A T R I I W A S DO R M I T O R I E S WA Y S I D E AM E N I ... · (ya t r i ni w a s / do r m i t o...

`̀̀

S E L E C T I O N O F E N T I T I E S F O R M A N A G E M E N T O F 1 9 T O U R I S M P R O P E R T I E S ( Y A T R I N I W A S / D O R M I T O R I E S / W A Y S I D E A M E N I T I E S )

O N R E N O V A T E , O P E R A T E , M A I N T A I N A N D

T R A N S F E R ( R O M T ) B A S I S

S E P T E M B E R 2 0 1 4

P R O J E C T S T R U C T U R I N G R E P O R T

S E L E C T I O N O F E N T I T I E S F O R M A N A G E M E N T O F 1 9 P R O P E R T I E S

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SUBMITTED TO:

SUBMITTED BY:

Department of Tourism,

Government of Karnataka

West Entrance, Khanija Bhavan, Bangalore - 560001

Infrastructure Development Corporation (Karnataka) Limited

9/7, K.C.N. Bhavan, Yamunabai Road, Madhavnagar Extension

Off Race Course Road, Bangalore – 560001

Tel: +91 80 4344 8000 Fax: +91 80 4344 8001, www.ideck.in

INFRASTRUCTURE – Possibilities Unlimited….


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Table of Contents

SECTION A: PROJECT BACKGROUND .................................................... 10

1. INTRODUCTION ....................................................................................... 11

1.1. About the Project ................................................................................................................. 11

1.2. Issues in the present management structure ...................................................................... 12

1.3. Objectives ............................................................................................................................. 15

1.4. About the identified properties ............................................................................................ 15

1.5. Approach to the Study.......................................................................................................... 18

2. OVERVIEW OF KARNATAKA ............................................................... 19

2.1. State Profile .......................................................................................................................... 19

2.2. Regional linkages and connectivity ..................................................................................... 20

2.3. Karnataka as a Tourism Destination .................................................................................. 22

SECTION B: ANALYSIS OF TOURISM PROPERTIES ........................... 24

Property 1: Hotel Mayura Malaprabha, Belgaum ............................ 25

1.1 Introduction .............................................................................................................................. 25

1.2 Location .................................................................................................................................... 25

1.3 Connectivity .............................................................................................................................. 26

1.4 Status of existing infrastructure ............................................................................................... 26

1.5 Tourists Inflows......................................................................................................................... 28

1.6 SWOT Analysis .......................................................................................................................... 28

Property 2: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu, Hassan............................................................................................................. 29

2.1 Introduction .............................................................................................................................. 29

2.2 Location .................................................................................................................................... 29

2.3 Connectivity .............................................................................................................................. 30



2.6 SWOT Analysis .......................................................................................................................... 32

Property 3: Yatri Niwas at Shanthisagar, Chennagiri, Davangere ........................................................................................................................... 33

3.1 Introduction .............................................................................................................................. 33

3.2 Location .................................................................................................................................... 33

3.3 Connectivity .............................................................................................................................. 34


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3.6 SWOT Analysis .......................................................................................................................... 37

Property 4: Yatri Niwas at Shikaripur, Shimoga .............................. 38

4.1 Introduction .............................................................................................................................. 38

4.2 Location .................................................................................................................................... 38

4.3 Connectivity .............................................................................................................................. 39



4.6 SWOT Analysis .......................................................................................................................... 41

Property 5: Hotel Mayur Sangam, Kanakapura, Ramnagara ....... 42

5.1 Introduction .............................................................................................................................. 42

5.2 Location .................................................................................................................................... 42

5.3 Connectivity .............................................................................................................................. 43



5.6 SWOT Analysis .......................................................................................................................... 46

Property 6: Yatri Niwas at Devarayanadurga, Tumkur District . 47

6.1 Introduction .............................................................................................................................. 47

6.2 Location .................................................................................................................................... 47

6.3 Connectivity .............................................................................................................................. 48



6.6 SWOT Analysis .......................................................................................................................... 51

Property 7: Wayside facility in Ganagapur, Gulbarga .................... 52

7.1 Introduction .............................................................................................................................. 52

7.2 Location .................................................................................................................................... 52

7.3 Connectivity .............................................................................................................................. 53



7.6 SWOT Analysis .......................................................................................................................... 55

Property 8: Dormitories at Melukote, Mandya ................................. 56

8.1 Introduction .............................................................................................................................. 56

8.2 Location .................................................................................................................................... 56

8.3 Connectivity .............................................................................................................................. 57




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8.6 SWOT Analysis .......................................................................................................................... 59

Property 9: Yatri Nivas at Aihole, Bagalkot ....................................... 60

9.1 Introduction .............................................................................................................................. 60

9.2 Location .................................................................................................................................... 60

9.3 Connectivity .............................................................................................................................. 61



9.6 SWOT Analysis .......................................................................................................................... 64

Property 10: Wayside Facility at Lakkundi, Gadag ......................... 65

10.1 Introduction ......................................................................................................................... 65

10.2 Location ................................................................................................................................ 65

10.3 Connectivity .......................................................................................................................... 66

10.4 Status of existing infrastructure .......................................................................................... 66

10.5 Tourists Inflows .................................................................................................................... 68

10.6 SWOT Analysis ...................................................................................................................... 69

Property 11: Hotel Mayur Samudra, Gokarna, Uttar Kannada ... 70

11.1 Introduction ......................................................................................................................... 70

11.2 Location ................................................................................................................................ 70

11.3 Connectivity .......................................................................................................................... 71



11.6 SWOT Analysis ...................................................................................................................... 73

Property 12: Dormitory at Moodubidere, Dakshin Kannada ...... 74

12.1 Introduction ......................................................................................................................... 74

12.2 Location ................................................................................................................................ 74

12.3 Connectivity.......................................................................................................................... 75



12.6 SWOT Analysis ...................................................................................................................... 78

Property 13: Hotel Mayura Barachukki Madhyaranga, Shivanasamudra, Chamarajnagara ...................................................... 79

13.1 Introduction ......................................................................................................................... 79

13.2 Location ................................................................................................................................ 79

13.3 Connectivity .......................................................................................................................... 80

13.4 Status of Existing Infrastructure ......................................................................................... 80


13.6 SWOT Analysis ...................................................................................................................... 82


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Property 14: Hotel Mayur Keshav, Somanathapura, Mysore ..... 794

14.1 Introduction ......................................................................................................................... 83

14.2 Location ................................................................................................................................ 83



14.6 SWOT Analysis ...................................................................................................................... 86

Property 15: Wayside Facility at Thannikola, Belgaum ................ 87

15.1 Introduction ......................................................................................................................... 87

15.2 Location ................................................................................................................................ 87



15.6 SWOT Analysis ...................................................................................................................... 90

Property 16: Hotel Mayura at Devrayanadurga, Tumkur ............. 91

16.1 Introduction ......................................................................................................................... 91

16.2 Location ................................................................................................................................ 91

16.3 Connectivity .......................................................................................................................... 92



16.6 SWOT Analysis ...................................................................................................................... 94

Property 17: Wayside Facility at Basavana Bagevadi, Bijapur ... 95

17.1 Introduction ......................................................................................................................... 95

17.2 Location ................................................................................................................................ 95



17.6 SWOT Analysis ...................................................................................................................... 99

Property 18: Wayside Amenities in Shiradi, Sakaleshpur Taluk, Hassan........................................................................................................... 100

18.1 Introduction ....................................................................................................................... 100

18.2 Location .............................................................................................................................. 100

18.4 Status of existing infrastructure ........................................................................................ 101

18.5 Tourists Inflows .................................................................................................................. 103

18.6 SWOT Analysis .................................................................................................................... 104

Property 19: Fast Food Counter, Anmod, Uttar Kannada ........... 105

19.1 Introduction ....................................................................................................................... 105

19.2 Location .............................................................................................................................. 105

19.3 Connectivity ........................................................................................................................ 106

19.4 Status of existing infrastructure ........................................................................................ 107


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19.5 Tourists Inflows .................................................................................................................. 108

19.6 SWOT Analysis .................................................................................................................... 108

SECTION C: PROJECT STRUCTURING AND CONFIGURATION ...... 109

1. PROJECT COSTS FOR IDENTIFIED PROPERTIES ......................... 110

2. PROJECT CONFIGURATION ................................................................ 129


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List of FIGURES

Figure 1: Infrastructure Components contributing to holistic experience of Tourists ....... 12 Figure 2: Location of Tourism Properties proposed for renovation .......................................... 15 Figure 3: District wise split up .................................................................................................................... 15 Figure 4: Types of Tourism Facilities ....................................................................................................... 16 Figure 5: Operational and Non-operational Properties ................................................................... 16 Figure 6: Proposed Methodology for the Project ................................................................................ 18 Figure 7: Hotel Mayura Malaprabha, Belgaum .................................................................................... 25 Figure 8: Regional Connectivity and surrounding habitation ....................................................... 25 Figure 9: Location of Hotel Mayura Malaprabha, Belgaum ............................................................ 26 Figure 10: Visual Analysis of Hotel Mayura Malaprabha, Belgaum ............................................. 27 Figure 11: Tourists inflows in Belgaum .................................................................................................. 28 Figure 12: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu, Hassan District. .................. 29 Figure 13: Regional Connectivity and surrounding habitations ................................................... 29 Figure 14: Location of Tourism Facilities at Pushpagiri, Halebeedu, Hassan district. ........ 30 Figure 15: Visual Analysis of Tourism Facilities at Pushpagiri, Halebeedu, Hassan ............ 31 Figure 16: Tourists inflows in Halebeedu and Hassan ..................................................................... 32 Figure 17: Yatri Niwas at Shanthisagar, Chennagiri, Davangere .................................................. 33 Figure 18: Regional Connectivity and surrounding habitations ................................................... 33 Figure 19: Location of Yatri Niwas at Shanthisagar, Chennagiri, Davangere .......................... 34 Figure 20: View of the Shantisagar from the Site................................................................................ 35 Figure 21: Visual Analysis of Yatri Niwas at Shanthisagar, Chennagiri, Davangere ............. 36 Figure 22: Tourists inflows in Shanthisagar and Davangere ......................................................... 37 Figure 23: Yatri Niwas at Shikaripur, Shimoga .................................................................................... 38 Figure 24: Regional Connectivity and surrounding habitations ................................................... 38 Figure 25: Location of Yatri Niwas at Shikaripur, Shimoga ............................................................ 39 Figure 26: Visual Analysis of Yatri Niwas at Shikaripur, Shimoga ............................................... 40 Figure 27: Tourists inflows in Shimoga .................................................................................................. 41 Figure 28: Hotel Mayur Sangam, Kanakapura, Ramnagara ............................................................ 42 Figure 29: Regional Connectivity and surrounding habitations ................................................... 42 Figure 30: Location of Hotel Mayur Sangam, Kanakapura, Ramnagara .................................... 43 Figure 31: Visual Analysis of Hotel Mayur Sangam, Kanakapura, Ramnagara ....................... 45 Figure 32: Tourists inflows in Mekadatu and Ramnagara .............................................................. 46 Figure 33: Yatri Niwas at Devarayanadurga, Tumkur District ...................................................... 47 Figure 34: Regional Connectivity and surrounding habitations ................................................... 47 Figure 35: Location of Yatri Niwas at Devarayanadurga, Tumkur District .............................. 48 Figure 36: Visual Analysis of Yatri Niwas at Devarayanadurga, Tumkur District ................. 49 Figure 37: Tourists inflows in Devrayanadurga and Tumkur ....................................................... 50 Figure 38: Wayside facility in Ganagapur, Gulbarga ......................................................................... 52 Figure 39: Regional Connectivity and surrounding habitations ................................................... 52 Figure 40: Location of Wayside facility in Ganagapur ...................................................................... 53 Figure 41: Visual Analysis of Wayside facility in Ganagapur ......................................................... 54 Figure 42:Tourists inflows in Ganagapur and Gulbarga .................................................................. 55 Figure 43: Dormitories at Melukote, Mandya....................................................................................... 56 Figure 44: Regional Connectivity and surrounding habitations ................................................... 56 Figure 45: Location of Dormitories at Melukote, Mandya............................................................... 57 Figure 46: Visual Analysis of Dormitories at Melukote, Mandya ................................................. 58 Figure 47: Tourists inflows in Melukote and Mandya ...................................................................... 59 Figure 48: Yatri Nivas situated at Aihole, Bagalkot ............................................................................ 60 Figure 49: Regional Connectivity and Surrounding habitations .................................................. 60 Figure 50: Location of Proposed Yatri Nivas situated at Aihole, Bagalkot ............................... 61 Figure 51: Visual Analysis of Yatri Nivas situated at Aihole, Bagalkot ....................................... 62


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Figure 52: Interior View of Yatri Nivas situated at Aihole, Bagalkot .......................................... 63 Figure 53: Existing Toilet Block at Yatri Nivas situated at Aihole, Bagalkot ........................... 63 Figure 54: Tourists inflows in Aihole and Bagalkot ........................................................................... 64 Figure 55: Wayside Facility at Lakkundi, Gadag ................................................................................. 65 Figure 56: Regional connectivity and surrounding habitations ................................................... 65 Figure 57: Location of Wayside Facility at Lakkundi, Gadag ......................................................... 66 Figure 58: Interior view of Wayside Facility at Lakkundi, Gadag ................................................ 67 Figure 59: Restaurant space and external toilet block at Wayside Facility ............................. 67 Figure 60: Tourists inflows in Lakkundi and Gadag .......................................................................... 68 Figure 61: Hotel Mayura Samudra, Gokarna, Uttar Kannada ......................................................... 70 Figure 62: Regional Connectivity and surrounding habitations ................................................... 70 Figure 63: Regional connectivity and surrounding habitations ................................................... 71 Figure 64: Visual Analysis of Hotel Mayura Samudra, Gokarna, Uttar Kannada ................... 72 Figure 65: Tourists inflows in Gokarna and Uttar Kannada ........................................................... 73 Figure 66: Dormitory at Moodubidere, Dakshin Kannada .............................................................. 74 Figure 67: Regional Connectivity and surrounding habitations ................................................... 74 Figure 68: Location of Dormitory at Moodubidere, Dakshin Kannada ...................................... 75 Figure 69: Visual Analysis of Dormitory at Moodubidere, Dakshin Kannada ......................... 76 Figure 70: Tourists inflows in Moodubidere and Dakshin Kannada .......................................... 77 Figure 71: Hotel Mayura Barachukki, Shivanasamudra ................................................................... 79 Figure 72: Regional Connectivity and surrounding habitations ................................................... 79 Figure 73: Location of Hotel Mayura Barachukki, Shivanasamudra ........................................... 80 Figure 74: Hotel Mayur Keshav, Somanathapura, Mysore .............................................................. 83 Figure 75: Regional Connectivity and surrounding habitations ................................................... 83 Figure 76: Location of Hotel Mayur Keshav, Somanathapura, Mysore District ..................... 84 Figure 77: Visual Analysis of Hotel Mayur Keshav, Somanathapura, Mysore District ........ 85 Figure 78: Tourists inflows in Somanathapura and Mysore .......................................................... 86 Figure 79: Wayside Facility at Tanikola, Belgaum ............................................................................. 87 Figure 80: Regional Connectivity and surrounding Habitations .................................................. 87 Figure 81: Location of Wayside Facility at Thannikola, Belgaum ................................................ 88 Figure 82: Visual Analysis of Wayside Facility at Thannikola, Belgaum ................................... 89 Figure 83: Tourists inflows in Saundatti and Belgaum .................................................................... 90 Figure 84: Hotel Mayura at Devrayanadurga, Tumkur .................................................................... 91 Figure 85: Regional Connectivity and surrounding habitations ................................................... 91 Figure 86: Location of Hotel Mayura at Devrayanadurga, Tumkur ............................................ 92 Figure 87: Visual Analysis of Hotel Mayura at Devrayanadurga, Tumkur ............................... 93 Figure 88: Tourists inflows in Devrayanadurga and Tumkur ....................................................... 94 Figure 89: Wayside Facility at Basavana Bagevadi, Bijapur ........................................................... 95 Figure 90: Regional Connectivity and surrounding habitations ................................................... 95 Figure 91: Location of Wayside Facility at Basavana Bagevadi, Bijapur ................................... 96 Figure 92: Visual Analysis of wayside Facility at Basavana Bagevadi, Bijapur ...................... 97 Figure 93: Tourists inflows in Basavana Bagevadi and Bijapur ................................................... 98 Figure 94: Wayside Amenities in Shiradi, ........................................................................................... 100 Figure 95: Regional Connectivity and surrounding habitations ................................................ 100 Figure 96: Location of Wayside Amenities in Shiradi, Sakaleshpur ......................................... 101 Figure 97: Visual Analysis of wayside Amenities in Shiradi, Sakaleshpur ............................ 102 Figure 98: Tourists inflows in Hassan .................................................................................................. 103 Figure 99: Fast Food Counter, Anmod, Uttar Kannada .................................................................. 105 Figure 100: Regional Connectivity and surrounding habitations ............................................. 105 Figure 101: Location of Fast Food Counter, Anmod, Uttar Kannada ....................................... 106 Figure 102: Visual Analysis of Fast Food Counter, Anmod, Uttar Kannada .......................... 107 Figure 103: Tourists inflows in Uttar Kannada ................................................................................ 108


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SECTION A: PROJECT

BACKGROUND


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1. INTRODUCTION

1.1. About the Project

Karnataka’s thriving economy has created many opportunities across the

State in the last decade. The growth of the State’s resource and business

sectors has brought more visitors to the shores and driven growth in the

cities and regions.

Karnataka ranks fourth in the country in the total number of domestic

tourist visits and ranks ninth in total number of international tourist visits.

In 2011, the total number of domestic tourist visits to the State was about

8.4 crores which accounted for about 10 percent of the total domestic

tourists in the country. Unlike other States in the country, Karnataka has

diverse tourism products such as heritage, pilgrim, coastal, nature, wildlife,

etc. to offer to its tourists. It is also home to the UNESCO world heritage sites

of Hampi, Pattadkal and the Western Ghats. The diverse range of tourism

product offerings makes it all the more challenging to promote Karnataka as

a tourist destination.

As the state progresses, Government of Karnataka (GoK) is determined to

boost the tourism industry in the state as well. In the upcoming Karnataka

Tourism Policy 2014-19, a large emphasize has been laid on enhancing

hospitality services and standards, promoting innovative developments and

rejuvenation of older tourist attractions, with the aim of offering visitors the

experience that will commensurate with higher expectations.

According to Department of Tourism (DoT), GoK, there were approx. 32.95

Million domestic tourists in the year 2009. The domestic and foreign

tourists have shown a healthy CAGR of 11% and 6% respectively. It is

estimated that with the given trend, Karnataka can expect approx 62 Billion

and 0.70 Million domestic & foreign tourists respectively in the year 2015.

This increased inflow needs to be matched by the supporting infrastructure

both from Public and Private sector.

Among the other infrastructure components, accommodation comprises an

important part of tourism-related infrastructure which provides holistic

experience to the tourist. With the increasing number of tourists visiting the

State belonging to varied age group and income sector, it is becoming

increasingly important to provide clean and comfortable budget

accommodation facilities.


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Figure 1: Infrastructure Components contributing to holistic experience of Tourists

The DoT (GoK) has made investments for the development of hospitality

infrastructure for the general public across the state either directly or

through Karnataka State Tourism Development Corporation (KSTDC) in the

form of various Yathri Niwas(s), dormitories, guest houses and Mayura

Hotels (which are managed by the KSTDC).

1.2. Issues in the present management structure

There have been various issues in the operations and management of these

facilities. Some of the major issues are highlighted below:

i. Since these facilities have been created as low cost alternatives for

tourists, the user fees recovered are inadequate to cover operating

costs let alone service capital investments.

ii. Presently, the management has not been able to deliver the desired

quality of service, so that in their present status, high charges or

rentals would not be feasible. This has also lead to very high costs

emanating from inefficiencies in management.

iii. With increasing fiscal pressures on state governments over the last

few years, the subsidies required for the sustainable O&M of these

properties have been declining steeply, as a result of which many of

these are in a poor state of maintenance and need significant repair

and upgradation work.


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iv. There is an increased competition from private hotel operators,

which have led to a general decline in the utility of most such

facilities.

Interestingly many of these properties are in places of tourist interest or

prime urban locations. The government is, therefore, looking at options to

unlock the commercial value of these properties without changing the

purpose for which these were constructed in the first place. With this

background, the DoT (GoK), on behalf of KSTDC intends to develop tourist

facilities comprising Yatri Niwas, budget hotels and way-side amenities at

about nineteen identified locations in Karnataka. All these properties would

be fall under the category of “Mayura”, which is the trademark of KSTDC and

the private players would be required to promote the same trademark

mandatorily in these properties. These locations are highlighted in the

following map:


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LEGEND FFC Fast Food Counter HM Hotel Mayura Bharachukki HMP Hotel Mayura Pushpagiri HMS Hotel Mayur Samudra HMS* Hotel Mayur Sangam HMK Hotel Mayur Keshav HMM Hotel Mayura Malaprabha WF Wayside Facility YN Yatri Niwas

Figure 2: Location of Tourism Properties proposed for renovation

1.3. Objectives

The objectives of the Department are:

i. To provide clean, comfortable and affordable accommodation to the

tourists visiting these locations and encourage extended stays.

ii. To revitalize and make operational the existing assets belonging to

KSTDC, which are mostly in dilapidated state.

iii. To encourage and promote Private Sector Participation in the

development of tourism sector.

iv. To encourage entrepreneurship and livelihood opportunities for the

locals.

1.4. About the identified properties

The 19 properties identified for development are spread across Karnataka.

The geographical distribution of these properties is highlighted in the

following figure.

Figure 3: District wise split up


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These properties are combination of dormitories, Mayura Hotels, Yatri Niwas(s)

and wayside facilities. The split of the same is provided in the following figure:

Figure 4: Types of Tourism Facilities

Some of the properties are operational and some are non-operational. The same

split is provided in the following figure.

Figure 5: Operational and Non-operational Properties


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The project facilities at the identified properties will comprise the following:

The additional facilities could include:

Construction of Additional Rooms/ Dormitories

Construction of Restaurant/ Food court/ Cafeteria

Shops/retail space for the benefits of tourists

First-aid centre/clinics

ATM

Water based activities (only applicable to Shanthisagara Lake property)

Other activities consistent with tourism for the benefit of tourists, with

prior approval of DoT

The construction of additional facilities will be eligible for incentives under

Expansion Projects as per the Karnataka Tourism Policy 2014-19.


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Development of 19 Tourism

Properties

Secondary data analysis Tourism data, growth trends, tourism scenario, other similar existing tourism properties, market trends,

etc

Site Analysis of proposed properties

Site perception survey w.r.t. surroundings, visual analysis, available infrastructure, etc.

Pre- Feasibility Analysis, review of legal Policy framework and Project Structuring

Review of Proposed Tourism Policy 2014-19

Analysis of existing information

Project structuring

Financial structuring options

Risk Analysis

Discussions with project officials

Understanding of the project development process, requirement specifications for developing the identified sites, etc

Preparation of Bid Documents and Bid Process Management

RfP Document

Draft Contract Agreement

Marketing Support

Assistance in Pre-bid

Bid Evaluation

Assistance in signing of the Agreement with the selected bidder(s)

1.5. Approach to the Study

The following approach has been adopted for reviving the identified

properties and taking them forward for development:

Figure 6: Proposed Methodology for the Project


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2. OVERVIEW OF KARNATAKA

2.1. State Profile

Karnataka is one of the progressive and well developed industrial states in

the country. The state has an illustrious history of successfully introducing

several industrial and technological initiatives in both old and new economy

fields. The state is now focusing on the development of trade & service

sectors where there is significant untapped potential. Part of this sea of

opportunity is the immense potential in the Tourism sector.

The new Karnataka Tourism Policy 2014-19 sets the direction for the

Karnataka tourism industry over the next five years, with key objectives of

increasing the tourism sector contribution to the State GDP through large

scale investment which would in turn generate over 4.3 million additional

jobs.

The proposed policy aligns with the vision of Government of Karnataka for

boosting the state’s tourism potential. The policy is market oriented and

focused on employment generation at the local level. The key aspects of the

policy are as follows:

i) Encourages local entrepreneurs and development through various

modes, including public-private partnerships (PPP) supported by

incentives and concessions;

ii) Better implementation and facilitation support by way of setting up a

tourism infrastructure company and enacting the Karnataka Tourism

Trade (Facilitation and Regulation) Act.

iii) Promotes soft components of tourism, such as, events, festivals,

internet connectivity, etc through private sector involvement;

iv) Emphasizes human resources development (HRD), capacity

enhancement and skill development of various operators / service

providers in the sector;

v) Involvement of the private sector / local communities in operation and

maintenance of tourism infrastructure;

vi) Shift in the role of the Tourism Department towards facilitating

development and quality assessment of the infrastructure and services

provided;

vii) Provides guidelines for development of various tourism products and

services to ensure better quality of service and improve overall tourist

experience;

The State is driving domestic growth, crafting careers, creating wealth

through a balanced mix of resource-based and knowledgeable products and

services. The state has a living tradition of employing technology to trace a

steady growth curve across various sectors like aerospace, agro based

industries, apparel, automotive, cement, contract research, information


20 S E P T E M B E R 2 0 1 4

technology, oil & gas, pharmaceutical, precision engineering, steel and food

processing.

Pro-investor friendly State Government has initiated several policies for

promotion of industry in the state which include Agro Food Processing

policy, Bio Tech Policy, Export Promotion policy, Industrial policy,

Infrastructure Policy, IT and SEZ policy and the Karnataka Tourism Policy to

name a few. Congenial industrial ambience, salubrious climate, cordial labor

relations and more importantly, skilled manpower has been instrumental in

attracting investments into Karnataka.

Sub-Sector Agriculture

(%)

Manufacturing

(%)

Trade, Hotels

& Restaurants

(%)

Banking &

Ins., Real

Estate, Fin.,

& Business

Services (%)

Employment

Share

60.80 10.60 10.70 2.00

GSDP Share 18.50 19.40 14.40 16.50

Employment

Growth Rate

1.20 1.60 5.70 6.90

GSDP Growth

Rate

0.80 7.70 9.60 10.30

Employment

Elasticity

1.53 0.21 0.59 0.67

Contribution to

Employment

Growth

41.10 9.70 27.60 5.90

Contribution to

GSDP Growth

2.90 20.80 17.60 20.80

Source: Department of Tourism, YES BANK

2.2. Regional linkages and connectivity

Karnataka is among the top five industrial states in the country. The state is

linked by air with international centres and also has a wide network of

roads, railways, seaports, airports and communication network.

i. Road Network

State is well connected by Roads and the GoK has initiated a

programme for further development of the network and in the first

phase approximately 10,000 Kms of road is expected to be developed

on a PPP basis. Public Private Partnerships are prevalent in road

development projects in Karnataka. The Tumkur-Neelamangala road

elevated expressway to Electronics City and Bengaluru-Maddur road,


21 S E P T E M B E R 2 0 1 4

are among those projects that have been developed on Build-Operate-

Transfer (BOT) and Annuity models.

Road Type Road Length (Km)

National Highway 3843

State Highway 28311

District Roads 19801

ii. Airports

Bangalore and Mangalore are the only two airports in Karnataka with

international flights. The Bangalore International Airport at

Devanahalli, has high-quality international connectivity. Airlines

including Lufthansa, British Airways, Air France, Singapore Airlines

and Malaysian Airline operate out of the airport. International flights

from Mangalore are operated to the Middle East. New minor airports

have been proposed for Hassan, Mysore and Gulbarga, and are at

various stages of approval and completion/Operation.

Bangalore International Airport

Area 4000 Acres

Capacity 11 Million pax per annum (approx)

iii. Railways

The total rail track length in Karnataka is over 3,000 km. The South

Western Zone, headquartered at Hubli, was created in 2003. Several

parts of the state now come under this zone with the remaining area

under Southern Railways. Coastal Karnataka is covered under the

Konkan railway network, a project that is regarded as one of the major

feats of Indian engineering; it included the construction of a 2.02 km-

long bridge across the Sharavathi at Honnavar, and a 2.96-km-long

tunnel at Karwar.

In addition to this, Karnataka has a good port infrastructure and good

telecommunications network.

Karnataka at a glance

Area 1,91,791 sq.kms

Population 52.85 million

Gross domestic Product US$33.81 billion

GDP Growth Rate 5.5%

Industrial Growth Rate 7.76%

Airports 6

Seaports 20

National Highways 21111 kms

Railways 3172 kms

Source: http://www.karnatakaindustry.gov.in/why-karnataka.html


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2.3. Karnataka as a Tourism Destination

Tourism is one of the key sectors that have vast potential and the

Government intends to develop this sector with pro active and investor and

tourist friendly policies. Karnataka has unveiled an ambitious master plan

to attract Rs.20,000 crore investments in the tourism sector over the next

five years to make the picturesque state a frontline destination for domestic

and overseas tourists. The master plan attempts to identify the economic

contribution of the traveller economy directly and indirectly through the

value chain. It also highlights the socio-economic policy objectives such as

regeneration, social and economic inclusion, enhancing skills and

employment. Government has also indicated that one of the objectives it to

generate about 200,000 jobs direct and indirect over the next five years

through various initiatives in the tourism industry.

Unlike in the IT sector, where jobs are largely concentrated in the urban

areas, jobs in the tourism sector are inclusive, dispersed throughout the

state and are entrepreneurial. Towards achieving this goal, the government

is supporting the Public Private Partnership (PPP) model and is looking for

investments and active involvement of the private industry and has been

proactive in speedy process of investment proposals.

People of Karnataka, particularly the youth, want to see an ecologically

conscious and “green” state with low pollution levels, efficient use of energy,

and responsible use of scarce resources such as water, and careful recycling

and reprocessing of waste.

According to Tourism department of Karnataka, there were approx. 32.95

Million domestic tourists in the year 2009. There was a marked decrease in

the flow of tourist during the year 2009 vis-à-vis 2008 and it was more

evident in foreign tourist arrivals as it dropped from 0.52 Million in 2008 to

0.23 Million in the year 2009. The drop can be attributed to the threat

posed by terrorism and Swine Flu. The domestic and foreign tourists have

shown a healthy CAGR of 11% and 6% respectively. It is estimated that

with the given trend, Karnataka can expect approx 62 Million and 0.70

Million domestic & foreign tourists respectively in the year 2015. Karnataka

needs to make some focused efforts towards attracting foreign tourists as

the share of foreign tourists is very small and hence there is tremendous

scope for growth.

Year Domestic SSA Total

2001 14117464 140703 14258167

2002 8678670 59545 8738215

2003 11175292 249908 11425200


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2004 27194178 530225 27724403

2005 25243468 545225 25788693

2006 36700431 505524 37205955

2007 38360156 534563 38894719

2008 37530969 520041 38051010

2009 32959526 229847 33189373

2015* 62251405 704804 62545772

Source: Karnataka Tourism

It is estimated that 62545772 will visit Karnataka in the year 2015 at the

CAGR of 11.14% which is almost two times the number of tourists who

visited Karnataka in 2009. This increased inflow needs to be matched by

the supporting infrastructure both from Public and Private sector.

According to YES BANK’s analysis, it is estimated that in the year 2015 tourists

would spend approx. 15000 crores in the State of Karnataka.


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SECTION B: ANALYSIS OF TOURISM

PROPERTIES


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Property 1: Hotel Mayura Malaprabha, Belgaum

1.1 Introduction

Hotel Mayura Malaprabha in Belgaum is one of the properties that has been identified by the DoT for revival. The property was developed in the year 1994 by KSTDC and is not operational.

Figure 7: Hotel Mayura Malaprabha, Belgaum

1.2 Location

Belgaum is bounded on the west and north by Maharashtra state, on the northeast by Bijapur district, on the east by Bagalkote district, on the southeast by Gadag district, on the south by Dharawad district and Uttar Kannada districts, and on the southwest by the state of Goa.

Hotel Mayura Malaprabha, located on NH-4 in Ashok Nagar, opposite to Kotikere Lake, is one of the hottest properties in the town of Belgaum. The property lies enroute from Kolhapur to Hubli.

Figure 8: Regional Connectivity and surrounding habitation

Site Area 3.012 acres

Built up area 26,240 sq.ft

Building footprint

20%

Year of construction

1994

No. of rooms 3 cottages and 6 rooms

Nearby Tourists Attractions

Kotikere Lake, Belgaum Fort, Gokak Falls, Kamala Basti


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Figure 9: Location of Hotel Mayura Malaprabha, Belgaum

The nearby tourist attractions include Kotikere Lake, Belgaum Fort, Gokak Falls, Kamala Basti, Rakaskop and Kapileshwara Temple.

1.3 Connectivity

i. Roads

Belgaum is connected by road to Maharashtra, Karnataka, Andhra Pradesh and Tamil Nadu via NH 4 and Goa via NH 4A. There are a number of bus operators plying between Mumbai–Belgaum, Pune-Belgaum, Bangalore-Belgaum and Hyderabad–Belgaum.

ii. Rail

Belgaum is on the main Indian Railways grid being part of Hubli division and is well connected by rail to major destinations such as Bangalore, Mumbai, Pune/Delhi and Goa.

iii. Air

Commercial airlines operate from Belgaum airport with regular services to Bangalore and Chennai.

1.4 Status of existing infrastructure

1.4.1 Visual Analysis of the site

The hotel is spread across an area of 3.01 acres with the built up area being about 26,240 sq.ft. The hotel has 3 cottages and 6 rooms with double occupancy in each unit. Also, there are 4 ten-bed dormitories spread over two floors. The property is not operational since 2012 and is in a dilapidated state.


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Figure 10: Visual Analysis of Hotel Mayura Malaprabha, Belgaum

1.4.2 Water supply and Sanitation

Water is supplied through a borewell. A drainage system also exists which needs to be refurbished.

1.4.3 Electricity

A tapping point for electricity is available at the site which has been provided by Hubli Electricity Supply Company (HESCOM) but it is disconnected at present.


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1.5 Tourists Inflows

The number of tourists that visited the surrounding tourist destinations in the 2011 and 2012 are summarised in the following figure:

Figure 11: Tourists inflows in Belgaum

1.6 SWOT Analysis

The SWOT analysis for the property is as follows:

STRENGTHS WEAKNESSES The property is at a prime location

and has high real estate value. Extremely well connected by road and

rail. Several tourist spots in proximity. Lush green surroundings around the

lake.

Lack of modern infrastructure as well

as extremely poor management. Status of building decrepit.

OPPORTUNITIES THREATS

Proximity of lake enables developing the space into a mini resort.

Existing developed and tourism

centric places like Goa in proximity.


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Property 2: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu,

Hassan

2.1 Introduction

Hotel Mayura Pushpagiri, owned by the DoT, consists of a hotel which has a restaurant and a lodging section. It has been identified by the DoT for revival. It has been non operational since inception.

Figure 12: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu, Hassan District.

2.2 Location

Hassan is one of the 30 districts of the state located in the south-western part of Karnataka. It is bounded by Chikmagalur and Chitradurga on the north, Dakshin Kannada on the west, Mysore and Kodagu on the south and Mandya and Tumkur on the east.

Figure 13: Regional Connectivity and surrounding habitations

Site Area 10 acres

Built up area 17299 sq.ft

Building Footprint

3.97%


1995

No. of rooms 24


Chennakesava Temple, Halebeedu Hoysaleswara Temple


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Pushpagiri hill is located enroute from Halebeedu to Hassan on the Hagra-Halebeedu road. It is 1.5 km from Halebeedu temple.

It has many famous tourist attractions. The famous Chennakesava Temple is 60 kms from the property.

Figure 14: Location of Tourism Facilities at Pushpagiri, Halebeedu, Hassan district.

2.3 Connectivity

i. Road

The district has a full-fledged bus terminus operated by Karnataka State Bus Transport Service; it is also connected by private bus services to all major cities across south and west India. NH 48, which connects the port of Mangalore to the capital city Bangalore, passes through Hassan.

ii. Rail

Hassan is the hub of broad gauge railways to Birur, Bangalore and Mysore.

iii. Air

The nearest airports are Mysore (115 km), Bangalore (187 km) and Mangalore.



Hotel Mayura Pushpagiri is spread across an area of 10 acres. It was constructed in two phases. The first phase was completed in the year 1995 consisting of 8 rooms on the ground floor and another 8 rooms on the first floor. It has an area of 4716 sq.ft. The second phase was completed in the year 1996 consisting of 8 rooms on the ground floor


31 S E P T E M B E R 2 0 1 4

in a new building. This building has an area of 3614 sq.ft. In addition to the rooms, there is one dining hall having an area of 4253 sq.ft. The buildings are in a completely abandoned state and all the furnishings are damaged. It is inaccessible as there are no proper roads laid to the building and the building is surrounded by thorny bushes. Certain parts of the building need re-construction and the remaining areas require renovation work.

Figure 15: Visual Analysis of Tourism Facilities at Pushpagiri, Halebeedu, Hassan

2.4.2 Water supply and Sanitation The water supply system consists of a borewell system. The overhead tanks have a total capacity of 2000 litres. The sewerage system is in a working condition

2.4.3 Electricity A tapping point for electricity is available but there is no supply at present.


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Figure 16: Tourists inflows in Halebeedu and Hassan

2.6 SWOT Analysis


STRENGTHS WEAKNESSES

Located near the Halebeedu temple. Hence, huge tourism potential.

Good connectivity via road.

Weak connectivity via air.

Most of the visitors visit the temple during day time and move onto other destinations post noon.


Could be developed as a low cost budget hotel.

An existent Hotel Mayura operating just opposite to the Halebeedu temple.


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Property 3: Yatri Niwas at Shanthisagar, Chennagiri, Davangere

3.1 Introduction

The Yatri Niwas at Shanthisagar, Chennagiri, owned by the DoT, was constructed in the year 2008. It is currently nonoperational. It was shut down in the year 2011.

Figure 17: Yatri Niwas at Shanthisagar, Chennagiri, Davangere

3.2 Location

Davangere is located centrally in the state. It is surrounded by

Chithradurga, Bellary, Shimoga, Chikmagalur and Haveri districts.


Site Area 10 acres


Building Footprint

10%


2008

No. of rooms 2 VIP rooms, 5 dormitories (8 cots/ dormitory)


Siddeshwara temple, Devaralli Rangnatha Swamy temple and Sulekere tank.


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The property is situated on the banks of Shanthisagar. It comes enroute

from Chennagiri to Davangere. SH 48 and SH 65 pass through the city in

proximity of the property.

Figure 19: Location of Yatri Niwas at Shanthisagar, Chennagiri, Davangere

The nearby tourist attractions include Siddeshwara temple, Devaralli Rangnatha Swamy temple and Sulekere tank.

3.3 Connectivity

i. Roads

Davangere is well-connected by road to Mumbai, Pune, Goa, Bangalore, Mangalore and Chennai via NH 4 (Mumbai-Pune-Bangalore-Chennai highway).

ii. Rail The city's railway station comes under South Western Railway Zone. Davangere railway station has been upgraded and the public is provided with high-class facilities. A new rail track from Davangere to Tumkur has been proposed which is likely to reduce the travel time between Bangalore and Davangere.

iii. Air

The nearest airport to Davangere is Hubli Airport which is 143 kilometres from the city.


35 S E P T E M B E R 2 0 1 4



It is spread across an area of 10 acres with the built up area being approximately 43560 sq.ft.

Figure 20: View of the Shantisagar from the Site

The property is a double storeyed building. It consists of 2 VIP rooms with double occupancy and 5 dormitories with a capacity of 8 cots per dormitory. There is no furniture in the rooms and dormitories. There is a provision for a kitchen which is nonoperational currently.


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Figure 21: Visual Analysis of Yatri Niwas at Shanthisagar, Chennagiri, Davangere


The water system consists of two overhead tanks each having a

capacity of 1000 litres. Water is pumped to the tanks from the

Sulekere tank.

3.4.3 Electricity

A tapping point for electricity is available through Bangalore

Electricity Supply Company (BESCOM) but it is disconnected at

present.


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Figure 22: Tourists inflows in Shanthisagar and Davangere

3.6 SWOT Analysis



Idyllic spot for a vacation Shanthisagar is Asia’s second

largest irrigation tank. Hence, huge tourism potential.

Good connectivity via road.

Lack of tourism facilities Weak connectivity by air. Lack of marketing and promotion.


The development overlooking the water body makes it extremely nice location for tourist attraction.

Could be promoted as a budget hotel.

No major threats perceived.


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Property 4: Yatri Niwas at Shikaripur, Shimoga

4.1 Introduction

Mayura Yatri Nivas, Shikaripur, owned by the DoT has been identified for revival through PPP framework. The property is operational and run by KSTDC. It was constructed in the year 2010.

Figure 23: Yatri Niwas at Shikaripur, Shimoga

4.2 Location

Shimoga is almost central on the Karnataka map. The property is situated

in Shikaripur, Shimoga on SH 48, 1 km from Huchharya Swamy Temple. It

comes enroute from Shimoga city to Sagara.


Site Area 10 acres


Building footprint

20%


2010

No. of rooms 2 VIP rooms, 5 dormitories( 8 cots/ dormitory)


Balligavi, Bandalike temple complex, Uduthadi and Thalagunda


39 S E P T E M B E R 2 0 1 4

The nearby tourist attractions include Huccharaya Swamy temple,

Balligavi, Bandalike temple complex, Uduthadi and Thalagunda.

Figure 25: Location of Yatri Niwas at Shikaripur, Shimoga

4.3 Connectivity

i. Roads Two national highways NH 206 (Tumkur-Honnavar) and NH 13 (Solapur–Mangalore) pass through Shimoga. It is well connected by road to all major cities, towns and important cities of neighbouring states.

ii. Rail

Shimoga is connected by rail to Bangalore, Mysore and Hubli.

iii. Air Shimoga Airport was commissioned in the year 2008 to be developed under the PPP mode. The work is currently stalled due to differences between the private players of Shimoga Airport Private Developers Ltd. At present, Mangalore International Airport is the nearest airport to Shimoga, 188 km away.



The Yatri Niwas, Shikaripur in Shimoga is spread across an area of 10 acres. The built up area is approximately 87,120 sq.ft. The property is a single storeyed building. It consists of 2 VIP rooms with double occupancy and 5 dormitories with a capacity of 8 cots per dormitory. Each room consists of 2 cots and each dormitory consists of 8 cots. The property is operational with the tariff being Rs 600 per night per VIP room and Rs 1600 per night for the dormitory.

http://en.wikipedia.org/wiki/Mangalore_International_Airport


40 S E P T E M B E R 2 0 1 4

In addition to the rooms and dormitories, there is one kitchen but it is not operational currently.

Figure 26: Visual Analysis of Yatri Niwas at Shikaripur, Shimoga


The water system consists of two overhead tanks each having a

capacity of 1000 litres. Water is pumped to the tanks from a nearby

pond.


41 S E P T E M B E R 2 0 1 4

4.4.3 Electricity

Electricity supply is available through Mangalore Electricity Supply

Company (MESCOM).



Figure 27: Tourists inflows in Shimoga

4.6 SWOT Analysis

The SWOT analysis of the property is as follows:


Lush green area. Religious heritage. Several tourist spots like Jog Falls,

Kodachadri in proximity.

Lack of modern tourism facilities. Weak connectivity by air.


Good budget accommodation.

No major threat envisaged.


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Property 5: Hotel Mayur Sangam, Kanakapura, Ramnagara

5.1 Introduction Hotel Mayur Sangam is situated at Mekadatu, Humbali grama, Kanakapura taluk in Ramnagara. The lush green forests surrounding the hotel provide a very pleasing and relaxing experience to the visitors. The property is operational and owned by the DoT.

Figure 28: Hotel Mayur Sangam, Kanakapura, Ramnagara

5.2 Location


Ramnagara district has been carved out of the erstwhile Bangalore Rural

district. The district is part of the Bangalore Division and is approximately


Built up area

7500 sq.ft

Building footprint

33.11%

No. of rooms

8 Air-conditioned and 8 Non-Air conditioned rooms with attached bathrooms, one dormitory (14 beds)


Sangam, Kabbalam Temple


43 S E P T E M B E R 2 0 1 4

50 km southwest of Bangalore. Sangama is the place where river Arkavathi

merges with Kaveri.

Figure 30: Location of Hotel Mayur Sangam, Kanakapura, Ramnagara

Kanakapura is situated 55 km south to Bangalore on NH 209, on the banks

of the river Arkavathi and 27 km from Ramnagara. Sangama is situated 25

km from Kanakapura.

5.3 Connectivity

i. Road

Malavalli, Bangalore are the nearby towns to Kanakapura having road connectivity to Kanakapura. Kanakapura is connected by road to Bangalore and Dindigul District in Tamil Nadu via the NH 209. There are a number of bus operators plying between Bangalore–Kanakapura, Mysore-Kanakapura and Malavalli-Kanakapura. The number of buses from Kanakapura to Sangama is very few. Tourists therefore prefer to use private transportation for this purpose.

ii. Rail

There is no railway station near Kanakapura within 10 km radius. Bangalore city junction railway station is the major railway station 60 km from Kanakapura.

iii. Air

The nearest airport to Sangama, Kanakapura is the Kempegowda International Airport, Devanahalli, Bangalore.


44 S E P T E M B E R 2 0 1 4



Hotel Mayur Sangam is spread across an area of 0.52 acres with the built up area being 7,500sq.ft. It provides a variety of accommodation facilities. It comprises 8 air-conditioned double rooms with attached bathroom, 8 non-air conditioned double rooms with attached bathrooms and a dormitory comprising 14 beds with bathroom facility. There is a restaurant at the entrance of the property and a shop (attached to the hotel building) which has been given on rent.

Each room/dormitory has been well furnished with the necessary facilities (bed, TV, AC/Fan, table, chairs and sofa sets). Since the property lies in a rural area, there is no telephone connection. Tourists who intend to stay here book the rooms through the online portal available on the hotel’s website.

Frequent power cut and unavailability of telephonic connection are some of the major drawbacks. The kitchen of the restaurant is attached to a public toilet which has not been well maintained. This leads to foul smell in the kitchen region and creates an unhygienic environment.

Since the place ‘Sangama’ is situated at a distance of 90 km from Bangalore and 108 km from Mysore, the tourists tend to visit this place as a one day picnic spot and hence do not stay here. Records reveal that a maximum of 40 rooms per month are booked which is less than 10% occupancy. Therefore, the revenue being generated from this property is very low.

Since both the lodging facility and restaurant are in a very good condition, they do not require any modification. The public toilet situated next to the restaurant could be moved to a different location to ensure a hygienic environment.


45 S E P T E M B E R 2 0 1 4

Figure 31: Visual Analysis of Hotel Mayur Sangam, Kanakapura, Ramnagara


Water is drawn from river Kaveri using monoblock pumps. The hotel

has a dedicated pit type sewage system in place. These tanks are

cleaned with the help of suction tanks available at Kanakapura Taluk

once in 3 months.

5.4.3 Electricity

The electrical wiring has been done completely for the restaurant

and the lodging section. Due to shortage of power, this place suffers

from frequent power cuts. The facility has two generators available.


46 S E P T E M B E R 2 0 1 4



Figure 32: Tourists inflows in Mekadatu and Ramnagara

5.6 SWOT Analysis

The SWOT analysis is as follows:


Scenic beauty as the property is located on the bank of a river.

Well built and equipped. Lush green surroundings.

Unhygienic restaurant. Frequent power cuts. No telephone connectivity.


Introduce camping, trekking and other adventurous packages.

Presence of popular and well

established resorts (Jungle resort, Anandadhama retreat) which offer attractive packages with fun filled activities.


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Property 6: Yatri Niwas at Devarayanadurga, Tumkur District

6.1 Introduction

The Yatri Niwas at Devrayanadurga has been identified by the DoT for betterment through PPP framework. It is owned by the DoT and constructed in the year 2012. It is operational and run by the Bhoga Narsimha Swamy Temple Trust.

Figure 33: Yatri Niwas at Devarayanadurga, Tumkur District

6.2 Location

Tumkur district is located in the eastern belt in the southern half of the state 70 kms from Bangalore. It is surrounded by Chitradurga in the north, Chikmagalur and Hassan in the west, Ramnagar and Mandya in the south and Bangalore in the east.


Site Area 2 acres


Building footprint

5.14%

Year of Construction

2012

No. of rooms 12 rooms, with attached bathrooms, 1 dormitory( 15-20 beds)


Bhoga Narsimha Swamy Temple, Siddhaganga Matha, Madhugiri, Goravanahalli Temple, Namada Chilume


48 S E P T E M B E R 2 0 1 4

The Yatri Niwas at Devrayanadurga is situated at a distance of 15kms from Tumkur city on a hill very close to the Bhoga Lakshmi Narsimha Swamy Temple. It is enroute from Bangalore to Dabaspete.

Figure 35: Location of Yatri Niwas at Devarayanadurga, Tumkur District

The nearby tourist attractions include Siddhaganga Matha, Sira, Turuvekere, Madhugiri, Goravanahalli Temple and the Namada Chilume, a natural spring considered sacred.

6.3 Connectivity

i. Roads Two National Highways, NH-4(Mumbai- Chennai) & NH-206 (Tumkur- Honnavar), pass through the city. The city is well-connected to Bangalore and other cities in the state by KSRTC buses. Volvo buses are also available for Bangalore. Frequent buses are available connecting other taluks and towns of the district.

ii. Rail

The city's railway station comes under South Western Railway Zone and has been renovated recently. It is located in centre of the city close to the bus stand and the Town Hall. It is located on the Bangalore -Hubli main line.

iii. Air The nearest airport to Tumkur is the Kempegowda International Airport, Bangalore 70kms away.


49 S E P T E M B E R 2 0 1 4


6.4.1 Visual Analysis of the site The Yatri Niwas at Devrayanadurga is a newly constructed building completed in the year 2012. It is spread across area of 2 acres with the built up area being 8,951 sq.ft. The property is a double storeyed building with 12 rooms (6 rooms on each floor) and 1 dormitory. All the rooms have double occupancy and attached bathrooms while the dormitory can accommodate 15-20 people. 9 rooms are furnished comprising a bed, a table and 2 chairs while 3 rooms are unfurnished. The dormitory doesn’t have any furniture. There is lobby at the entrance. In addition to this, the property has 2 common washrooms and a staff room.

Figure 36: Visual Analysis of Yatri Niwas at Devarayanadurga, Tumkur District


50 S E P T E M B E R 2 0 1 4

The Yatri Niwas is operational and has 70% occupancy on weekends.

The tariff is Rs.500 per room per night and for the dormitory it is

Rs.1000 per night (20 people).


The property has an underground RCC water tank with a capacity of

25000 litres and two overhead tanks each having a capacity of 3000

litres. There drainage system consist of a sump tank

6.4.3 Electricity

Electricity supply is available through Bangalore Electricity Supply

Company (BESCOM). Generator is also available on a temporary

basis.


The number of tourists that visited the surrounding tourist destinations in

the 2011 and 2012 are summarised in the following figure:

Figure 37: Tourists inflows in Devrayanadurga and Tumkur


51 S E P T E M B E R 2 0 1 4

6.6 SWOT Analysis



Proximity to Bangalore. Well connected by road and rail. Several tourist spots in proximity. Cultural heritage. Lush green surroundings.

Lack of tourism facilities.


Ideal budget accommodation.

Better facilities in Bangalore and

Tumkur. Hence tourists don’t prefer to stay overnight at Devrayanadurga


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Property 7: Wayside facility in Ganagapur, Gulbarga

7.1 Introduction

DoT has a wayside facility situated in Ganagapur village in Gulbarga district which is not operational presently.

Figure 38: Wayside facility in Ganagapur, Gulbarga

7.2 Location

Ganagapur village is located in Afzalpur Taluk in Gulbarga District in Karnataka. It is located 42 kms towards from District head quarters Gulbarga, 200 kms from Hyderabad and 623 kms from Bangalore.


Site Area 0.5 acre


Building footprint

20%


2006

No. of rooms 3 rooms, 1 dormitory


Gulbarga Fort, Khwaja Banda Nawaz Dargah, Buddha Vihar of Siddhartha Trust


53 S E P T E M B E R 2 0 1 4

Sangam Kshetra is a meeting point of Bhima and Amarja rivers. The water of these rivers, especially at their confluence, called Sangam, is considered extremely holy. Gulbarga is a home to various tourist attractions including the Gulbarga Fort, Khwaja Banda Nawaz Dargah, Buddha Vihar of Siddhartha Trust etc.

Figure 40: Location of Wayside facility in Ganagapur

The property is located on Sangam road, Ganagapur, 7kms from SH-22.

7.3 Connectivity

i. Road

Ganagapur is situated around 7 kms from SH 22, which connects Gulbarga city to Afzalpur. Gulabrga is a big road transport hub which services to Hyderabad, Bangalore, Mumbai, Pune, Mangalore, Hubli, Belgaum, Bijapur and other major cities.

ii. Rail

Gulbarga is well served by major rail lines and is connected to all major parts of India such as Mumbai, Delhi, Bangalore, Chennai, Ahmadabad, Rajkot, Agra, Bhopal, Coimbatore, Kanyakumari, Trivandrum, Bhubhaneshwar etc. Also, Ganagapur railway station itself is just a few km away from the facility.

iii. Air The nearest airports are at Belgaum and Hyderabad and a new airport at Gulbarga is under construction.



The total site area is 0.50 acre with a built-up area of 4356 sq.ft. Since the facility has been nonoperational, it is being used by local


54 S E P T E M B E R 2 0 1 4

residents and guests of various nearby Bhakt Nivas as a public toilet. The whole building is in a very dilapidated situation. The complex is constructed as a single floor having a huge dormitory which takes up most of the area of the complex. There is a hall adjacent to the dormitory which can be used a reception. Behind the dormitory, there is a way leading to 3 rooms, 5 toilets, 7 urinals and 1 pooja room.

Figure 41: Visual Analysis of Wayside facility in Ganagapur


There is no water connection.


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7.4.3 Sewage connections

Sewage connection is old and needs repair.

7.4.4 Electricity

Electricity connection is not available.



Figure 42:Tourists inflows in Ganagapur and Gulbarga

7.6 SWOT Analysis



Good connectivity by road and rail.

Ganagapur’s religious significance leads to huge tourism potential.

Extremely dilapidated state.


Could be developed into a budget dormitory facility.

There are a lot of well maintained Bhakt Nivases around the Sangam point which might pilgrims away from the facility.


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Property 8: Dormitories at Melukote, Mandya

8.1 Introduction

The Dormitories at Melukote, Mandya were built in 1998 and transferred to Karnataka Rural Infrastructure Development Limited (KRIDL) – a directorate of Land Army for the purpose of development and reconstruction and is still being managed by KRIDL. A total of Rs.42.5 lakhs was spent on its construction (in 1998) and Rs.18 lakhs on re-construction. It is nonoperational.

Figure 43: Dormitories at Melukote, Mandya

8.2 Location

Melukote is located in Pandavapura taluk of Mandya district. It is about 51 km from Mysore and 141 km from Bangalore. SH 47 connecting Mandya to Hadagali passes through Melukote.


Site Area 1.3 acres


Building footprint

12.18%


1998, Renovated recently

No. of rooms 4 dormitories, 6 rooms


Cheluvanarayana Swamy Temple, Kere Thonnur, Krishnaraja Sagar (KRS), Kunti Betta and Shravanabelagola.


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The dormitories at Melukote are located behind the famous Cheluvanarayana Swamy temple.

Figure 45: Location of Dormitories at Melukote, Mandya

Some of the tourist places near Melukote are Cheluvanarayana Swamy Temple, Kere Thonnur, Krishnaraja Sagar (KRS), Kunti Betta and Shravanabelagola.

8.3 Connectivity

i. Road Melukote is well connected by road. There are buses plying between Mysore – Melukote, Bangalore - Mandya – Melukote and Pandavapura – Melukote.

ii. Rail

The nearest railway stations to Melukote are Mandya and Pandavapura. There are many trains which commute between Mysore – Bangalore which can be used to reach Mandya / Pandavapura.

iii. Air Kempegowda International Airport, Devanahalli, Bangalore is the nearest airport to Melukote.



The site is spread across an area of 1.3 acres with the built up area being 6,900 sq.ft. It has been reconstructed recently by KRIDL. The building comprises four dormitories, six rooms, one kitchen, one manager room, one store room and a staff room.

http://en.wikipedia.org/wiki/Cheluvanarayana_Swamy_Temple

http://en.wikipedia.org/wiki/Cheluvanarayana_Swamy_Temple


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The bathrooms have geysers and all the rooms have been fitted with fans. The interiors of the property are not furnished.

The property is not being well maintained and some small repair works like replacing broken window panes are required. The rooms and dormitories have been used only during the Vairamudi Brahmotsava by the government officials and police department.

Figure 46: Visual Analysis of Dormitories at Melukote, Mandya


Water supply connection has been made available to this building from Keretonnur. The building has a sump where the water is collected and then pumped (using a 2HP motor) to two overhead tanks of capacity 2000 litres each. The property has a soak pit type of sewage connection which is further connected to a septic tank.

8.4.3 Electricity

Electricity connection has been given to the entire building and approvals have been taken by Chamundeshwari Electricity Supply Company (CESC).


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Figure 47: Tourists inflows in Melukote and Mandya

8.6 SWOT Analysis



Religious heritage. Vairumudi Brahmotsava attracts

lots of tourists during the period and hence beneficial.

Scenic beauty in neighbourhood.

• Location of the property away from

the road reduces visibility. • No telephone connection. • Lack of maintenance and

management .


Low cost budget accommodation.

Availability of better resorts in

Mysore, visitors prefer to stay there.


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Property 9: Yatri Nivas at Aihole, Bagalkot

9.1 Introduction

The Yatri Nivas at Aihole, Bagalkot belongs to the Department of Tourism (DoT) and has been identified as one of the properties for revival. It was constructed in two phases in the years 1951 and 1998. However, the facility is not operational right now.

Figure 48: Yatri Nivas situated at Aihole, Bagalkot

9.2 Location

Bagalkot district is located in the northern part of Karnataka. Aihole is located in Hungund taluk of Bagalkot district. It is situated 21 km west of Hungund and 47 km east of Badami, 40 km from Bagalkot and 135 km south of Bijapur.

Figure 49: Regional Connectivity and Surrounding habitations

Area 2.45 acres


Footprint (%age of Total Area)

13.61%


Constructed in two phases-1951 and 1998

No. of rooms 17 rooms


Aihole “School of Architecture”, 125 temples, ASI Museum


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Aihole is located at a distance of about 9 kms from the Belgaum-Raichur Highway. The identified Yatri Nivas is situated just 250 metres from Aihole Temples Compound and the Museum which is maintained by Archaeological Survey of India (ASI). Among the various tourism destinations in and around Aihole, the most prominent are the 125 ancient temples scattered around the zone and an open museum.

Figure 50: Location of Proposed Yatri Nivas situated at Aihole, Bagalkot

9.3 Connectivity

i. Roads

Aihole is situated at a distance of about 36 km from the city of Bagalkot, which is well connected by road and railway routes. The National Highway NH 161 (formerly NH 218) from Hubli to Bidar via Bijapur, Gulbarga, passes through Bagalkot. The State Highway passing through Bagalkot is connected to NH 169 (Solapur- Mangalore, formerly called NH-13)

ii. Rail

Bagalkot is connected with direct trains to Bijapur, Solapur, Gadag, Dharwad, Bellary, Mysore, Bangalore, Hubli, Hyderabad and Ahmedabad.

iii. Air

The nearest airports are at Belgaum and Hyderabad.


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Figure 51: Visual Analysis of Yatri Nivas situated at Aihole, Bagalkot

The Yatri Nivas is spread across an area of 2.45 acre. It has been constructed in two parts – an Old Block and a New Block. The Old Block was constructed in 1951 and is in a dilapidated state. It has 10 rooms of which 4 have attached bathrooms and the remaining 6 have 2 separate bathrooms and 2 toilets. It also houses 1 dining hall, 1 kitchen, 1 store and 1 waiting lounge which can be used as a reception. The New Block was constructed in 1998 and inaugurated in 2000 but has never been operational. It is far more spacious than the Old Block. It houses 7 rooms with attached bathrooms and 2 separate toilets. None of the rooms are furnished. Apart from the rooms, it has a restaurant with a huge kitchen, a waiting lounge and a hall with 2 bathrooms and toilets.


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Figure 52: Interior View of Yatri Nivas situated at Aihole, Bagalkot

In addition to the 2 blocks, there are 3 staff quarters in a separate building.

Figure 53: Existing Toilet Block at Yatri Nivas situated at Aihole, Bagalkot

There is also a public toilet has been constructed by DoT recently and is not in use.


The water supply is disconnected at present. It can be made available through a borewell which is located outside the premises. There is no piped water connection. The Old Block has 3 RCC water tanks of 4000 litres capacity each; while the new block has 1 Sintex water tank with a 1000 litres capacity. The sewage connection is old and in a dilapidated state.


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9.4.3 Electricity

A tapping point for electricity is available at the site which has been provided by HESCOM but presently there is no supply.



Figure 54: Tourists inflows in Aihole and Bagalkot

9.6 SWOT Analysis



Aihole, with about 125 ancient temples, is a popular tourist destination with huge tourism potential, including international tourists.

ASI site with museum is just 250 metres from the Yatri Nivas.

Well connectivity with the rest of the region.

Site in a very dilapidated condition. Poor air connectivity. Historical heritage the only aspect

for tourism


ASI site might get World Heritage Site Status, increasing the number of tourists.

No major threats envisaged.


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Property 10: Wayside Facility at Lakkundi, Gadag

10.1 Introduction The DOT has a wayside facility situated at Lakkundi, Gadag. The wayside facility was inaugurated in 2006. However, it is not operational right now.

Figure 55: Wayside Facility at Lakkundi, Gadag

10.2 Location

Lakkundi is a small village in the Gadag district of Karnataka. It is located enroute from Hubli to Hampi on the Gadag-Koppal highway (NH 63). It is situated 11 km east of Gadag and 14 km from Dambal (an ancient centre of Buddhism).

Figure 56: Regional connectivity and surrounding habitations

Site Area 1 acre


Building footprint

9.76%


2006

No. of rooms 4 rooms, 1 dining hall


50 ancient temples, 101 stepped wells (Kalyanis), 29 inscriptions and an open scripture gallery maintained by ASI.


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The various tourism destinations in and around Lakkundi include around 50 ancient temples, 101 stepped wells (Kalyanis), 29 inscriptions and an open scripture gallery maintained by ASI.

Figure 57: Location of Wayside Facility at Lakkundi, Gadag

10.3 Connectivity

i. Roads Gadag is well connected by roads to all major cities like Hubli, Bellary, Bagalkote, Bangalore, Hospet & Bijapur. NH-63 passes through the city.

ii. Rail

Gadag is a junction station on Hubli-Hospet-Guntukal railway line. It connects to Hotgi junction on Pune-Solapur-Wadi railway line. Major tourist centres like Badami and Bijapur lie on the Gadag-Hotgi railway line.

iii. Air

The nearest airports are at Belgaum and Hubli.


10.4.1 Visual Analysis of the site The total site area over which the wayside facility is located is about 1 acre. The built up area is around 8500 sq ft. spread over two floors.

On the ground floor, there is a porch which leads to a lobby. The lobby leads to 2 rooms with attached bathrooms. There is a restaurant of nearly 1000 sq ft. Attached to the restaurant is a sizable kitchen, 1 wash room and 1 store room. From the lobby, there is a circular staircase leading to the first floor.


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Figure 58: Interior view of Wayside Facility at Lakkundi, Gadag

On the second floor, there are 2 rooms with attached bathrooms and extended balconies. This floor also houses a dormitory (capacity: at least 15-20 people) with two toilets.

Figure 59: Restaurant space and external toilet block at Wayside Facility

Apart from the building there is also a public toilet (Sulabh Shauchalaya) which has 4 toilets. There are no kitchen appliances,


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furniture and electrical fixtures (lights, fans, etc.). Most of the doors and windows are damaged.


There is a borewell inside the premises which presently has dried up. A sewage connection exists but it requires repair.

10.4.3 Electricity

An electricity connection is available but there is no supply right now.



Figure 60: Tourists inflows in Lakkundi and Gadag


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10.6 SWOT Analysis



Lakkundi is known for nearly 50 ancient temples, 101 stepped wells (Kalyanis), and around 29 inscriptions.

Can attract both Hindu and Buddhist tourists.

ASI site with scripture gallery is very near to the facility.

Located on a highway and proximity to railway station makes it an extremely well-connected facility

Site is in a very dilapidated condition.

Basic infrastructure such as water, sewage connection etc are missing.

Historical heritage is the only segment prominent in the region.


ASI site might get World Heritage Site Status which might increase the number of tourists.



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Property 11: Hotel Mayur Samudra, Gokarna, Uttar Kannada

11.1 Introduction

Hotel Mayur Samudra, located in Gokarna is nonoperational since 1996. The property is in a dilapidated condition.

Figure 61: Hotel Mayura Samudra, Gokarna, Uttar Kannada

11.2 Location

Uttar Kannada is bordered by the state of Goa and Belgaum district on the

north, Dharwad and Haveri districts on the east, Shimoga and Udupi

districts on the south and the Arabian Sea on the west.

Gokarna is a small temple town located in Uttar Kannada on the western

coast of India.


The property is situated in Gokarna, 10kms from National Highway 66. It

is located enroute from Ankola to Kumta.



Building footprint

6.65%


1984

No. of rooms 2


Om Beach, Paradise Beach, Yana


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Figure 63: Regional connectivity and surrounding habitations

11.3 Connectivity

i. Road

Gokarna can be reached by road from Bangalore, Mangalore, and Karwar. There are regular buses that ply between these cities that connect Gokarna.

ii. Rail

The Gokarna railway station is around 8 km from the town. Gokarna is widely connected by railways with the nearest stations being Kumta and Ankola. Other stations that offer better connectivity with Gokarna include Mangalore, Hubli, Margao, and Karwar.

iii. Air

The nearest airports to Gokarna are Goa (144 km), Mangalore (231 km) and Belgaum (208 km)



Hotel Mayura Samudra, Gokarna is spread across an area of 1.97 acres. The built up area is approximately 5700 sq.ft. It was constructed in the year 1984 and inaugurated in 1986. After being run for 10 years by KSTDC, it was closed in the year 1996. The property is completely damaged and needs to be renovated completely.


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Figure 64: Visual Analysis of Hotel Mayura Samudra, Gokarna, Uttar Kannada

It consists of 2 double occupancy rooms, 1 quadruple occupancy room and 1 dormitory with a capacity of accommodating 10 people. It also houses a restaurant and a kitchen. The hotel doesn’t have any furniture.


The property is connected to the Panchayat water supply. The

drainage system consists of a sump tank.

11.4.3 Electricity

The power supply is currently disconnected.


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Figure 65: Tourists inflows in Gokarna and Uttar Kannada

11.6 SWOT Analysis



Secluded and pristine beaches. Religious significance.

Lack of tourism facilities. Weak connectivity by air.


Introduce water sports and other

adventurous packages.

Existing developed places like Goa

which offer better tourism packages.


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Property 12: Dormitory at Moodubidere, Dakshin Kannada

12.1 Introduction

The Dormitory at Moodubidere has been identified by the DoT for revival. It is owned by the DoT and has been given on a private lease for the last 15 years. It was constructed in the year 1984. The structure is old but has potential for renovation.

Figure 66: Dormitory at Moodubidere, Dakshin Kannada

12.2 Location

Moodubidere is a small town 37 km northeast of the Dakshin Kannada district headquarters, Mangalore.


The nearby tourist attractions include Jain Temple (1 km), Soans Farms (4 km), Vennur (15 km), Kateel Durga Parameshwari Temple (16 km) and Pilkula Nisarga Dhama (25 km).

Site Area 1.5 acres


Building footprint

2.45%


1984

No. of rooms 8 rooms, 1 dining hall, 1 kitchen


Jain Temple, Soans Farm, Vennur, Kateel Durga Parameshwari Temple , Pilkula Nisarga Dhama.


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Figure 68: Location of Dormitory at Moodubidere, Dakshin Kannada

The dormitory is located 1 km from the Moodubidere bus stand near Hotel Panchratna International. The site is just 1 km from NH 13 (Mangalore- Solapur). The property comes enroute from Mangalore to Karakal.

12.3 Connectivity

i. Roads

Moodubidere lies on NH 13 (Solapur –Mangalore). Hence it is well connected via road.

ii. Rail

Mangalore Railway Station (40 km) is the nearest railway station to Moodubidere. It is well connected to different parts of Karnataka.

iii. Air

Mangalore International Airport is 40 km from Moodubidere.



The property was constructed in the year 1984. It is spread across an area of 1.5 acres with the built up area being approximately 1600 sq.ft. The property consists of two blocks. One of the blocks is a single storeyed building with a circular structure. It comprises one kitchen, one dining hall and an office. The other block consists of eight double occupancy rooms with attached bathrooms and a parking space. The property is operational with the tariff being Rs.1500 per night per room.


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The Dormitory is in a dilapidated state due to lack of maintenance. The furniture was bought in the year 1986 and hence is on the verge of collapsing. The building looks unkempt as it has not been refurnished for a long time. The surroundings of the building are not kept clean and garbage can be seen around the building.

Figure 69: Visual Analysis of Dormitory at Moodubidere, Dakshin Kannada


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Water is provided by the local panchayat water supply system. It is

stored in an RCC tank of 4000 litres capacity. The drainage system

comprises a sump tank.

12.4.3 Electricity

Electricity supply is available through Mangalore Electric Supply

Company (MESCOM).



Figure 70: Tourists inflows in Moodubidere and Dakshin Kannada


78 S E P T E M B E R 2 0 1 4

12.6 SWOT Analysis



Good connectivity via road. Scenic location. Reasonable open space for

recreational activities.

Building is in a damaged condition. Unhygienic surroundings due to non

disposal of wastes.


Could be developed into a budget

hotel.

Hotels like Panchratna International

in vicinity which are better equipped.


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Property 13: Hotel Mayura Barachukki Madhyaranga,

Shivanasamudra, Chamarajnagara

13.1 Introduction

Hotel Mayura Barachukki, Shivanasamudra has been identified by the DoT for revival through PPP framework. It was constructed in the year 2013. The hotel is in a well maintained condition and is non operational at present.

Figure 71: Hotel Mayura Barachukki, Shivanasamudra

13.2 Location

Chamarajanagar is the southernmost district in the state of Karnataka. Shivanasamudra is a small town located on the boundary of Chamarajnagara and Mandya. Hotel Mayura Barachukki is located 2.5 kms from the famous Madhyarangam Temple and 1.9 kms from the Barachukki Falls.




Building footprint

22.96%


2013

No. of rooms 4 rooms, 1 cottage, and 1 dining hall


Madhyaranga Temple, Bharachukki Falls, Gaganachukki Falls


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The nearby tourists places include Talakad, the Gaganachukki Falls,

Somanathapura, Madyarangam Temple and Dargah Hazrath.

Figure 73: Location of Hotel Mayura Barachukki, Shivanasamudra

13.3 Connectivity

i. Roads

The property is 7 kms from NH-209 which connects Bangalore to Coimbatore. The site is well connected to Bangalore, Mysore, Mandya and Chamarajnagara.

ii. Rail

The nearest railway station is Maddur, 40 kms while Mysore is the nearest major railway station at a distance of 56 kms.

iii. Air

The nearest domestic airport is Mysore, 56 kms from Shivanasamudra.

13.4 Status of Existing Infrastructure

13.4.1 Visual Analysis of the site The property at Shivanasamudra is spread across an area of 0.50 acres

with the built up area being 5000 sq.ft. It consists of 4 double occupancy

rooms with attached bathrooms and a large room which can

accommodate up to 4 people. The landscaped area is lush green and

well maintained. The property also consists of a spacious dining hall, a

kitchen and a well maintained reception area for the visitors.

Hotel Mayura Bharachukki,

Shivanasamudra


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13.4.2 Water supply and sanitation

Water supply is available at the site. The property consists of two

overhead tanks of 1000 litres capacity each. The drainage system is new

and intact.

13.4.3 Electricity

Electricity supply is available through Chamundeshwari Electricity

Supply Company(CESC).


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13.6 SWOT Analysis



Location advantage- 1.9 kms walk from the Bharachukki Falls

Religious Heritage – Madhyaranga Temple attracts many tourists, just 2.5 kms away

Recently constructed, in good condition

Lack of modern tourism

infrastructure


Can be developed as a budget accommodation.

Availability of better home stays

nearby, such as Georgia Sunshine Village in Mandya.


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Property 14: Hotel Mayur Keshav, Somanathapura, Mysore

14.1 Introduction

Hotel Mayur Keshav, Somanathapura has been identified by the DoT for revival through PPP framework. It was constructed in the year 1975. It is nonoperational and in an extremely dilapidated state.

Figure 74: Hotel Mayur Keshav, Somanathapura, Mysore

14.2 Location

Somanathapura is a town located 35 km from the historic Mysore city in Mysore district.




Building footprint

7.54%


1975

No. of rooms 2 rooms, 2 cottages, 3 quarters, 1 dining hall


Chennakesava Temple, Talakad


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Figure 76: Location of Hotel Mayur Keshav, Somanathapura, Mysore District

Hotel Mayur Keshav is located right next to the Chennakesava Temple, 32 km from the SH17. It is 140 km from Bangalore city.

14.3 Connectivity

i. Road Somanathapura is well connected by buses from Mysore and Bangalore. There are cab facilities available from the above mentioned cities. Bannur, Kollegal, Malavalli, Mandya are the nearby by towns to Somanathapura having road connectivity to Somanathapura

ii. Rail

There is no railway station near Somanathapura within 10 km radius. Yeliyur raillway station, Mandya railway station and Mysore Junction railway station are the railway stations near Somanathapura.

iii. Air

The nearest airport is the Mysore airport, 29 km from Somanathapura.


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14.4.1 Visual Analysis of the site The property was constructed in the year 1975. The site consists of 2 rooms, 2 cottages, 3 quarters and a dining hall. The buildings are in a collapsible condition and inaccessible due to the thorny bushes that have grown around.

Figure 77: Visual Analysis of Hotel Mayur Keshav, Somanathapura, Mysore District


Borewell connection is available but needs to be repaired. Drainage system needs repair too.

14.4.3 Electricity

Electricity supply is available to the property but disconnected at present.


86 S E P T E M B E R 2 0 1 4



Figure 78: Tourists inflows in Somanathapura and Mysore

14.6 SWOT Analysis



Location advantage- Right next to the Chennakesava Temple.

Religious Heritage.


infrastructure Building needs full refurbishment.


Can be developed as a budget

accommodation.

Availability of better hotels in

Mysore.


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Property 15: Wayside Facility at Thannikola, Belgaum

15.1 Introduction

KSTDC has a small wayside facility in the Saundatti taluka of Karnataka. It is managed by the Temple Trust of Shivyogeshwara Temple. It was constructed in the year 2002. Currently it is nonoperational.

Figure 79: Wayside Facility at Tanikola, Belgaum

15.2 Location

Saundatti taluk is located in south-east Belgaum.

Located around 60 km from Belgaum city, this site is opposite to Shivyogeshwara Temple. The property lies enroute from Kolhapur to Hubli on Belgaum-Bagalkote road (SH 20).

The nearby tourists’ attractions include Shri Renuka Yellamma temple, Shri Sogal Someshwar Temple, Savdatti Fort and Renuka Sagar.

Figure 80: Regional Connectivity and surrounding Habitations



Building footprint

40.23%


2002

No. of rooms 3 rooms, 1 kitchen


Shri Renuka Yellamma temple, Shri Sogal Someshwar Temple, Savdatti Fort and Renuka Sagar.


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Figure 81: Location of Wayside Facility at Thannikola, Belgaum

15.3 Connectivity

i. Road

The site is well connected to nearby towns like Raybag, Kudchi, Chikodi, Mudalgi, Terdal and Mahalingpur.

ii. Rail

Kudachi railway station, Ugar Khurd railway station, Raybag railway station are the railway stations in proximity to Saundatti. However Sangli Railway Station is the major railway station 50 km from Saundatti.

iii. Air

The nearest airports to Saundatti are Hubli (55km), Sambra (84 km) and Kolhapur (165 km).


15.4.1 Visual Analysis of the site The site is spread across an area of 0.40 acres with the built up area being 7000 sq.ft.

Constructed in the year 2002, the property has 3 rooms with attached toilets and a separate kitchen. It also has a toilet facility outside the building.


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Figure 82: Visual Analysis of Wayside Facility at Thannikola, Belgaum


The site has a borewell system for catering to the water requirement.

15.4.3 Electricity

A connection has been provided by HESCOM for tapping electricity at

the site but presently it has been disconnected.


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Figure 83: Tourists inflows in Saundatti and Belgaum

15.6 SWOT Analysis


STRENGTHS WEAKNESSES Several tourist spots in proximity. Huge tourism potential. Religious heritage


infrastructure. Building needs reasonable

refurbishment.


Could be utilized as a budget accommodation for group travellers.

No major threat envisaged.


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Property 16: Hotel Mayura at Devrayanadurga, Tumkur 16.1 Introduction

Hotel Mayura at Devrayanadurga was constructed in the year 1966. It has been identified by the DoT for revival. It is nonoperational for the last 12 years.

Figure 84: Hotel Mayura at Devrayanadurga, Tumkur

16.2 Location

Tumkur district is located in the eastern belt in the southern half of the state, 70 kms from Bangalore. It is surrounded by Chitradurga in the north, Chikmagalur and Hassan in the west, Ramnagar and Mandya in the south and Bangalore in the east.




Building footprint

11.48%


1966

No. of rooms 2 rooms, 1 kitchen and 2 halls


Bhoga Narsimha Swamy Temple, Siddhaganga Matha, Sira, Madhugiri, Goravanahalli Temple, Namada Chilume


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The identified property at Devrayanadurga is situated at a distance of 15 km from Tumkur city on a hill very close to the Bhoga Lakshmi Narsimha Swamy Temple. It is located very close to the Yatri Niwas at Devrayanadurga which is managed by the DoT.

The nearby tourist attractions include Siddhaganga Matha, Sira, Turuvekere, Madhugiri, Goravanahalli Temple and the Namada Chilume, a natural spring considered sacred.

Figure 86: Location of Hotel Mayura at Devrayanadurga, Tumkur

16.3 Connectivity

i. Roads Two National Highways, NH-4 (Mumbai-Chennai) & NH-206 (Tumkur-Honnavar), pass through the city. The city is well-connected to Bangalore and other cities in the state by KSRTC buses. Volvo buses are also available for Bangalore. Frequent buses are available connecting other taluks and towns of the district.

ii. Rail

The city's railway station comes under South Western Railway Zone and has been renovated recently. It is located in centre of the city close to the bus stand and the Town Hall.

iii. Air The nearest airport to Tumkur is the Kempegowda International Airport, Bangalore 70km away.


16.4.1Visual Analysis of the site

The identified property at Devrayanadurga is spread across an area of 0.5 acre with the built up area being approximately 2500 sq.ft. It is


93 S E P T E M B E R 2 0 1 4

in a very dilapidated condition and not operational for the last 12 years. The building consists of 2 rooms, a kitchen and 2 halls.

Figure 87: Visual Analysis of Hotel Mayura at Devrayanadurga, Tumkur


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The water supply system is dilapidated and needs to be

reconstructed.

16.4.3 Electricity

Electricity connection is available through BESCOM but disconnected

at present.



Figure 88: Tourists inflows in Devrayanadurga and Tumkur

16.6 SWOT Analysis



Religious heritage. Proximity to the Bhoga Narsimha

Swamy and Yoga Narsimha Swamy temples.

Completely dilapidated building. Lack of tourism facilities.


Could be developed as a low cost

accommodation.

Better tourism facilities in Bangalore

and Tumkur. Hence, tourists don’t prefer to stay overnight at Devrayanadurga.


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Property 17: Wayside Facility at Basavana Bagevadi, Bijapur

17.1 Introduction

The DoT has a wayside facility situated in Telgi village, Basavana Bagevadi in Bijapur District. It was constructed in 2013 but has not been operational so far.

Figure 89: Wayside Facility at Basavana Bagevadi, Bijapur

17.2 Location

The property is located in Telgi Village, 45 km towards south from district head quarters, Bijapur and 510 km from Bangalore. The property is situated on SH 124 which is 6 km from NH 13. Bijapur is famous for its large number of historical monuments and unique architecture built during the Adil Shahi dynasty, which includes the Gol Gumbaz, the second largest dome in the world. It also has an 85-foot tall statue of Lord Shiva, the second biggest in the country. Hence, the location has a huge tourism potential.




Building footprint

11.83%


2013

No. of rooms 1 room, 1 dining hall, 1 kitchen


Gol Gumbaz, India’s largest Lord Shiva statue


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Figure 91: Location of Wayside Facility at Basavana Bagevadi, Bijapur

17.3 Connectivity

i. Road

The property is situated on SH 124 which is 6 km from NH 13. There is an NTPC thermal power plant on the intersection of these two highways. Bijapur is geographically & strategically well connected through major cities by four lane NH-13, NH-218 and other state highways. Bijapur is a big road transport hub which serves Bangalore, Mumbai, Pune, Hyderabad, Mangalore, Mysore, Hubli, Belgaum and other major cities.

ii. Rail

Bijapur is connected with direct trains to Solapur, Bagalkot, Gadag, Dharwad, Bellary, Bangalore, Hubli, Mumbai, Hyderabad and Ahmedabad. Bijapur railway station is connected to Hotgi junction near Solapur railway station and Kurduvadi railway station towards the north and to Bagalkot and Gadag junction towards the south. Bijapur-Shahabad is a new proposed railway line. Also, Telgi Railway Station is just 500 meters from the wayside facility. It is well connected with nearby cities.

iii. Air

The nearest airports to Bijapur are Belgaum (200 kms) and Hubli (190 kms).


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17.4.1 Visual Analysis of the site The total compound area is 0.38 acres and the built-up area is 2000 sq ft. There is a single complex with a dining hall, a kitchen which could be used as a restaurant, 1 store room, 5 toilets and 2 bathrooms.

Figure 92: Visual Analysis of wayside Facility at Basavana Bagevadi, Bijapur

There are no kitchen appliances, furniture and electrical equipments installed within the complex (lights, fans, etc.).


The Nivas has its own borewell and there are two water tanks – one

RCC (4000 l) on the ground floor from which water is carried over to

the second tank on the terrace.


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17.4.3 Sewage connections

Sewage connection is fairly new and can be utilised without any

major intervention.

17.4.4 Electricity

Electricity connection is available through HESCOM but the supply is

disconnected at present.



Figure 93: Tourists inflows in Basavana Bagevadi and Bijapur


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17.6 SWOT Analysis



Good connectivity by road and rail. The facility is on National Highway.

Telgi Railway Station is just 0.5 km away.

Proximity to Bijapur’s historical heritage (Gol Gumbaz, etc.).Hence, huge tourism potential.

Weak connectivity via Air.

Historical heritage the only segment prominent in the region.


Restaurant might benefit from influx of labour at the new NTPC thermal power plant nearby Telgi



100 S E P T E M B E R 2 0 1 4

Property 18: Wayside Amenities in Shiradi, Sakaleshpur Taluk,

Hassan

18.1 Introduction

Wayside amenity in Sakaleshpur Taluk of Hassan has been identified for revival by the DoT. This property covers an area of 4 acres. The land was given to KSTDC for development and a restaurant was constructed in the year 1997. The site remained operational for a year after it was constructed (1997-98) and later it was closed. In 2010, it was again handed back to the DoT.

Figure 94: Wayside Amenities in Shiradi,

Sakaleshpur Taluk, Hassan District

18.2 Location

The property is located on at a distance of 1.5 km (approx.) from Manjarabad fort on NH-48(Bangalore–Mangalore highway). The site is 150-200 metres away from the highway.


Site Area 4 acres


Building footprint

10%


1997

No. of rooms 3 rooms, 2 halls, 1kitchen


Maragunda, Raxidi Estate, Manjarabad Fort


101 S E P T E M B E R 2 0 1 4

Figure 96: Location of Wayside Amenities in Shiradi, Sakaleshpur

The site is 1 km away from Kadumane tea estate and has a lot of greenery around.

18.3 Connectivity

i. Road The district has a full-fledged bus terminus operated by Karnataka State Bus Transport Service; it is also connected by private bus services to all major cities across south and west India. NH 48, which connects the port of Mangalore to the capital city Bangalore, passes through Hassan.

ii. Rail

Sakaleshpur railway station and Donigal railway station (8 km) are the railway stations close to Sakaleshpur. However, Mangalore Railway Station is the major railway station 132 km from Sakaleshpur.

iii. Air

The nearest airports are Mysore (156 kms), Bangalore (223 km) and Mangalore (132 kms).



The property is spread across an area of 4 acres with the built up are being 17424 sq.ft. It was constructed as a restaurant with two wings. It comprises 2 halls, 1 kitchen with a small store room and 4 toilets for the visitors. It is in an abandoned state. The doors are not installed and the interiors are totally damaged.


102 S E P T E M B E R 2 0 1 4

There are no electrical connections and the wirings are not in place. The restrooms and the kitchen slabs are damaged. The building needs to be reconstructed in many places.

Figure 97: Visual Analysis of wayside Amenities in Shiradi, Sakaleshpur


103 S E P T E M B E R 2 0 1 4


There is a nonoperational borewell at the site. There is a tank of

capacity of approximately 300-500 litres. Sewage connections are

available and have been connected to the mains.

18.4.3 Electricity

A tapping point for electricity is available at the site but it is

disconnected at present. A separate transformer has been installed

near the site.



Figure 98: Tourists inflows in Hassan


104 S E P T E M B E R 2 0 1 4

18.6 SWOT Analysis



Very close to Kodamanai tea estates. Lush green area provides scenic beauty

Lack of tourist infrastructure.

Building in a dilapidated state.


Huge potential for constructing wayside amenities.

Since Sakaleshpur has a trek stretch, attractive packages including trekking and other adventurous sports can be introduced.

No major threats perceived.


105 S E P T E M B E R 2 0 1 4

Property 19: Fast Food Counter, Anmod, Uttar Kannada

19.1 Introduction

The Fast Food Counter at Anmod, owned by the DoT, is currently nonoperational. It is shut down since 2002.

Figure 99: Fast Food Counter, Anmod, Uttar Kannada

19.2 Location

Uttar Kannada is bordered by the state of Goa and Belgaum District to the north, Dharwad District and Haveri District to the east, Shimoga District

and Udupi District to the south and the Arabian Sea to the west.


Site Area 1 acre


Building footprint

17.49%


1986

No. of rooms 1 restaurant, 1 kitchen


Goa, Doodh Sagar waterfalls , Castle Rocks


106 S E P T E M B E R 2 0 1 4

Anmod is a town at the Goa-Karnataka border. Some of the oldest rocks in the Indian subcontinent are found in Anmod on Goa's border with Karnataka

The property is situated in Anmod near the check post. The site lies enroute from Hubli to Ramnagara. The nearby tourist attractions include Goa and Doodh Sagar waterfalls (12km).

Figure 101: Location of Fast Food Counter, Anmod, Uttar Kannada

19.3 Connectivity

i. Roads NH 4A (Panjim-Belgaum) passes through the city. SH 34 is 30 km from Anmod.

ii. Rail

There is no railway station near Anmod within 10 km radius. Asnoti railway station, Idalhond Railway Station, Karwar railway station, Khanapur railway station are the railway stations in proximity to Anmod. Madgaon railway station is the major railway station 65 km from Anmod.

iii. Air

The nearby airports are Goa International Airport (78 km) and Hubli Airport (100 km).


107 S E P T E M B E R 2 0 1 4


19.4.1Visual Analysis of the site

The Fast Food Counter at Anmod was constructed in the year 1986. The property is a single storeyed building. It is spread across an area of 1 acre with the built up area being approximately 8000 sq ft. It consists of a kitchen and a restaurant. There is no furniture and the building is completely dilapidated. It needs to be refurbished completely.

Figure 102: Visual Analysis of Fast Food Counter, Anmod, Uttar Kannada


There is no water connection at present. The drainage system

consists of a sump tank.

19.4.3 Electricity

A tapping point for electricity is available but it is disconnected at

present.


108 S E P T E M B E R 2 0 1 4


The number of tourists that visited the surrounding tourist destinations in the 2011 and 2012 are summarised in the following figure

Figure 103: Tourists inflows in Uttar Kannada

19.6 SWOT Analysis



Pristine beaches in proximity.

Lack of tourism infrastructure.


Lucrative wayside facility.

Presence of better hotels like Shangri- La Jungle Village Resorts which offer better facilities.


109 S E P T E M B E R 2 0 1 4

SECTION C: PROJECT COST AND

CONFIGURATION


110 S E P T E M B E R 2 0 1 4

PROJECT COSTS FOR IDENTIFIED PROPERTIES

Property 1: Hotel Mayura Malaprabha, Ashok Nagar

1.1 Project Cost

The project cost has been estimated at Rs. 2.77 Crore for the renovation of the lodging section and the restaurant at the Hotel. The breakup of the total project cost is as given below:

Item Sq. Ft. INR/ Sq Ft

Cost (INR in Crores)

Cost of Renovating Building 26,240.54 1,000 2.62

Cost of Furnishing 0.05

Cost of Landscaping 1,04,962.18 10 0.10

Total Cost of Construction 2.77

Escalated Cost of Construction cost escalation of 5% p.a.

2.86

Master Planning & Pre-Ops 1.5 % 0.04

Contingency 5 % 0.14

IDC 13 % p.a. 0.13

Financing Charges 1.5 % 0.03

Total Cost of Project 3.21

Average Periodic Maintenance Cost every 5 years

0.46

The construction period for the project is assumed to be 12 months. Considering Interest rate at 13% for Debt, by adding Interest During Construction (IDC) which is INR 0.13 Crore, the total project cost comes to INR 3.21 Crore. The building, furniture and landscape periodic maintenance cost have been taken at Rs. 50/sq. ft., 50 % of Cost of Furnishing and Rs.2/ sq. ft. respectively.

1.2 Sources of Finance

The project has been assumed to be financed through the following means: Debt Equity

Other Assumptions are summarised as follows:

Parameter Value

1. Debt : Equity ratio 2.33 :1

2. Cost of debt 13% p.a.

3. Moratorium for debt 0 years

4. Repayment period for debt 7 years

5. Loan Amount 2.25 Crore

6. Loan Repayment per year. 0.32 Crore


111 S E P T E M B E R 2 0 1 4

Property 2: Hotel Mayura Pushpagiri, Halebeedu, Hassan

2.1 Project Cost

The project cost has been estimated at Rs. 1.67 Crore for the renovation of the lodging section and the restaurant at Hotel. The breakup of the total project cost is as given below:

Item Sq. ft. INR/ Sq Ft Cost (INR in crores)

Cost of Renovating Building 17,299 800 1.38


Cost of Landscaping 4,18,301 5 0.21


Escalated Cost of Construction cost escalation of 5% p.a. 1.73



IDC 13 % p.a. 0.08




0.55

The construction period for the project is assumed to be 12 months. Considering Interest rate at 13% for Debt, by adding Interest During Construction (IDC) which is INR 0.08 Crore, the total project cost comes to INR 1.94 Crore. The building, furniture and landscape periodic maintenance cost have been taken at Rs. 50/sq. ft., 50 % of Cost of Furnishing and Rs. 2/ sq. ft. respectively.




Parameter Value






6. Loan Repayment per year 0.19 Crore


112 S E P T E M B E R 2 0 1 4

Property 3: Yatri Nivas at Shanthisagar, Chennagiri, Davangere

3.1 Project Cost

The project cost has been estimated at Rs. 1.97 Crore for the renovation of the double storey lodging and dining section at the Yatri Nivas. The breakup of the total project cost is as given below:

Item Sq. Ft. INR/ sq ft Cost (INR in crores)



Cost of Landscaping 392,040 5 0.20


Escalated Cost of Construction

cost escalation of 5% p.a. 2.03



IDC 13 % p.a. 0.09



Average Periodic Renovation Cost every 5 years

0.82

The construction period for the project is assumed to be 12 months. Considering Interest rate at 13% for Debt, by adding Interest During Construction (IDC) which is INR 0.09 Crore, the total project cost comes to INR 2.29 Crore. The building, furniture and landscape periodic maintenance cost have been taken at Rs. 50/sq. ft., 50% of Cost of Furnishing and Rs. 2/ sq. ft. respectively.




Parameter Value








113 S E P T E M B E R 2 0 1 4

Property 4: Yatri Nivas at Shikaripur, Shimoga

4.1 Project Cost

The project cost has been estimated at Rs. 1.07 Crore for the renovation of the lodging (VIP and dormitories) and dining section at the Yatri Nivas. The breakup of the total project cost is as given below:


Cost (INR in crores)








IDC 13 % p.a. 0.05




1.34

The construction period for the project is assumed to be 12 months. Considering Interest rate at 13% for Debt, by adding Interest During Construction (IDC) which is INR 0.05 Crore, the total project cost comes to INR 1.23 Crore. The building, furniture and landscape periodic maintenance cost have been taken at Rs. 50/sq. ft., 50% of Cost of Furnishing and Rs. 2 /sq. ft. respectively.




Parameter Value








114 S E P T E M B E R 2 0 1 4

Property 5: Hotel Mayur Sangam, Kanakapura Taluk, Ramanagara

5.1 Project Cost

This site is currently operational, and in very good condition. It requires very little renovation. The project cost has been estimated at Rs. 0.13 Crore for the renovation of the lodging (AC rooms, non-AC rooms and dormitories) and dining section at the Yatri Nivas. The breakup of the total project cost is as given below:

Item Sq. Ft. INR/ Sq Ft Cost (INR in crores)

Cost of Renovating Building 7,500.00 100 0.08


Cost of Landscaping 15,151.20 20 0.03





IDC 13 % p.a. 0.01




0.13





Parameter Value








115 S E P T E M B E R 2 0 1 4

Property 6: Yatri Nivas at Devrayanadurga, Tumkur

6.1 Project Cost

The project cost has been estimated at Rs. 0.28 Crore for the renovation of the lodging (VIP and dormitories) and dining section at the Yatri Nivas. The breakup of the total project cost is as given below:









IDC 13% p.a. 0.01




0.20





Parameter Value








116 S E P T E M B E R 2 0 1 4

Property 7: Wayside Facility at Ganagapur, Gulbarga

7.1 Project Cost

The project cost has been estimated at Rs. 0.86 Crore for the renovation of the wayside facility. The breakup of the total project cost is as given below:









IDC 13 % p.a. 0.04




0.11





Parameter Value








117 S E P T E M B E R 2 0 1 4

Property 8: Dormitories at Melukote, Mandya

8.1 Project Cost










IDC 13 % p.a. 0.02




0.16





Parameter Value








118 S E P T E M B E R 2 0 1 4

Property 9: Yatri Nivas at Aihole, Bagalkote

9.1 Project Cost

The project cost has been estimated at Rs. 1.99 Crore for the renovation of the two blocks, the staff-quarters and a Sulabh Shauchalaya at the Yatri Nivas. The breakup of the total project cost is as given below:









IDC 13 % p.a. 0.10




0.33





Parameter Value








119 S E P T E M B E R 2 0 1 4

Property 10: Wayside Facility at Lakkundi, Gadag

10.1 Project Cost

The project cost has been estimated at Rs. 0.98 Crore for the renovation of the two storey building of wayside facility along with a restaurant, two shops and a Sulabh Shauchalaya at the Yatri Nivas. The breakup of the total project cost is as given below:









IDC 13 % p.a. 0.05




0.17





Parameter Value








120 S E P T E M B E R 2 0 1 4

Property 11: Hotel Mayura Samudra, Gokarna, Uttar Kannada

11.1 Project Cost

The project cost has been estimated at Rs. 1.10 Crore for the renovation of the lodging section as well as a restaurant, at the Hotel. The breakup of the total project cost is as given below:









IDC 13 % p.a. 0.05




0.16





Parameter Value








121 S E P T E M B E R 2 0 1 4

Property 12: Dormitory at Moodubidere, Dakshin Kannada

12.1 Project Cost

The project cost has been estimated at Rs. 0.31 Crore for the renovation of the lodging section as well as a restaurant, at the Hotel. The breakup of the total project cost is as given below:









IDC 13 % p.a. 0.01




0.08





Parameter Value








122 S E P T E M B E R 2 0 1 4

Property 13: Hotel Mayura Barachukki Madhyaranga, Shivanasamudra, Chamarajnagara

13.1 Project Cost

The project cost has been estimated at Rs. 0.09 Crore for the renovation of the hotel building, including the canteen. The breakup of the total project cost is as given below:


Cost (INR in crores)








IDC 13 % p.a. 0.004




0.11





Parameter Value








123 S E P T E M B E R 2 0 1 4

Property 14: Hotel Mayur Keshav, Somanathapura, Mysore

14.1 Project Cost



Cost of Renovating Building 2,300 1500 0.34 Cost of Furnishing 0.03 Cost of Landscaping 28,192 25 0.07 Total Cost of Construction 0.44 Escalated Cost of Construction cost escalation of 5% p.a. 0.45

Master Planning & Pre-Ops 1.5 % 0.01 Contingency 5 % 0.02 IDC 13 % p.a. 0.02 Financing Charges 1.5 % 0.01 Total Cost of Project 0.51 Average Periodic Maintenance Cost every 5 years

0.08





Parameter Value








124 S E P T E M B E R 2 0 1 4

Property 15: Wayside Facility at Thannikola, Belgaum

15.1 Project Cost










IDC 13 % p.a. 0.02




0.12





Parameter Value








125 S E P T E M B E R 2 0 1 4

Property 16: Hotel Mayura at Devrayanadurga, Tumkur

16.1 Project Cost










IDC 13 % p.a. 0.02




0.07





Parameter Value








126 S E P T E M B E R 2 0 1 4

Property 17: Wayside Facility at Telgi, Basavana Bagevadi, Bijapur

17.1 Project Cost










IDC 13 % p.a. 0.01




0.06





Parameter Value








127 S E P T E M B E R 2 0 1 4

Property 18: Wayside Facility in Shiradi, Sakaleshpur Taluk, Hassan

18.1 Project Cost










IDC 13 % p.a. 0.11




0.34





Parameter Value








128 S E P T E M B E R 2 0 1 4

Property 19: Fast Food Counter, Anmod, Uttar Kannada

19.1 Project Cost










IDC 13 % p.a. 0.06




0.16





Parameter Value








129 S E P T E M B E R 2 0 1 4

2. PROJECT CONFIGURATION

Based on the analysis in the previous section, it is proposed that the Project be

developed through private sector participation on ROMT Concession Structure

which entails following factors.

The site should be handed back to DoT after the concession period.

The site cannot be sold further to any other developer.

Periodic payments should be paid to DoT from the developer.

Under the proposed concession structure, the developer shall be required to

mobilize finances, design, construct and operate and maintain the Project

Facilities as per the norms set out by DoT and under other applicable laws. The

mandatory facilities to be provided by the developer shall be specified in the

concession agreement. The period of concession shall commence from the date of

signing the concession agreement and end after the concession period including

the period of construction.

2.1 Mode of Implementation

The following would be the mode of implementation of the project:

i. The mobilization of finances would be the responsibility of the

private developer. The financing required for developing the

Project would have to be raised by the private developer within a

pre-specified time frame. Therefore, DoT would not be responsible

for raising the funds for meeting the initial capital expenditure.

Department of Tourism

Site given to Developer on ROMT Concession

Construction of Project Facilities within Project Completion Period

Maintenance of Project Facilities during the Concession Period

Handback of Project Facility to DoT after the end of

Concession Period


130 S E P T E M B E R 2 0 1 4

ii. The risk of adhering to the Applicable Law would be passed on to

the private developer.

iii. The risk of time-bound completion of the project would be passed

on to the private developer. Since the revenue streams for the

private developer 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.

iv. The risk of over-runs in construction cost and operational expenses

would be passed on to the private developer. Since the private

developer is responsible for the implementation of the project, any

increase in cost of the project would also be borne by him.

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