacity to pay /
willingness to pay over in a potentially high demand scenario can also effect the decision of selecting
a project structure.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 48
Further a public policy which supports public transport over private transport can also provide key
thrust to select a suitable project structure which ensures long term high usage of public transport over
private transport.
The solution to the aforesaid can be found through allocating risks to the agency which can best
manage such risk e.g. utility relocation, where the cost and volume of work involved is difficult to be
ascertained by a private operator due to (1) incomplete information on location and extent of diversion
required and (2) incomplete information on quality of assets, since the utility asset may have
deteriorated beyond a condition where it may require a new system / materials. Therefore if such a
risk is put on a private operator, the private operator may put a very large premium to take on such
risk.
b) Typical Risk Allocation Matrix
The table below shows the typical risk allocation matrix in different project structuring scenarios.
Summary of Risk Allocation Matrix
Risk Type Sensitivity Risk Period Primary
Risk
Bearer
Remarks
a) Pre-operative Risk
Financing Risk High Typically within
90-180 days
from signing of
concession
agreement
Private
Partner
The private partner will be required to
ensure financial closure of the project
unless a time extension may be provided
by the Concessioning Authority in terms of
the Concession Agreement.
Inability to ensure financial closure within
the stipulated time and any further
extension thereof would result in a default
on the part of the private partner and
accordingly performance security would be
forfeited / enchased.
Approvals per
mits
Medium Typically within
90-180 days
from signing of
concession
agreement
Private
Partner
The Concessioning Authority will facilitate
in obtaining necessary clearances and
approvals. However the responsibility of
obtaining the same will be with the private
partner.
b) Risk During Construction Period
Design Risk High Typically within
24 months from
date of signing
of the
Concession
Agreement
Private
Partner
The private partner will be required to
submit a detailed construction design for
review. The private partner should also to
provide design warranties for the project.
Construction
Risk
Medium Typically within
24 months from
compliance
date
Private
Partner
For the duration of the concession period,
the private partner is required to furnish a
performance security. During the
construction period, the private partner is
required to facilitate periodic inspection
and required to submit monthly progress
reports.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
Delhi Integrated Multi Modal Transit System Ltd. 49
Risk Type Sensitivity Risk Period Primary
Risk
Bearer
Remarks
Delays in
construction
Medium Timelines as
per the
Concession
Agreement
Concessio
ning
Authority
and
Private
Partner
In the event of delay in construction
beyond the extension as may be provided
by the Concessioning Authority by private
partner performance security shall be
forfeited. In case of delay due to
Concessioning Authority, private partner is
entitled to receive suitable compensation
from the Concessioning Authority.
c) Operation Phase Risk
Revenue Risk Low Entire
Concession
Period
Private
Partner
A notification could be issued to the effect
that all buses would be required to halt,
drop and pick up passengers from the Bus
Terminal. However, the private partner
may not been able to ensure that all buses
use the Bus Terminal facilities as per the
schedules, therefore it may impact add fee
revenues. However, the share of adda fee
is insignificant when compare overall
revenue stream for the project.
Policy Risk Low Entire
Concession
Period
Concessio
ning
Authority
In case of any changes/modification in
laws, interpretations of the same or
impositions of new statutory or regulatory
approvals or taxes or duties imposed
subsequent to the proposal acceptance
date, the concessioning authority would
take necessary action to ensure that there
is no change (beyond the agreed terms) to
the private partner’s legal, commercial and
financial position as a result of such
change.
Change of
Scope of Risk
Medium Entire
Concession
Period
Concessio
ning
Authority
and
Private
Partner
If any variations were initiated by the
private partner, a proposal for the same
would be sought from the private partner
and if found reasonable, necessary
changes would be made to the concession
period.
In case variations were initiated by the
Concessioning Authority, the private
partner would be entitled to make a claim
for additional cost.
Performance
Risk
High Entire
Concession
Period
Private
Partner
The private partner is required to maintain
standards during the construction as well
as O&M period as per the detailed
specifications in the concession
agreement. In case of non-compliance, the
Concessioning Authority has the power to
invoke the performance security.
Operation and
Maintenance
Risk
Medium Entire
Concession
Period
Private
Partner
The private operator was required to
create an O&M manual, detailing the
regular and preventive maintenance which
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
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Risk Type Sensitivity Risk Period Primary
Risk
Bearer
Remarks
would be undertaken. Strict adherence to
the performance standards as per the
concession agreement and O&M manual
is required failing which the Concessioning
Authority has the right to invoke the
performance security and impose a
penalty for non- compliance.
d) Other Risks
Handover
/Hand back
Risk
Medium In case of
Termination or
expiry of
concession
Private
Partner
The Concessioning Authority has the right
to assess the condition of the project
facilities to ensure that they met the
standards specified in concession
agreement after taking into account
reasonable wear and tear. Any shortfalls
needed to be remedied by the private
partner prior to handover of assets.
Force Majeure Low Entire
Concession
Period
Concessio
ning
Authority
and
Private
Partner
This risk was partially covered through
insurance. In case of force majeure prior to
commencement of the project, an
extension to the concession period for the
time period of the force majeure would be
provided with each party bearing its own
respective costs.
In case of a force majeure subsequent to
the commencement date and before
construction completion, an extension of
the concession period for the duration of
force majeure would be provided.
In case of a force majeure subsequent to
issue of the completion certificate, the
private partner would be required to make
reasonable efforts to collect the user
charges. In the event that private partner is
unable to collect the user charges, the
concession period would be extended by
the time period for which the private
partner was unable to collect the user
charges.
In case of force majeure as a political event
disrupting the project, the Concessioning
Authority would reimburse the entire loss
incurred by the private operator.
Indicative Term Sheet for Development of Project Facilities
Description Details
Arrangement The selected developer would develop Bus Stand and Commercial Facility
under DBFOT pattern
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
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Description Details
The developer to recover its investments over a period of time from revenues
from Bus Stand operations revenue, commercial development created under
the project and any other applicable sources.
Concession Period 33 year Concession from date of the signing of the Concession Agreement. the
Concession Period includes 2 years construction activities
Annual Lease
Payment/Rentals (bid
parameter)
Annual Lease Payment by the Concessionaire throughout the period of the
Concession
Role of Government Grant of concession of the project site to the concessionaire
Provision of adequate rights to the concessionaire for collection of user
charges, parking fees and rentals from commercials.
Provide assistance in obtaining all the required clearances
Notification as required should be issued to the effect that all Inter State,
intercity and intra city buses would be required to halt, drop and pick up
passengers at the proposed Bus Stand
Role of
Concessionaire
Prepare detailed design /master plan for Project and its components
Detailed designing and Engineering of facilities based on Concept
Achieving financial closure and making the necessary capital investment
Construction, Marketing, Operating, Maintaining and Managing (Utilities,
Facilities, Equipment etc.) the Project during the Concession Period
Obtaining all clearances/approvals from the concerned Government
Undertake construction, operation and maintenance of Project Facility
Taxes Applicable for the Project
Corporate Tax Rate
The corporate tax rate for domestic companies is 30% + surcharge of 12% when total income exceeds
Rs 10 million for the current financial year (2016-17). Plus education cess and secondary (2%) and
higher education cess (1%). The total tax rate comes out to be 34.608%. The corporate tax gets
calculated by adjusting for any carry forward losses of the previous years from the profits of current
year.
Minimum Alternate Tax (MAT)
The MAT is imposed when corporate income tax payable on the total income is less than 18.5% of
book profits, then MAT is payable on book profits at a rate of 18.5% + surcharge of 12% when total
income exceeds Rs 10 million. Plus education cess and secondary and higher education cess (3%).
The total tax rate comes out to be 21.342%. Further, MAT credit can be carried forward for next 10
years and can be set off against payable corporate tax during subsequent years as per section 115JAA
of the Income Tax Act.
Tax Holidays - Deductions under 80IA
Section 80IA (1) provides for tax holiday of 10 consecutive years out of first 15 years of business for
development and O&M of infrastructure projects. However for Inter State Bus Terminal development
project, 80IA tax holiday benefit shall not be applicable for profits earned from commercial component.
Hence 80IA benefit has not been considered in our analysis.
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
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Summary of Financial Viability Analysis under DBFOT Model
Following table presents, analysis carried out for DBFOT (Design, Build, Finance, Operate and
Transfer) structure for implementation of entire project.
Summary of Key Results
Sl. No. Description Unit Total
1 Segment wise Equity Return NPV@20%
a) Bus Stand Facility (BSF) Rs. Crore -7.82
b) Commercial – CF Rs. Crore 0.58
c) Hotel inside CF Rs. Crore 6.47
2 Estimated Payments & Equity Returns to Developer
a) Annual Lease Payment by Developer Rs. Crore 0.39
b) Total Annual Lease Payment by Developer Rs. Crore 27.30
c) Equity Return to Developer (EIRR) % 20.26
d) NPV of Equity to developer (@ 20% Discount Rate) Rs. Crore 0.53
Note: Annual increase in annual lease payment is taken @5% year on year basis.
Summary
Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
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Jharkhand Urban Infrastructure Development Company (JUIDCO) Ltd. Re-development / Renovation of Bus Stand at Mango (NAC) Jamshedpur in Jharkhand
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