detailed project report - state level …seiaacg.org/project_form_doc/raipur/26_vishaurban/project...

DETAILED PROJECT REPORT

Star Hotel, Convention Center & Commercial Complex for VISA URBAN INFRA at

Naya Raipur

Chhattisgarh

INDEX PPAARRTT –– AA :: IIntroduction 11.. The Promoter Group…………………………………………………………………. 22.. Advisors & Consultants………………………………………………………………

PPAARRTT –– BB :: Chhattisgarh – An Overview 3. Chhattisgarh – An Overview………………………………………………………… 4. Tourism- Overview………………………………………………………………….... 5. Highlights……………………………………………………………………………… 6. Indian Hotel Industry Overview……………………………………………………...

6.1. Current Status of Indian Travel and Tourism Industry……………………… 6.2. Industry Structure & Segments………………………………………………... 6.3. Travel and Tourism Industry in India………………………………………….. 6.4. Premium and Luxury Segment………………………………………………… 6.5. Mid-Market Segment……………………………………………………………. 6.6. Budget Segment………………………………………………………………… 6.7. Heritage Hotels………………………………………………………………….. 6.8. Others……………………………………………………………………………. 6.9. Key Consumer Segments……………………………………………………… 6.10 The Business Traveller………………………………………………………… 6.11. The Leisure Traveller………………………………………………………….. 6.12. Airline Cabin Crews…………………………………………………………… 6.13. Pilgrimage Travellers…………………………………………………………..

7. Performance of Indian Hotel Industry………………………………………………. 7.1. Financials of Indian Hotel Industry during FY11……………………………. 7.2. Nationwide Occupancy and Average Rate Performance…………………..

8. Competition……………………………………………………………………………. 9. FDI Flow………………………………………………………………………………... 10. Outlook………………………………………………………………………………... 11. Potential ……………………………………………………………………………… 12. Performance Indicators…………………………………………………………….. 13. The General Economy………………………………………………………………. 14. Outlook for the Industry……………………………………………………………..

14.1. Medium to long Term………………………………………………………… 14.2 Short Term Outlook……………………………………………………………

15. Location Highlights…………………………………………………………………. 15.1 Raipur Overview:……………………………………………………………….

15.2 Raipur Industrial Overview:…………………………………………………... 15.3. Investments in Raipur District……………………………………………….. 15.4. Weather………………………………………………………………………...

16. Market Potential Assessment……………………………………………………… 16.1. Existing Hospitality Scenario………………………………………………… 16.3. Rack Rates of Raipur Hotels………………………………………………… 16.4 Performance of Competitive Hotels…………………………………………. 16.5 Future Supply of Hotel Rooms………………………………………………..

17. Naya Raipur………………………………………………………………………….. 17.1. Land Allocation Plan for Naya Raipur……………………………………… 17.2 Naya Raipur Master Plan…………………………………………………….. 17.3 SITE EVALUATION……………………………………………………………

PPAARRTT –– CC :: Site Context and Connectivity 18. Site Connectivity……………………………………………………………………..

18.1. Naya Raipur Connectivity……………………………………………………. 18.2 Air Connectivity and Present Status………………………………………… 18.3. Rail Connectivity and Present Status………………………………………. 18.4. Distances from the site……………………………………………………...

PPAARRTT –– DD :: Project Brief 19. Development Controls for the Properties as per NRDA…………………………

19.1. FAR & Ground Coverage……………………………………………………. 19.2. Parking Standards …………………………………………………………… 19.3. Setback Regulations…………………………………………………………. 19.4. Retail…………………………………………………………………………… 19.5. Utilities & Requirements of the Project……………………………………... 19.6. Phasing Plan………………………………………………………………….

20. Design Brief ………………………………………………………………………… 20.1 Key Features…………………………………………………………………

21. Design Features……………………………………………………………………. 21.1. Architectural Design…………………………………………………………

PART – E : Surveys 22. Contour Survey……………………………………………………………………...

ANNEXURE-1 23. Soil Investigation…………………………………………………………………… 24. Field Investigations…………………………………………………………………

24.1. General…………………………………………………………………………. 24.2. Boring…………………………………………………………………………... 24.3. Sampling……………………………………………………………………….. 24.4. Standard Penetration Tests………………………………………………….. 24.5. Measurement of Water Table………………………………………………... 24.6. Rotary Core Drilling…………………………………………………………… 24.7. Laboratory Testing…………………………………………………………….

25. Discussions…………………………………………………………………………. 25.1. General…………………………………………………………………………. 25.2. Use of open Foundation (Around BH-09)…………………………………..

25.2.1. Evaluation of strength and deformation parameters…………........ 26. Determination of Bearing Capacity……………………………………………….. 27. Settlement Calculation………………………………………………………………

27.1. For Isolated Footing…………………………………………………………... 27.2. For Strip Footing……………………………………………………………….

28. Recommendations…………………………………………………………………... 28.1. Use of RC bored pile…………………………………………………………..

29. Design Strength Parameters……………………………………………………….. 29.1. Determination of Vertical Pile Capacity…………………………………….. 29.2. Uplift Pile Capacity……………………………………………………………. 29.3. Lateral Pile Capacity………………………………………………………….. 29.4. Chemical Tests………………………………………………………………...

30. Summary and Conclusions………………………………………………………… Annexure-2

PPAARRTT –– FF :: The Principle Architect 31. Vision and Concept…………………………………………………………………. 32. Conceptual Design Process Development……………………………………….

32.2. Design Process – Option A…………………………………………………. 32.3. Design Process- Option B…………………………………………………... 32.4. Design Process – Option C…………………………………………………. 32.5. Design Process – Option D………………………………………………….

33. Approved Master Plan: …………………………………………………………….. ANNEXURE-3

PPAARRTT –– GG :: The Structural Design Concept and Brief 34. Concept and Project Profile:-………………………………………………………. 34.1. Average sub-soil profile……………………………………………………… 34.2. DESIGN LOADS (OTHER THAN EARTHQUAKE LOADS)……………..

34.3. DESIGN FOR EARTHQUAKE RESISTANCE……………………………. 34.5. DESIGN OF CONCRETE ELEMENTS …………………………………… 34.6. Strength Requirement of Concrete…………………………………………

34.6. DESIGN OF STEEL STRUCTURAL ELEMENTS………………………... 35. Design Parameters …………………………………………………………………. 35.1. Materials of Construction…………………………………………………….

35.2. Reinforcement……………………………………………………………….. 35.3. Imposed Gravity loads on floors……………………………………………..

ANNEXURE-4 36. Materials……………………………………………………………………………… 37. Form Work (Centering & Shuttering)……………………………………………… 38. Wind loads……………………………………………………………………………. 39. Proposed Approach of Structural Analysis ………………………………………. 40. Proposed specifics of the modeling technique………………………………….. 41. Design of Structural Elements……………………………………………………... 42. Foundations :………………………………………………………………………... 43. Other Data:…………………………………………………………………………... PPAARRTT –– HH :: MEP Concept ffoorr Centralized System ANNEXURE-5 PPAARRTT –– II :: Project Implementation Schedule 44. Component wise analysis…………………………………………………………... 4455.. CCoonnssttrruuccttiioonn PPrrooggrraamm……………………………………………………………………………………………………………………………….. PART – J : Financial Report 46. Financial Assessment……………………………………………………………….

46.1. General……………………………………………………………………….. 46.2. Key Financial Assumptions…………………………………………………

PART – K : Hotel and Convention Centre Operator…………………... PART – L : Project Organogram……………………………………………....

PPAARRTT –– AA

Introduction

3. The Promoter Group VISA URBAN INFRA is part of the Rs 5,000 Crore VISA Group – a minerals, metals and energy conglomerate with business interests in steel, power, international trading, shipping, mining and real estate. The Group has a strong global presence across countries including India, China, Indonesia, Australia, South Africa and Singapore. The Company, VISA Urban Infra Limited was incorporated as a Special Purpose Company in terms of the Consortium Agreement executed between VISA Steel Limited, VISA Infrastructure Limited and VISA Realty Limited to Bid for the project of Star Hotel and Convention Centre at Naya Raipur, Chhattisgarh. The Company has taken up the project of setting up a “Star Hotel & Convention Centre” project at Naya Raipur, Chhattisgarh. The Company has executed an Authorization Agreement on 28 August 2010 with the Naya Raipur Development Authority (NRDA) to implement the Project. Further, a Lease Deed for land admeasuring 5.0 hectares (12.36 acres) abutting main arterial road in the west side of Naya Raipur, Tuta Village, Abhanpur Tehsil, Raipur Distirct, was signed by the Company on 17 February 2011 with NRDA for implementation and development of the project.

The Company, VISA Urban Infra Limited is having its registered office at VISA House, 8/10 Alipore Road, Kolkata – 700 027. Mr. Vishambhar Saran, Ms. Saroj Agarwal, Mr. Vishal Agarwal, Mr. Vikas Agarwal are the Directors of the Company where Mr. Vishambhar Saran is the Chairman of the Company. The Company intends to do business in the field of Infrastructural development and real estates in and around Raipur, Chhattisgarh and have approached Naya Raipur Development Authority for allotment of further projects, e.g. Logistics Hub etc.

4. Advisors & Consultants

List of expertise firms / consultants engaged In consideration to full fill the project implementation as per the authorized agreement conditions, we have approached expert consultants for various components of the project, widely south Indian Metro cities and the following are chosen for design and implementation of the project ARCHITECTS – Bentel Associates, South Africa

52years of Expertise in Designing Retail / Mixed-use Developments across Africa, Middle east and India

World Since1960 India Since 2003

Soil Investigation and Test – CE Testing Company Pvt Ltd A single point source for solutions covering the entire gamut of geological & geotechnical subsurface investigation, foundation consultancy, engineering surveys and highways and bridge engineering across the nation. STRUCTURAL and CIVIL: - MN Consultants Pvt Ltd., Kolkata A leading structural and civil designing consultants of eastern region having a wide experience in all natures of domestic, commercial and industrial projects in India and abroad. M N Consultants are working on many star hotels in eastern and northern India.

MEP and HVAC – Pankaj Dharkar and Associates, Mumbai PDA is reputed consulting engineering firm involved in the field of providing quality MEP services to the utmost satisfaction of the client. The scope of activities include all aspects of building services including Design, Installation, Testing and commissioning of Various services like Air-conditioning, BMS, Electrical, Plumbing, Fire Detection & Protection. The company was formed to meet the demand for high quality Building Services. PDA through its various well equipped offices at Ahmedabad, Mumbai, Delhi, Surat, Bangalore & Indore co-ordinates & executes successfully the different Projects going on in diverse fields such as Hotels & Resorts, Office buildings, Pharmaceuticals, Hospitals, Textiles, Shopping Complexes, Multiplexes, Software and IT Parks, Multi storied Apartments, Banks , Schools, Jewellery shops, Garment Factories , Showrooms , Exhibition Centers etc. LOCAL ARCHITECT – Sandeep Neena + Associates One of the most renowned architectural firm practicing since last 10 years in the Raipur district and also credited with presence across various other states.

PPAARRTT –– BB

Chhattisgarh – An Overview

Detail Project Report

3. Chhattisgarh – An Overview Chhattisgarh was carved out from Madhya Pradesh to become 26th state in Indian Union on 1st November 2000. The state has a population of 25.5 Million (2011 Census). Agriculture and Mining are the major activities in the state. Chhattisgarh is also known as “Rice Bowl of India”. Chhattisgarh supplies food grains to almost 600 rice mills and accounts for more than 70% of India’s total production of Tendu leaves that are used for making bidis. The state has dense forest cover with 44% of state’s land being forests, constituting 12% of India’s forests.


Chhattisgarh is centrally located in the country and is well connected to the rest of the country by Rail, Road and Air. Raipur is the Capital city of the state of Chhattisgarh and the administrative head quarters of Raipur district. Naya Raipur is the new capital city being developed south east of Raipur.


The per capita income of Chhattisgarh grew at CAGR of 22% over the last 5 years i.e. between 2005-06 (Rs. 16311) and 20010-11 (Rs. 44,097). Moreover it has


grown with CAGR of 14% in the last 14 years. GDP of Chhattisgarh in 2010-11 has been estimated at Rs. 129,718 Cr. , growing at 18.11% over the previous year.

Chhattisgarh - Per Capita Income Growth

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6. Tourism- Overview


WTO’s ‘Tourism 2020 Vision’ forecasts that international arrivals are expected to reach over 1.56 billion by the year 2020 of which 1.18 billion will be intra-regional and 377 million will be long-haul travellers. The global market size of travel and tourism industry reached US$ 5.7 trillion in 2010 from an estimated US$ 5.4 trillion in 2009, reflecting a growth of 5.42%. Travel & Tourism is the world's biggest industry, accounting for nearly 200 million jobs, and over 10 per cent of world GDP, more than US$ 3,500 billion. It is a "high- multiplier effect" industry - it employs large numbers of people, and requires large amounts of local inputs for ongoing operations. In Central and South America, many countries have experienced strong economic growth, which is boosting domestic travel and Brazil is a prime example of this trend. Europe in 2010 was impacted by the continued economic uncertainty facing the euro zone members but London gears up for the 2012 Olympic Games. Middle East is the only world region that experienced declining in RevPAR due to regional problems. The total market size of Indian travel and tourism industry reached to Rs.3,23 trillion in 2010 as compared to Rs.2,70 trillion in 2009, a growth of around 19.63% because of Commonwealth Games in 2010, India's travel and tourism industry has witness around 150,000 additional visitors to Delhi for the Commonwealth Games. The Indian hotel industry, which was estimated at about Rs.145 billion in 2010-11, is projected to touch the Rs.230 billion mark by the year 2014-15. To bridge this demand supply gap, India is investing in Hospitality industry Rs.462.3 billion in next five years. Existing hotel room supply during 2010-11 was about 62,000 which included some major cities and emerging cities. It is expected to reach around 151,853 room supplies in next five years. The occupancy of India was 68% in 2010-11 which was near to the 68.8% nationwide occupancy attained in 2007-08 and Average Rate has grown by 5.8% in the year 2010-11. Rev PAR is estimated to increase by 10.7% in 2010-11 through increases in both occupancy and average rate, as hotels across the country saw strong increases in demand and were optimistic about the future outlook to increase rates despite new supply entering their markets. The report starts with the global hotel industry to give a perspective of the Indian hotel industry in the global context. The report covers hotels industry structure, trends in growth of and challenges, critical success factors and foreign direct investment trends from Indian perspective. It also gives a glimpse of proposed investments by domestic and foreign players in the hotel industry of India. The


report also covers various emerging concepts in India such as service apartments, spas, medical tourism, wildlife resorts, cruise tourism, adventure tourism etc. An analysis of the industry performance is made on critical business parameters like occupancy rates, revenue per available room (RevPAR) and average room rates (ARR) and comparisons have been made with global trends. The report also analyses the performance of the industry across major markets, and profiles the major players in the industry. In India, total share of Travel and Tourism has reached to Rs 3.23 trillion to GDP in 2010 with the growth of 20% over 2009 as India attracted large number of tourist worldwide during Commonwealth Games in 2010. India's travel and tourism industry has witnessed number of industry turnover, major players, regulations, demand-supply scenario, growth drivers and other issues. According to the Department of Industrial Policy and Promotion (DIPP), foreign direct investments (FDIs) in the Indian travel and tourism sector touched US$ 2.35 billion between April 2000 and February 2011. Indian hotel industry is largely dependent on domestic tourists. The number of domestic tourist arrivals and foreign tourist arrivals stood at 650 million and 5.17 million respectively in the year 2009. During the year, Tamil Nadu attracted maximum foreign tourists followed by Maharashtra, Delhi, Uttar Pradesh and West Bengal. Foreign tourists mainly come from UK and USA. Business Travellers account more among foreign tourists. The Indian hotel industry, which was estimated at about Rs.145 billion in 2010-11, is projected to touch the Rs.230 billion mark by the year 2014-15, growing at a robust CAGR of over 12.2% during the period 2010-11 to 2014-15. Demand for hotel rooms is likely to improve in future as economic growth gathers momentum and companies increase spending on travel. Discretionary spending is expected to increase, especially on leisure travels as a result of a healthy salary increase in the corporate world. Hotel room supply was about 62,000 during 2010-11, covering major and emerging cities across the country. However, to meet the growing demand, there is a need to add around 151,853 room supplies in next five years, which would call for a total investment of around Rs.462.3 billion. Out of this, Rs. 163.76 billion will be pumped in Luxury segment and Rs.162. 29 billion will be invested towards First class segment of hospitality industry.


Indian hospitality industry is gearing up to cater to such high demands. Leading domestic players like IHCL, EIH and Leela and international players such as IHG, Hyatt, Marriott and Accor have planned large-scale investments in the Indian hospitality sector. 7. Highlights The global market size of travel and tourism industry reached US$ 5.7 trillion in 2010 from an estimated US$ 5.4 trillion in 2009, reflecting a growth of 5.42%. Total share of Travel & Tourism to Total GDP, The United State ranked first with

US$ 1349.6 billion to total GDP. China ranked second with US$ 565.6 billion to total GDP as per World Travel and Tourism Council 2011.

In 2010, Asia Pacific led the recovery process and achieving the fastest growth globally. Revenue per available room (RevPAR) was up 21.3% for the year to $88 which was near to pre-crisis peak.

In terms of RevPAR growth, Central and South America stood second in 2010 reached to $78 with the growth of 17.4% and it is the region to surpass its 2007 peak.

In Europe, a RevPAR was grown with 9.9% in 2010 but still below the RevPAR achieved to its pick. According to UNWTO.

During 2010 the Middle East is the only world region that declines in RevPAR, it was reached to $123 with negative growth of 4.4%.

The total market size of Indian travel and tourism industry reached to Rs.3,23 trillion in 2010 as compared to Rs.2,70 trillion in 2009, a growth of around 19.63%.

India's travel and tourism industry has witness around 150,000 additional visitors to Delhi for the Commonwealth Games.

Total 1415 number of hotels approved by Ministry of Tourism as on May 2011 where 702 Three Star Hotels and 220 Two Star Hotels were approved.

The Government of India has recently made a clarificatory amendment to Section 5AD of the Income Tax Act in the Union Budget 2011-12, which now allows new hotels to set off the benefit of investment based deduction against the profit from other existing hotels of the Company. This would reduce the overall cash outflow towards income tax in the initial years of hotel operation.

India is currently ranked 12th in the Asia Pacific region and 68th overall in the list of the world's attractive destinations, according to the Travel and Tourism

Competitiveness Report 2011 by the World Economic Forum (WEF). India is well known for its natural resources (ranked 8th) and cultural resources

(24th) with many World Heritage sites, both natural and cultural; rich fauna, many


fairs and exhibitions and strong creative industries. India also has quite good air transport (ranked 39th), particularly given the country’s stage of development, and reasonable ground transport infrastructure (ranked 43rd), reports The Travel and Tourism Competitiveness Report 2011 by World Economic Forum 2011.

The Indian hotel industry, which was estimated at about Rs.145 billion in 2010-11, is projected to touch the Rs.230 billion mark by the year 2014-15, growing at a robust CAGR of over 12.2% during the period 2010-11 to 2014-15.

Existing hotel room supply in India during 2010-11 was about 62,000 which included some major cities and emerging cities. It is expected to reach around 151,853 supplies in next five years.

India is investing in Hospitality industry Rs.462.3 billion in next five years. Out of these Rs. 163.76 billion and Rs.162. 29 billion will invest into Luxury and First class segment in Hospitality industry from 2010-11 to 2014-15.

6. Indian Hotel Industry Overview 6.1. Current Status of Indian Travel and Tourism Industry The total market size of Indian travel and tourism industry reached to Rs.3,23 trillion in 2010 as compared to Rs.2,70 trillion in 2009, a growth of around 19.63%. Employment level in the industry was around 36.78 million in 2010 as compared to 36.74 million in 2009. 6.2. Industry Structure & Segments The hotels in India are broadly classified into the following segments, 7 categories (five star deluxe, five-star, four stars, and three stars, two star, and one-star and heritage hotels) according to Ministry of Tourism, Government of India, based on the general features and facilities offered. The ratings are reviewed every five years. 6.3. Travel and Tourism Industry in India

Particulars Year 2006 2007 2008 2009 2010


Total Market Size (Rs. In Trillion)

2.47 3.59 2.67 2.7 3.23

Y-o-y Growth (in %)

6.14 45.34 -25.63 1.12 19.63

Employment Level ('000) 42,027 47,027 38,713 36,740 36,783

Y-o-y Growth (in %)

0.53 14.11 -19.27 -5.1 0.12

2005-2010 real annual growth adjusted for inflation (%) Source: WTTC and Cygnus Research 6.4. Premium and Luxury Segment This segment comprises the high-end 5-star deluxe and 5-star hotels, which mainly cater to the business and upmarket foreign leisure travellers and offer a high quality and range of services. The segment accounted for 26% of the total hotel rooms in the country during 2009-10. 6.5. Mid-Market Segment This segment comprises 3 and 4 star hotels, which provide to the average foreign and domestic leisure traveller. This segment also caters to the middle level business travellers since it offers most of the essential services of luxury hotels without the high costs since the tax component of this segment are lower compared with the premium segment. 6.6. Budget Segment These comprise 1 and 2 star hotels referred to as ‘Budget Hotels’. These categories do not offer as many facilities as the other segments but provide low-cost accommodation to the highly price-conscious segment of the domestic and foreign leisure travellers.


6.7. Heritage Hotels In the past four decades, certain architecturally distinctive properties such as palaces and forts, built prior to 1950, have been converted into hotels. The Ministry of Tourism has classified these hotels as heritage hotels. 6.8. Others At any point in time, applications for classification are usually pending with the Ministry of Tourism because of which such properties remain unclassified. The number of hotel rooms pending classification has declined from historical 18-20%to 3%of the total rooms available. 6.9. Key Consumer Segments The hotel industry can be divided into the following key consumer segments based on purpose of visit. 6.10 The Business Traveller The business traveller is a businessman or a corporate executive travelling for business purposes. This segment includes corporate, both domestic and foreign, who open offices in the hotel premises during start-ups, corporate executives who make extended stay either for long duration projects or while waiting for permanent accommodation (primarily expatriates) and convention arrivals. While the senior executives usually stay in five star hotels, the middle level executives, who are much larger in number, stay in the budget hotels. 66 % of senior finance executives at some of the largest companies in India expect to spend more on business travel during 2011.This segment offers better realisations as they demand relatively smaller discounts on room rents (about 10-15%); use more of facilities such as PCs, fax, multi-media, and conference halls. Also, the food & beverage (F&B) revenues are better as they usually eat in the hotel itself due to their busy schedules. Travel is also more likely to increase in the India because of businesses in India are looking to expand and take advantage of new investment opportunities and Strong growth fundamentals like fast labour force growth, growth in IT sector and MNC’s entering in India will ensure a steady growth for demand of business in India. 6.11. The Leisure Traveller


The leisure traveller could both be a foreigner or a domestic traveller whose primary purpose of visit is holiday and sightseeing. Among non-business foreign tourists, the primary motivation for visiting India is largely cultural attraction followed by conferences and conventions, tourist attractions like beaches, wildlife, hill resorts etc. Usually, leisure travellers are part of a package run by a tour operator. The margins offered by leisure travellers tend to be lower because of two reasons. Firstly, they seek higher discounts and also provide less food and beverages (F&B) revenues as they usually eat out. The business offered by this segment is highly seasonal and tends to peak between September and March. 6.12. Airline Cabin Crews Airline cabin crews form another important segment because of the repetitive and guaranteed nature of the business that they provide. Usually, these are a part of an annual contract whereby, in return for a fixed rate, a certain number of rooms are provided on demand for cabin crews. With discount rates in the range of 40% to 50%, this represents a low-yield segment for hotels in general. 6.13. Pilgrimage Travellers Pilgrimage tourism involves the tour taken up by the people for pilgrimage to certain identified sacred places. All mankind needs purification of the body, mind and the soul. To achieve the same, pilgrimage holidays have been designed. Indians are traditionally religious and the introduction of low-cost airlines is acting as a catalyst for increasing the Non- Resident Indians (NRIs) opting for pilgrimage tourism. Apart from domestic tourists, tour operators are now relying more on NRIs to boost their revenues. Besides the entry of more low-cost carriers, the Incredible India Campaign launched by the Ministry of Tourism has also contributed to the growth achieved in pilgrimage tourism. Popular pilgrimage packages favoured by NRIs include Char Dham (Yamnotri, Gangotri, Badrinath and Kedarnath) Vaishnodevi, Amritsar, Tirupati, Shirdi, Navagraha Temples, Arupadai Veedu and Varanasi. There are four sacred Buddhist pilgrimage centers first Lumbinivana, second Bodh Gaya third Sarnath and forth Kushinara or Khushinagar while Ajmer is also emerging almost as popular as Tirupati. 50% of the NRIs visiting India now include


religious destinations on their schedule, rising from 35% earlier. This growth is in tandem with the total number of NRIs visiting India. 7. Performance of Indian Hotel Industry In terms of sales and EBIDTA, all the large group of hotels gone up in FY11. EBIDTA of the industry grew to Rs11, 697.22million in FY11, with growth of 7.96%. Net sales grew to Rs.38, 380.15million, an increase of 14.03% in FY11. However, net profit has decreased by 2.76% in FY11 compared to FY10, due to higher expenditure and interest expenses in FY11 compared to FY10.

7.1. Financials of Indian Hotel Industry during FY11


7.2. Nationwide Occupancy and Average Rate Performance The nationwide occupancy and average rate performance came on track for the Indian hospitality industry during 2010-11 after two difficult years that saw countrywide RevPAR fall by 14% and 11.6% in 2008-09 and 2009-10 respectively. Countrywide RevPAR is estimated to have increased by 10.7% in 2010-11 through increases in both occupancy and average rate, as hotels across the country saw strong increases in demand and were optimistic about the future outlook to increase rates despite new supply entering their markets. The occupancy was 68% in 2010-11 which was near to the 68.8% nationwide occupancy attained in 2007-08 and it is an achievement when one considers the number of new hotels that have opened in India. The reason for high demand is the lack of a sufficient number of quality hotels within the country.

8. Competition


The Indian hotel industry is an oligopoly, with a few key players grappling for control. The Indian Hotels Company Ltd or Taj Group is the largest hotel operator in India with a 34.58% market share in India. EIH LTD has a 21.59% market share. ITC Ltd has a 20.68% market share. Other players include Hotels Leela, followed by smaller entities such as Taj GVK, Asian Hotels and Royal Orchid during 2010-11. Indian Hotels' Taj and EIH's Oberoi, Indian Tourism Development Corporation (ITDC) and Hotel Corporation of India (HCI) are among the leading hotel chains in the Indian market. Hotel Leela Venture, Asian Hotels (Hyatt International Corporation), Bharat Hotels are among the small chain in India. Most of these hotel companies have fewer properties, compared with the big chains. However most of these players have initiated expansion plans during the late 1990s. ITDC and HCI are public sector chain and have some of the best locations in major cities but are relative underperformers, as compared with their private sector. Rise of International companies entry International companies have entered into India in different ways like joint ventures with Indian partners or by entering into management contracts or franchisee arrangements, Marriott, Starwood, Berggruen Hotels, Emaar MGF have already entered into Indian market and most of these chains have ambitious expansion plans especially with a strong focus on the budget segment and tier II cities. In the Premium segment, global majors in the hospitality industry like IBIS, Westin, Novotel, Ista, Aloft, Dusit D2, Sofitel, and Shangri la are planning to enter India or expand their existing operations. Players like Lemon Tree, Ginger have identified that there is dearth of quality rooms in the mid market segment. Entry of organized players is expected to improve the quality of offerings and bridge the wide gap between mid market and upscale category. With favourable demand-supply scenario, the risk of decline in ARRs is likely to be very limited. Currently, there are many barriers to entry for new players in the form of high capital costs, poor infrastructural facilities and scarcity of land, especially in the metros. Suppliers have low bargaining power due to higher competition, especially in the metros which is higher for customers due to increasing room supply. Competition is already intense in metro cities and is gradually increasing in secondary cities due to the entry of foreign hotel chains. A few years ago, India was a seven-eight brand hotel market. By 2012, it will be metamorphosed into 40-brand hotel market, redefining both the personality and structure of the hospitality industry as it stands today. 9. FDI Flow


Despite global economic woes, the development of hotels in India has been one of the most lucrative investments. Although there are many relaxations in regulations for investment by foreign players in the Indian hotel industry, the regulations in other real estate asset classes differs and so due diligence is required before proceeding with a project. 2.6.1 Trends in Total FDI Flow – India The hotel and tourism industry’s contribution to the Indian economy by way of foreign direct investments (FDI) inflows were touched at US$2.35 billion from April 2000 to February 2011, according to the Department of Industrial Policy and Promotion (DIPP).

10. Outlook Foreign Tourists arrival to be 10 million in 5 years Domestic Tourism to increase by 15% to 20% per annum over the next 5

years. Rapid growth in Average Room Rates is expected to continue until sufficient

new supply comes on stream Average Room Rates increased by 15% in 2007; the highest being in the 4

star categories.

11. Potential Favourable demographics and rapid economic growth rate point to a long term

uptrend in Domestic demand for Hotels – both for Business & Leisure Growth momentum in domestic & international travel expected to receive a further

boost with more budget airlines/ lower air fares & open sky policies and expected improvements in Travel Infrastructure (Roads, Airports & Railways).

There are opportunities in all price & value chain segments due to shortage of

Hotel Stock


Low penetration of Brands (about 30%) provides opportunities for management contracts and franchising with local Hotel owners / Developers.

The projected demography of the Indian population estimates that over the next 5

years around 75 million people will join the workforce and jobs need to be created to accommodate them.

Tourism is one of the highest generators of employment. A Rs.1 million invested

in Tourism creates 47 direct jobs and 11 indirect jobs. This is much higher than manufacturing or even agriculture

The GOI has allowed a 100% FDI into the Hospitality Sector as a measure to give

an impetus to this key industry.

12. Performance Indicators The performance of the hospitality industry is basically a function of; The general economy as a whole The outlook for the industry as a whole The City / Town in which the facility is located and within that location; The demand / supply gap and The value for money offered by the facility in question

13. The General Economy. The immediate threat to the hospitality sector is slowing down of economic growth, worldwide. However despite the global slowdown, control of inflationary tendencies in the economy coupled with and security concerns related to the relationship with unstable neighbouring countries, India still remains one of the strongest and fastest growing economies in the world. It continues to be a preferred destination for Foreign Direct Investment (FDI).


The global slowdown was basically triggered by the sub-prime mortgages scandal in the US realty sector and the consequent collapse of the banking sector requiring massive infusion of funds into the banking system in an attempt to remove the toxic assets from the balance sheets of the Banks. The Indian Banking system remained fairly stable through the Investment banking issues faced by the USA and the developed countries in the west. However the Indian stock markets went through some turbulence on account of FIIs dumping their investments in Indian companies in an attempt to fund their cash requirements overseas. With the elections having thrown up a stable central government the markets have reacted favourably and seem to be holding steady in spite of the predicted weak monsoon. The fundamentals of the economy however remain strong; India's rapid economic growth has already set the stage for fundamental changes in the country's population. Real average household income has literally doubled in the last two decades,

followed by consumption with the emergence of the famed 'middle class'. According to a McKinsey (2007) report The 'Bird of Gold': The Rise of India's

Consumer Market, by the year 2025, India's middle class is expected to swell almost 12-fold from its size of 50 million people to over 583 million - some 41% of the population.

This will trigger explosive growth in the consumer market taking it to $1.5 trillion,

making India the world's fifth-largest consumer economy by 2025. Moreover, middle-class India's discretionary spending will rise to 70% of all

spending by 2025 from 39% [at the time of survey].


14. Outlook for the Industry

14.1. Medium to long Term This demographic profile will have significant implications for the tourism industry. It is a well-recognised axiom that travel is the first priority of an income earner after the basic requirements of home, food and essentials. Consequently as people acquire more disposable income, the demand for travel and tourism will grow exponentially. There will be more such people with disposable incomes as the demographic transition in the country produces a huge population in the 20-60 years age group. Catering to the needs of the expanding middle class will throw up huge opportunities for domestic tourism, in India. The middle class is pressured for time and has taken to short duration travel, especially during weekends and summer vacations, to destinations that are quickly and easily accessible. However, there is a shortage of such destinations Thus, there is a need to develop destinations that are easily and quickly accessible from major towns as the middle class is concentrated in urban areas. This would translate into good roads and surface transport, trains and low-cost airlines. The hospitality industry will play a crucial role in development of these destinations as there is an acute need for quality accommodation at competitive prices. Currently, most lodgings in small towns are unrated or one, two-star hotels or guesthouses that are unattractive to the quality and cost conscious middle-class Indian.

14.2 Short Term Outlook In the recent past the newspapers have published data on declining occupancies in Hotels. While not disputing the figures published it may be pertinent to keep in perspective the context in which this decline has occurred.


The context is as follows; Over the last 3 years average room rates across all categories increased on an

average in excess of 10% This increase was also accompanied by an increase in the occupancy rates. This was across all categories of Hotels. In the year ended March 2008, there was an erosion of occupancy, in tier 1

markets (basically metros) however there was a marginal increase in the average room rates.

Tier 2 and tourist destinations the growth in the Average Room Rates was significant while occupancy rose marginally.

In the current year except for 3 cities, all other showed an increase in the average room rate in tune with inflation and with only one city in the survey showing a decline in ARR.

There were however 7 cities that continued to grow at 10 -13 % in terms of average room rates.

It may also be pertinent to point out that in the 3 year prior to 2009 hotels across all star categories, were charging between 50% to 75%, in excess of their global average brand rates. In the context of the global slowdown any increase in occupancy can come only with a reduction of average room rates which reduction has only now commenced. Most importantly it must be understood that;

The published data in the newspapers pertains to the star category and possibly only to Hotels in the metros

The category of the hotels referred to cater substantially and primarily the internationally tourist whose visits are substantially metro-based and business related and not primarily related to tourist destinations – which destinations have shown an increase both in terms of ARR as well as Occupancy.

As stated earlier, the International tourist market is only a very small percentage of the domestic travel market. It is therefore necessary to look at the micro picture within the relevant segment of the tourism market. Even on a macro picture basis it may be pertinent to mention that tourism in India is dependent upon the domestic traveller.


15. Location Highlights 15.1 Raipur Overview: Raipur is the State capital of Chhattisgarh and major centre for business, mainly iron & steel, ore and cement. Raipur occupies a strategic position on national transport network and is well connected with rest of India by Rail, road and air. Also known as “Rice capital of India”, it has over 300 rice milling plants. Bhilai the “steel city” is within 40 Kms range of Raipur. Raipur region population (50 km radius), at 4.1 million (2011 Census) is 16% of

state’s population and grew at 35% during 2001-11 (from 3.06 million in 2001). 58% of population is urban. As per development plan of Naya Raipur the share of region’s population in the state will grow from 13% in 1991 to 34% in 2031. The growth can be attributed to, among other things: a. People moving into Raipur – middle management level, engineers and professionals. b. Regional offices of companies shifting from Nagpur and other cities to Raipur and new businesses setting up here.

15.2 Raipur Industrial Overview:

Mining (iron ore & coal), power generation, steel and cement are major industries

in and around Raipur. There are 58 large and middle scale industries in this

district. Abundance of natural resources, electricity, low cost labour results in

large scale industrial development. India’s biggest iron market – 170 steel rolling

mills, 170 sponge iron plants, 250 steel plants, 800 agro industries, 70 Ferro alloy

plants. Large presence of cement manufacturers – with all major players in the

country either having a base or setting up one. Corporate like Tat Steel, Mittal

Steel, Jindal Steel & Power, Monnet Ispat, NTPC, Vedanta group and Hira Group

have substantial presence.

15.3. Investments in Raipur District:

Based on data compiled by Projects Today, Raipur district is currently having 432

projects (excluding completed, differed & stalled projects) under various stages

of development totaling an investment of over Rs. 39,860 Cr. (some projects

have not finalized or disclosed the investment, therefore this amount is expected

to be much higher)

Projects Ownership with Cost in Rs. Cr.

Private,

27723

Central

Governmen

t, 5767

State

Governmen

t, 5634

Govt. Local

Bodies, 737

(270)

(29)

(114)

(19)

15.4. Weather:

Industry Classification with Cost in Rs. Cr.

Finished

Steel, 2252

Roadw ays,

4863

Cement,

7750

Crude Oil/

POL

Pipeline,

1794

Coal/ Lignite

Based

Pow er,

14730

• Raipur District has pleasant winters with temperatures in the range of

10°C to 27°C.

• Summers (mid March to May) are oppressive with temperature in the

range of 29°C to 45°C.

• The average annual rainfall in the district is around 1400.

16. Market Potential Assessment

Background

In order to understand the performance of hospitality industry in the city, surveys

have been conducted on the potential for a Hotel and Conventional Facility in the

city and suitability of the subject site for such development.

16.1. Existing Hospitality Scenario

16.2. Raipur Hotels

S8. No Hotels Category No. of

16.3. Rack Rates of Raipur Hotels

Hotel 2011 2006 CAGR

No Of

Rooms Rack Rates (Rs)

No Of

Rooms

Rack

Rates

(Rs.)

Rack

Rates

Single Double Single Double

(2006 -

2011)%

Category I

Hotel Babaylon

Inn 72 4,500 5,000

Not

operational

Hotel Babylon

International 73 4,500 5,000 80 3,000 3,700 8.40%

Hotel Mayura 51 3,300 3,850 47 1,550 2,090 16.30%

Inventory grew at

21% p.a

Hotel Tulip 34 3000 3,500

Not

operational

Hotel

Shamrock

International 72 2,700 3,200

Not

operational

Hotel Royale

Ambience 26 2,499 3,199

Not

operational

Sub Total /

Average 328 3604 4128 127 2463 3104 7.90%

Category II

Florence

Boutique Hotel 10 3600 4200

Not

operational

Hotel Grand

International 48 2000 2500

Not

operational

Inventory grew at

28% p.a

Corbiz Tower 34 2000 2500

Not

operational

Hotel

Celebration 45 1900 2200 46 2000 2000 -1.00%

Sub Total /

Average 137 2084 2526 46 2000 2200 0.80%

Category III

Hotel

Chidambara

International 60 2600 3000 58 1800 2500 7.60%

Hotel Aditya 34 2000 2300

Hotel Piccadily 54 1450 1950 54 1650 2000 -2.60%

Ishika Regency 20 1500 2000 19 1050 1500 7.40%

Hotel Sudha

Regency 45 1595 1995 33 1095 1195 7.80%

Hotel Punjab

Palace 27 1695 1895

Not

operational

Inventory grew at

11% p.a

Simran

Heritage Pvt

Ltd 47 1495 1895

Not

operational

Hotel Ashoka

Heritage 31 1450 1750

Not

operational

Simran

Regency 18 1200 1400 20 600 1050 14.90%

Hotel Simran 53 1195 1495

Hotel Satluj 27 1150 1500 27 1000 1200 2.80%

Hotel Amit

Regency 35 1000 1200

Hotel Shubh 40 950 1190 40 n.a n.a

Sub Total /

Average 491 1,536 1,878 251 1,150 1,491 6.00%

Total Average 956 2,324 2,743 424 1,635 2,051 7.30%

Inventory grew at

16% p.a

16.4 Performance of Competitive Hotels

16.5 Future Supply of Hotel Rooms

Particulars

Exp

Start

Date

Citywide Status

New

Rooms

Total

Supply

For the Year ending

March 2011 956

Additions during 2011 -

12 Fitouts Stage

Corbiz Tower balance

inventory

11-

Dec 20 Fitouts Stage

Royal Ambience

additional inventory

11-

Dec 13

For the year ending

March 2012 33 989

Additions during 2012 -

13

Under

Construction

Taj Gateway, Behind

Magneto Mall

12-

Oct 120

RMV Resorts & Hotels

12-

Oct 122

For the year ending

2013 -14 242 1,231

Additions during 2013-

14

Magneto Hotel, GE

Road

13-

Apr 108 Shell Ready

Citi Centre Mall, Pandri

13-

Apr 107

Mall

Conversion,

Planning

Trasure Island Mal

Hotel, GE Road

13-

Apr 108 Shell Ready

For the Year ending

March 2014 323 1,554


15

Proposed Hotel

14-

Apr 150

Planning and

Development

Upscale Hotel , Gupta

(City Mall 36 Owner) ,

off VIP Road

14-

Apr 150 Early Planning

Angel

Babyfoods,Fortune

Select ,G.E Road

14-


For the Year ending

March 2015 450 2,004


15

Naya Raipur Hotel ,

Sector 33 (1.8 acres)

15-

Apr 100

Tendering

Stage

Midscale Hotel ,G.E

Road

15-


Ralas Group Hotel ,

Off VIP Road

15-


Budhet Hotel , Mars

Colonizers ,besides

Agraasan Bhawan

15-


Others (Ambuja,

Videocon, etc.)

15-

Apr 200

For the Year ending

March 2016 625 2,629

17. Naya Raipur:

“Naya Raipur” is the upcoming capital of Chhattisgarh to the south east of

Raipur. The new city is 20 Km from Raipur between NH-6 and NH-43, with new

city and the old one separated by airport.

It has been planned to be a world class city and perhaps the best planned city in

India. The city will be spread over 8,013 hectares (about 20,000 acres). The

urban design of city incorporates the best of international cities. The design is a

grid pattern city plan. Kuala Lumpur’s new city complex at Putrajay is one of the

influences

The city has been planned for the population of 5.6 lakh people. The capital

complex, sports complex, Convention center cum Hotel, Gem & Jewellery SEZ,

IT SEZ and a Logistics Hub are the major anchor developments. A Railway

station has also been planned in the city and has been approved by Indian

railways.

CAPITOL

COMPLEX

SITE

17.1. Land Allocation Plan for Naya Raipur

Land Use Area

in Ha. &

Residential 2,113 26%

Commercial

(Rental) 145 2%

Commercial

(Wholesale) 131 2%

Industrial (Light &

Service) 194 2%

Special Industry 263 3%

Public & Semi-

Public 1,846 23%

Recreational 2,137 17%

Transport 1,006 13%

Composite Use 178 2%

Total 8013 100%

17.2 Naya Raipur Master Plan

17.3 SITE EVALUATION

Rating

Parameter Excellent

Very

Good Good Fair

Regular Shape of Site

Views Around the Site

Size of Land

Accessibility to Site

Visibility of Site

Proximity of Existing

Corporate/Industrial

Base

Proximity to upcoming

Corporate/Industrial

Base

Proximity / travel-time to

existing Railway Station


upcoming Railway

Station


Airport

Proximity to Social

Infrastructure

Proximity to Upcoming

Social Infrastructure

Proximity to Future

Growth Areas

Overall Potential

PPAARRTT –– CC

Site Context and Connectivity

18. Site Connectivity

The Project site is well connected with the road, railway station and the airport.

18.1. Naya Raipur Connectivity:

18.2 Air Connectivity and Present Status:

• Mana Airport, the only operational airport in Chhattisgarh, is located midway

between the Raipur city centre (approx. 12 kms) and the site (11 km) in Naya

Raipur

• The airport has a 1,955 mtr. long runway and is equipped with Night Landing

and Instrument Landing System (ILS).

• Raipur is connected by regular flights to Delhi, Mumbai, Nagpur, Hyderabad,

Bhubaneshwar, Kolkata and Bhopal

• A new terminal building is under construction and is expected to be complete

by end 2012. The airport will have 3 aerobridges and a built-up area of 18,500

sq.m. The old terminal will then be converted into offices or a cargo complex

• An area of 1,568 Ha of land is being zoned for ‘airport’ use to accommodate

the future expansion needs of the existing airport.

The total Air Seat Capacity from Raipur grew at a compound growth rate (CAGR)

of 23.4% over the last 10 Years.

Air Seat Capacity

2011 2008 2006 2001

Destination

Week

ly

Frequ

ency

Daily

Seat

Capa

city

Weekl

y

Frequ

ency

Daily

Seat

Capa

city

Weekl

y

Frequ

ency

Daily

Seat

Capa

city

Week

ly

Frequ

ency

Daily

Seat

Capa

city

CAGR

%

2011/

2001

Delhi 28 637 14 250 18 399 _ _ 0

Bhubanes

hwar 14 290 7 164 7 145 3

64 16.3

Hyderabad 13 277 14 190 _ _ _ _ 0

Mumbai 8 210 8 407 14 331 3 64 12.6

Nagpur 7 142 14 250 3 62 6 86 5.1

Kolkata 14 132 14 124 _ _ _ _ 0

Bhopal 7 66 7 66 _ _ _ _ 0

Indore _ _ 14 124 _ _ _ _ 0

Ahmedaba

d _ _ 7 66 _ _ _ _ 0

Vizag _ _ _ _ 4 68 _ _ 0

18.3. Rail Connectivity and Present Status:

• Raipur is an important station on the Mumbai Howrah main line

• It is linked by rail to Nagpur, Delhi, Ahmedabad, Vishakapatnam, Durg, Korba,

Bhubaneshwar, Pune, Amritsar and Puri

• A new Railway station along the Mumbai – Kolkata line is being developed in

Naya Raipur. It has already been approved by the Indian Railways.

• 181.71 hectares has been reserved for rail use in Naya Raipur which includes

a Station complex, goods yards, depots and other ancillary facilities

• Raipur also occupies a strategic position on the National Highway network

• Raipur is located at the convergence of NH-200 which connects Raipur with

Bilaspur, NH-43 which is the link between Raipur and Vishakahapatnam, and

NH-6 which connects Mumbai to Howrah. Further, the SH-5 links Raipur with

Dhamtari.

• Naya Raipur is situated between NH-43 and NH-6 (G.E. Road) and therefore

enjoys equally good connectivity

18.4. Distances from the site

Location Distance (Km)

Site

North West (VIP Rd. towards

city)

_

VIP Road 9

Airport 11

Agrasen Bhawan 15

Babylon International 17

G.E Road (From VIP Road) 17

Bypass Road Jn. (Telibandha) 18

North West (City Centre)

Ghadi Chowk 20

Babylon Inn 22

Railway Station 23

Magneto Mall (From VIP Road) 18

North (towards G.E Rd.)

Capitol Complex ( Naya Raipur) 5

Stadium 13

G.E Road ( via stadium) 15

Monnet Ispat (GE Road) 22

PPAARRTT –– DD

Project Brief

19. Development Controls for the Properties as per NRDA

19.1. FAR & Ground Coverage:

Hotel + Convention Centre:

• FAR: 1.5

• Ground Coverage: 30%.

• Height: 50 Mtr.

• 5% of the FAR can be used for retail shopping

Commercial Complex (retail):

• FAR: 1

• Ground Coverage: 25%.

• 5% of the additional ground coverage to be allowed for providing atrium

19.2. Parking Standards

Parking shall be provided at the rate of 1.67 ECS per 100 sq.m. built up area. For the

provision of Car Parking spaces, the space standards shall be as under:

• For open parking – 25.0 sq.m. per equivalent car space

• For ground floor covered parking – 30.0 sq.m. per equivalent car space.

• For basement parking – 35.0 sq.m. per equivalent car space.

The above parking standards are as per NRDA( Naya Raipur Development Authority)

directives.

Basement

The maximum basement area shall be to the extent of ground coverage within the setback

lines.

19.3. Setback Regulations

Minimum Setback in Meters

Front: 15, Rear: 9, Side 1: 9, Side 2: 9

Other Parameters:

• Atrium with soft retractable roof is free of F.S.I.

• Storm water drain and sewage line to be constructed in a span of next two years in the

Naya Raipur master plan. VUIL development should have their own STP and has to use

recycled water for services.

• Basement can be beyond the building line till the setback lines. No restrictions on number

of basements. Ramps are not allowed in setback lines.

• Staircase to be calculated only on one floor in F.S.I calculations.

19.4. Retail

• A modern Retail Outlet with optimum Built up area. However, Size and other details can

be confirmed after going through feasibility study.

• 1 mtr projection into the setback lines from first floor onwards uncovered on three sides

will be free of F.S.I.

• Space below ground floor level cannot be habitable space can only be used for parking

and services.

• Any building above 18 m has to be approved by fire department. Follow NBC guidelines

for building design.

• No restriction on floor height. Minimum floor height for stilt parking is 2.4 m. Stilt level,

plinth level, all services on terrace and parapet wall not counted in height calculations.

19.5. Utilities & Requirements of the Project

Ø Star Hotel

o The 4 Star Hotel mainly catering to Business Clients with 150 rooms.

Ø Convention Center

o The Convention Centre of 1000 people capacity, meetings rooms and lawns

Ø Commercial Block

o Modern Office Tower complex with podium & basement parking

Ø Budget Hotel

o The Budget Hotel having 250 rooms

Ø Retail

o A modern Retail Outlet with optimum Built up area. However, Size and other details can

be confirmed after going through the ongoing market analysis and feasibility study.

Ø Parking facilities

o Basement, Podiums and surface. Total Parking capacity will be approximately 500 cars.

19.6. Phasing Plan- The above facilities will be constructed in phases, with Convention

Centre, Star Hotel and Commercial Block in first phase and Retail and Budget Hotel in

second Phase.

20. Design Brief

Project Area: 5 Hectares (12.36 Acres)

Plot Size: 196.36 metre (along the road) x 254.68 metre in length. Out of these 5 Hectares,

4-Star Hotel, a Convention Centre and a Budget Hotel to be developed in 3 Ha and Two

tower Commercial Block and a Retail Complex to be developed in remaining 2 Ha.

The project is planned and designed for four star category Hotel and Convention hall facility

in accordance with the existing demand in Raipur/Naya Raipur. Based on the design

considerations of the project and convenience of implementation, the following components

are proposed.

• Star Hotel

The 4 Star Hotel mainly catering to Business Clients with Capacity of 150-200 rooms.

2-3 restaurants and all mandatory facilities as required in a 4 Star hotel.

• Convention Center

The Convention Centre of 40,000-50,000 sq.ft.

Meeting Rooms, Banquet Halls and Indoor & Open Exhibition as required in a Convention

Center

• Budget Hotel

The Budget Hotel having 150 - 250 rooms.

A 24 hour Coffee shop cum Restaurant.

Gymnasium and other necessary facilities as required in a Budget Hotel.

• Commercial Block

Two Towers of Office complex with all required facilities for modern Office Complex.

20.1 Key Features:

.

Ø Total floor area for Hotel is 2,22,320 sq.ft

Ø Total Floor area for convention centre 63,142 sq. ft for 1500 delegates

Ø Total Floor area for 1st tower of commercial block 2,84,288 sq.ft

Ø 100 seating 24 hour restaurant with pool side view

Ø Lounge Bar

Ø Space for Specialty restaurant for future depending on the market.

Ø Board rooms and meetings rooms

Ø Swimming pool and Gymnasium

Ø Advanced fire detection and alarming system

Ø Integrated building management system

Ø Eco friendly and non CFL air conditioning system

Ø Un-interrupted power supply arrangements and pollution free stand by generators

Ø Top Leeds Rating

Ø Rain water harvesting facilities

Ø Special facilities for physically challenged people

Ø 100 % recyclable Sewage treatment plant.

21. Design Features

21.1. Architectural Design

The whole project is designed in conformity with

Ø G.O.Ms.No. 302 dated 14/04/2008 of Municipal authorities and urban development

Ø National Building code of 2005

Ø Government of India and Government of Chhattisgarh tourism norms

PPAARRTT –– EE

Surveys

22. Contour Survey:

Contours of entire plot has been studied. No major undulation has been observed within

the plot. However, the area is required to be graded. The Contour Survey drawing is

shown in Annexure 1, Sketch 1.

23. Soil Investigation:

The scope of the work comprised of sinking 9 boreholes up to a maximum depth of

20.25m. The boreholes of 150 mm in diameter in soil were advanced by Shell and

Auger method. In rock, rotary core drilling of "NX" size was adopted. The scope also

included conducting Standard Penetration Tests, collecting disturbed samples at regular

intervals for identification and logging purposes, collecting undisturbed tube samples at

suitable intervals or at change of strata whichever is earlier and testing these in the

laboratory.

Based on the above, this report presents the Soil Profile, laboratory and field Test

Results. On the basis of field tests and laboratory test results and their analysis thereof,

the most suitable type of foundation is suggested. The field profile is sometimes

modified in the light of laboratory test results.

The subsoils are of medium to good quality. The subsoil is characterised by a layer of

stiff to very stiff silty clay at top. Underlying the above a hard silty clay / clayey silt layer

is encountered followed by weathered rock layers and that continues up to the

terminating depth of the boreholes.

Considering the subsoil condition and type of structures to be constructed at the site,

suitable type of foundation is recommended.

24. FIELD INVESTIGATIONS

24.1. GENERAL:

In an attempt for optimisation in the design of foundation for these proposed structures

to be constructed at this site, Geotechnical Investigation was envisaged. The entire

Investigation programme had been divided mainly into two parts, I) Field works & II)

Laboratory tests.

I) Field works unfold the sub-surface deposit types and their characteristics and

II) Laboratory tests part would help determining the relevant physical and geotechnical

properties of the sub-surface deposits leading to finalisation of foundation depths of

the structures and the bearing capacity with particular reference to the sub-surface

types and their strength parameters and settlement potentials at the site.

A list of the bore holes with the terminating depth and standing water level are

presented in a tabular form below:

Co-ordinate, (M) Bore

Hole No. Easting Northing

R.L.

(M)

Terminati

ng Depth

(M)

Standing

Water Level

(M)

Depth of

Top of Rock

(M)

01 11428501.9

895

654577.427

4

310.438 15.05 3.99 14.05

02 11500527.4

893

665231.111

9

310.727 15.90 4.20 12.90

03 11467557.2

305

607162.499

2

309.992 16.10 3.90 13.10

04 11547982.2

953

586667.072

7

309.794 16.10 2.55 13.10

05 11387988.1

853

561301.943

9

309.348 16.05 3.30 13.05

06 11450790.1

433

536438.513

2

309.460 20.25 3.80 17.25

07 11514003.7

774

531167.703

7

309.352 19.00 3.50 16.00

08 11379039.7

718

528851.856

2

309.054 15.50 3.15 --

09 11567581.9

108

538467.091

9

309.488 15.50 2.88 --

24.2 BORING:

Boring was carried out by Shell and Auger method to sink nominal 150mm diameter

bore holes to depths envisaged by using a mechanical winch. Undisturbed soil samples

were collected at suitable intervals or at change of strata whichever is earlier by open

drive sampling method since it was intended to ascertain the sub-soil characteristics.

24.3. SAMPLING:

Nominal 100 mm diameter undisturbed samples were recovered. The sampling

equipment used consists of a two-tier assembly of sample tubes 450 mm in length fitted

at its lower end. The sampling assembly was driven by means of a jarring link to its full

length or as far downs as was found practicable. After withdrawal the ends of the tubes

were sealed with

wax and capped before onward transmission to the laboratory. At close intervals in

depth disturbed samples were collected for identification and logging purpose. These

were tagged and packed in polythene packets and transported to the laboratory.

24.4. STANDARD PENETRATION TESTS:

Standard Penetration Tests were conducted in the bore holes at intervals of 1.50M /

3.0M or at change of strata whichever is earlier in depth using a split spoon sampler.

The split spoon sampler used is of a Standard design having an outer diameter of 50.8

mm and inner diameter of 35 mm, driving with a monkey weighing 63.5 kgs, falling freely

through 75cms advances the spoon. A record of the number of blows required to

penetrate every 7.5cms to a maximum depth of 45cms was made. The first 15cm of

drive are considered to be seating drive and are neglected. The total blows required for

third, forth, fifth & sixth 7.50cm of penetration is counted and termed as penetration

resistance "N". On completion of a test, the split spoon sampler was opened and soil

specimens were preserved in polythene bags for logging purpose.

All the boreholes were sunk with winch. However, raising of hammer for SP Tests was

done manually. Hence there will not be any inertia loss and the efficiency of hammer

blows should be considered as 100%.

24.5. MEASUREMENT OF WATER TABLE:

Level of water was noted when struck in. This is termed as observed water level.

Standing water level after 24 hours of removal of casing was also noted and shown in

the profile. However, for the present case standing water level was not found in BH-01,

02, 03 & 04.

24.6. ROTARY CORE DRILLING:

This drilling technique is regarded as the most satisfactory method of assessing the

character of rock formations, which lie at depth below the ground surface. Specimens of

rock in the form of cylindrical cores are recovered from the drill holes by means of a core

barrel. Double barrel technique is adopted according to field condition. The core barrel

is provided at its lower end with a detachable shoe or core bit, which is of diamond. All

rotary core bits were of NX (73mm) size.

24.7. LABORATORY TESTING

For proper identification and classification of the sub-soil deposits and for deriving

adequate information regarding its relevant physical and geotechnical properties at the

site under investigation, the following laboratory tests were conducted on the soil

samples collected from the exploratory bore holes:

On Soil Samples:

• Grain size analysis (Sieve as well as Hydrometer).

• Determination of Liquid Limit & Plastic Limit.

• Determination of Natural Moisture Content.

• Determination of Specific Gravity.

• Determination of Bulk & Dry Unit Weight.

• Strength determination by Triaxial Unconsolidated Undrained Test (UU).

• One-dimensional Consolidation Test for determining settlement potentiality.

• Chemical tests on soil & water samples to determine pH value, Sulphate & Chloride

content.

On Rock Samples:

• Determination of Bulk Density, Water Absorption, Specific Gravity & Porosity of Rock.

• Determination of Crushing Strength of Rock samples (Dry & Saturated State).

• Determination of Point Load Strength Index.

Laboratory test results are presented in a tabular form in the Appendix. The results are

self explanatory excepting that of consolidation tests. The compressibility for a pressure

range has been separated into 2 components through the compression ratio. As a first

step dial gauge reading is plotted against square root of time and by extrapolation dial

reading at zero time, is obtained. The compression ratio is given as

r = (di - ds)/( di - df), where di = Initial reading of dial before

load application ds =Dial reading corresponding to

theoretical zero time df = Final dial reading after 24 hrs.

Now we write mvc = (1- r) x mv

All the tests were conducted as per relevant Indian Standard Specifications.

• Soil Investigation has been carried out for calculating the soil bearing capacity and

method of construction. The Bore Log Data Sheet is shown in Annexure 1, Sheet 3-13.

25. DISCUSSIONS

25.1. GENERAL:

The subsoils are of medium to good quality. The subsoil is characterised by a layer of

stiff to very stiff silty clay at top. Underlying the above a hard silty clay / clayey silt layer

is encountered followed by weathered rock layers and that continues up to the

terminating depth of the boreholes.

Considering the subsoil condition and the type of structures to be constructed at the

present site, it suggested to go for shallow foundation. Bearing capacity is calculated

using layer stratification of BH-09.

25.2. USE OF OPEN FOUNDATION (Around BH-09):

25.2.1. EVALUATION OF STRENGTH & DEFORMATION

PARAMETERS: FOR STRATUM I

Design "N" in this layer = 13. Corresponding cohesion = 0.78

kg/sqcm. From laboratory TRSH-UU, C = 1.35 kg/sqcm & O = 4°

Now, water level was not found around this borehole and the degree of saturation is well

below 100%. So, the sample may get dried up and show higher shear strength values.

In future water level may rise and the soil may get softened resulting to lower shear

strength values. Considering this aspect, we reduce the C & O values, using standard

practice [i.e. Crevised = 0.67xC & Orevised = tan-1(0.67xtan0)] Thus, we have

Crevised(uu) = 0.90 kg/sqcm & Orevised(uu) = 3°

Considering the above and to be on the safer side, use, C = 0.80 kg/sqcm & O

= 0° Total soil modulus, Es = 4.4 x N = 57.2 kg/sqcm

[Ref. to "History of Soil penetration testing" by B. B. Broms & N. Flodin in

"Penetration Testing 1988", ISPOT-1: vol.1, p - 1851

Undrained Young's modulus, Eu = K x C = 400 x 0.8 = 320 kg/sqcm

Again, 1/Es = 1/Eu + 1/Ed giving drained young's modulus, Ed = 69.65 kg/sqcm

Now, we have, Ed = Eu/3 = 106.67 kg/sqcm

[Refer to "Cone Penetration Testing" by A.C.Meigh, pp. No. - 531

Considering the above, let us use Ed = 85 kg/sqcm

From Ed, mvc = 1/G.Ed =0.0168 sqcm/kg [Geological Factor, G = 0.70 & j =

0.35] Again from SPT "N", mvc = 1/5N = 0.0154 sqcm/kg

[Refer to "Standard Penetration Test, State-of-the-art-Report" by Ivan K. Nixon in

"Penetration

26. DETERMINATION OF BEARING CAPACITY (Around BH-03):

Use depth of foundation, Df = 1.00m

The founding level falls in stratum I i.e stiff to very stiff, silty clay

layer. Let us use C = 0.80 kg/sqcm. & O = 0° Assume size of

foundation = 3m x 4.50m

The net ultimate bearing capacity is given as:

qu = C.Nc.Sc.Dc + q.Nq.Sq.Dq + 0.5Y.B.NtStDY - q

Where,

Nc, Nq and NY are bearing capacity factors, Sc, Sq

and SY are shape factors, Dc, Dq and DY are depth

factors, And C = Cohesion

q = Overburden pressure, B =

Width of foundation, Y = Bulk

density below foundation.

For 3m x 4.50m Square footing

Cohesion, C = 8.00 t/sqm

Using ^ = 0 degree, the bearing capacity factors are: Nc = 5.14

Nq = 1.00 NY = 0.00

Use,

Depth of Foundation = Df = 1 M (below EGL) Width of Foundation = B = 3 M Length

of Foundation = L = 4.5 M Overburden Pressure = q =1.000 (Depth) x 0.90

(Submerged density) = 0.90 t/sqm (Assuming water level flushing with the ground)

The Shape factors are [ IS:6403 - 1981 ]

Sc = 1.13 Sq = 1.13 SY = 0.73

The Depth factors are [ IS:6403 - 1981 ]

Dc = 1.07 Dq = 1.00 DY = 1.00

Computed Net Ultimate Bearing Capacity = 49.87 t/sqm

Using a factor of safety of 2.5, Net Safe Bearing Capacity =

19.95 t/sqm

For 2m wide Strip footing


Using a factor of safety of 2.5, Net Safe Bearing Capacity = 18.85 t/sqm

For 10m x 15m Raft footing


Using a factor of safety of 2.5, Net Safe Bearing Capacity = 19.08 t/sqm

The above bearing capacity should be checked against settlement criteria. This is

calculated below.

27. SETTLEMENT CALCULATION:

With reference to the above, the settlement is calculated and is presented

below.

27.1. FOR ISOLATED FOOTING:

Depth of Foundation, D = 1.00 m below EGL

Foundation Width, B = 3.00 m

Foundation Length, L = 4.50 m

Net base Pressure, P = 1.90kg/sqcm

Strata From To Thickness of Mid depth

(M) (M) compressible below

Founding

layer (M) level, (M)

i 1.00 3.60 2.60 1.30

ii 3.60 5.50 1.90 3.55

5.50 7.00 1.50 5.25

A P

1.028 0.486 0.319

Young's Mvc, G Si Sc St

Modulus, sqcm/kg (cm) (cm) (cm)

kg/sqcm

320.0

0

0.0159 0.70 0.84 2.98 3.81

650.0

0

0.0100 0.60 0.14 0.55 0.70

650.0

0

0.0100 0.60 0.07 0.29 0.36

0.98 3.53 4.51

Fox's Depth correction

Factor

= 0.93

Hence, corrected Total

Settlement =

4.19


27.2. FOR STRIP FOOTING:

Depth of Foundation, D = 1.00 m below EGL

Foundation Width, B = 2.00 m

Foundation Length, L = 10.00 m Net base Pressure, P = 1.80 kg/sqcm

Strata From To Thickne s of Mid depth A P Young's Mvc, G Si Sc St

(M) (M) compressible below Founding Modulus, sqcm/kg (cm) (cm) (cm) ______________________ layer (M)

level, (M)____________kg/sqcm___

I 100 2.50 150 0.75 1218 320.00 0.0159 0.70 0.57 2.03 2.60

2.50 3.60 1.10 2.05 0.738 320.00 0.0159 0.70 0.25 0.90 1.16

II 3.60 5.00 _____ 140 ______ 3.30 ___ 0.511 650.00 0.0100 0.60 0.11 0.43 __ 0.54

0.82 2.94 3.76

Fox's Depth correction Factor =0.93

Depth of Foundation, D = Foundation Width, B = Foundation Length, L = Net base Pressure, P =

1.00 m below EGL 10.00 m

15.00 m 1.70 kg/sqcm

Strata From

(M)

To

(M)

Thickness

of

compressi

ble layer

(M)

Mid depth

below

Founding

level, (M)

A P Young's

Modulus,

kg/sqcm

Mvc,

sqcm/kg

G Si

(cm)

Sc (cm) St

(cm)

I 1.00 3.60 2.60 1.30 1.384 320.00 0.0159 0.70 1.12 4.01 5.13

II 3.60 6.00 2.40 3.80 0.983 650.00 0.0100 0.60 0.36 1.42 1.78

6.00 8.00 2.00 6.00 0.759 650.00 0.0100 0.60 0.23 0.91 1.14

8.00 10.00 2.00 8.00 0.616 650.00 0.0100 0.60 0.19 0.74 0.93

10.00 13.00 3.00 10.50 0.488 650.00 0.0100 0.60 0.23 0.88 1.10

13.00 16.00 3.00 13.50 0.381 650.00 0.0100 0.60 0.18 0.69 0.86

16.00 19.00 3.00 16.50 0.305 650.00 0.0100 0.60 0.14 0.55 0.69

19.00 21.00 2.00 19.00 0.259 650.00 0.0100 0.60 0.08 0.31 0.39

2.53 9.50 12.03

Fox's Depth correction Factor = 0.99

Hence, corrected Total Settlement = 11.85

Hence, corrected Total Settlement =3.51


28. RECOMMENDATION:

Note:

With reference to the above & considering the subsoil condition, the following

bearing capacity is recommended.

Net Allowable bearing capacity

(t/sqm)

Isolated / Strip Raft

Foundation

Location

Depth of foundation

Df (M)

S=75mm S=125mm

1.00 15 14

2.00 16 15

Around BH-01, 02

& 03

3.00 18 16

1.00 16 16

2.00 18 18

Around BH-04, 07

& 09

3.00 20 19

1.00 16 16

2.00 18 18

Around BH-05, 06

& 08

3.00 20 19

a. S = Limiting Settlement

b. For intermediate depth of foundation, linear interpolation may be carried out.

28.1 USE OF R.C. BORED PILE:

Alternatively for higher bearing capacity deep foundation in form of pile can be used

if required / found suitable. Bored cast in-situ piles are preferred due to availability of

construction agencies, ease of construction and less sound pollution. Such piles

may be placed at 15M depth below EGL depending upon structural requirement.

The determination of pile capacity is presented in separate sheets.

At first, the design strength parameters are determined. Thereafter, the pile capacity

values are calculated. While determining the pile capacity, the following

considerations are made.

a) Pile capacity is calculated using average strength parameters

b) Cut off = 2.50 m

c) Assumed Grade of Concrete = M25

d) Diameter of pile used = 450, 500, 600 and 750mm

EGL


PILE FOUNDATION DESIGN MODEL

(Based on layer stratification around BH-01)

Not to scale


29. DESIGN STRENGTH PARAMETERS:

STRATUM - I:

Design "N" = 09. Corresponding C = 0.63 kg/sqcm.

Laboratory TRSH-UU, C = 1.14 kg/sqcm and O = 6o.

Use, C = 0.70kg/sqcm & O = 0° Use Adhesion factor,

a = 0.601 STRATUM - II:

Design "N" in this layer = 72 Corresponding C = 2.67 kg/sqcm.

Use, C = 1.50 kg/sqcm & O = 0° Use Adhesion factor, A = 0.40

STRATUM - II:

Use, C = 1.00 kg/sqcm & O = 35°

Use, Ko = 1.50.

29.1. DETERMINATION OF VERTICAL PILE CAPACITY:

With reference to the above, the pile capacity values for different pile diameter as

well as different founding level are calculated and presented below. Based on the

above the following pile capacity values are recommended.

Foundation Location Pile Diameter (mm) Bottom depth of pile below

EGL(M)

Recommended Vertical

Pile Capacity(T)

450 65

500 80

600 100

BH-01, 02 & 03

750

15

150

450 40

500 45

600 60

BH-04, 09 & 07

750

15

80

450 45

500 50

600 60

BH-05, 06 & 08

750

15

80


29.2. UPLIFT PILE CAPACITY:

Refer to "Foundation Design and Construction" by M. J. Tomlinson, 4th Edition,

Page No. = 423, Section No. 7.15. Piles resisting Uplift.

Safe Uplift capacity = Safe skin Resistance in Vertical Capacity / FOS Where,

FOS = Factor of safety and may be taken as 2.0

Foundation

Location

Founding

Depth below

EGL (M)

Pile Diameter

(mm)

Recommended Uplift

Pile Capacity, (T)

450 20

500 24

600 28

BH-01, 02 &

03

15

750 35

450 15

500 18

600 22

BH-04, 09 &

07

15

750 28

450 18

500 20

600 24

BH-05, 06 &

08

15

750 30

29.3. LATERAL PILE CAPACITY:

Use C = 0.70 kg/sqcm.

Refer to IS : 2911 (Part I/Sec 2) - 1979, Appendix - C

Constant Factor, K2 = 44.74 kg/sqcm corresponding to Cohesion = 0.70 kg/sqcm

R = [EI/K2]1/4

Now, I = 0.20 x 106 cm4 [for 450mm dia pile]

E = 5000 x (fck)05 = 5000 x (25)05 = 25000 N/sqmm = 2.50 x 105 kg/sqcm

Hence, R = 183.14 cm

From Graph (Fig.2), Lf = 1.95 x R = 357.11 cm [Assuming Fixed Head Piles in

Clays]

Pile Head deflection, Y = H x Lf3 / 12EI = 0.7542mm for 1T load

So, for 5mm horizontal deflection, H = 6.63T, say 6.00T.

Now, Moment = [H x Lf/2] = [1 x 3.57/2] = 1.79t-m per T of thrust


The Reduction Factor for computation of Maximum Moment in Pile, m = 0.70

So, the corrected actual moment, M = 1.79 x 0.70 = 1.25t-m per T of thrust

Similarly for 500mm, 600 & 750mm dia. pile, H value is 7T, 8T & 11T respectively

and

corresponding corrected actual moment M = 1.39, 1.67 & 2.08 t-m per T of thrust.

29.4. CHEMICAL TESTS:

Chemical tests were performed on a few soil and water samples for determining

the pH value, Sulphate, Chloride content etc. The results are given in a tabular

form below:

CHEMICAL TEST RESULTS ON SOIL SAMPLES: -

BH/UDS No. Depth (M) pH value Sulphate as SO3 % Chloride as Cl %

01/UDS02 6.00 7.63 0.020 0.0014

04/UDS01 1.50 8.39 B.D.L. B.D.L.

07/UDS01 3.00 8.34 0.020 B.D.L.

08/UDS02 5.00 7.98 B.D.L. B.D.L.

09/UDS01 0.90 8.39 0.020 0.0029

Note: B.D.L. means Below Detection Level.

CHEMICAL TEST RESULTS ON WATER SAMPLES: -

BH No. Depth pH Sulphate Chloride

(M) value (Mg/litr) (Mg/litr)

01 3.99 7.50 24.00 21.50

02 4.20 7.68 24.00 30.10

03 3.90 7.82 48.00 49.00

06 3.80 7.66 48.00 14.30

08 3.15 7.45 24.00 4.30

09 2.88 7.93 24.00 11.50

It is seen that the values are on a safe side. So either Portland slag cement or

Portland Pozzolana cement can be used for foundation concrete purpose.

30. SUMMARY & CONCLUSIONS: Based on the field and laboratory test results and the foregoing discussion, the following are summarised.

1. The subsoils are of medium to good quality. The subsoil is characterised by a layer of stiff to very stiff silty clay at top. Underlying the above a hard silty clay / clayey silt layer is encountered followed by weathered rock layers and that continues up to the terminating depth of the boreholes.

2. The average ground water table was found at an average depth of about 3.50m or more below EGL during the time of investigation. So, construction of open foundation placed at a depth of 1.00 to 3.00m may create a problem. However, ordinary surface operated pump will be able to tackle the situation.

Note: 3. Considering the nature of the subsoils and load coming from the super

structure, it is suggested to place the structures on open foundation. The recommended Net allowable bearing capacity values are presented below in a tabular form.

Net Allowable bearing capacity (t/sqm) Isolated / Strip Raft

Foundation Location

Depth of foundation Df (M)

S=75mm S=125mm 1.00 15 14 2.00 16 15

Around BH-01, 02 & 03

3.00 18 16 1.00 16 16 2.00 18 18

Around BH-04, 07 & 09

3.00 20 19 1.00 16 16 2.00 18 18

Around BH-05, 06 & 08

3.00 20 19 a. S = Limiting Settlement b. For intermediate depth of foundation, linear interpolation may be carried out.

4. Alternatively, if required / found suitable, deep foundation in form of pile can be used. Bored cast-in-situ piles are preferred due to availability of construction agencies and ease of construction as well as it is noise free.

5. The determination of vertical pile capacity for bored cast-in-situ pile is presented in the previous section. However, the recommended pile capacity values for different pile diameters are presented below. (Cut-off = 2.50m)

Foundation Location

Pile Diameter (mm)

Bottom depth of pile below EGL(M)

Recommended Vertical Pile Capacity(T)

Recommended Uplift Pile Capacity, (T)

Recommended Lateral Pile Capacity, (T)

Moment (T-m/T)

450 65 20 6 1.25 BH-01, 02 &

500 80 24 7 1.39

03 600

15

100 28 8 1.67 750 150 35 11 2.08 450 40 15 7 1.17 BH-04, 09 &

500 45 18 8 1.30

07 600

15

60 22 10 1.56 750 80 28 13 1.96 450 45 18 7 1.17 BH-05, 06 &

500 50 20 8 1.30

08 600

15

60 24 10 1.56 750 80 30 13 1.96

6. Chemical tests were carried out on a few soil and water samples so as to detect the pH value, Sulphate, Chloride etc. It is seen that the values are on a safe side. So either Portland slag cement or Portland Pozzolana cement can be used for foundation concrete purpose.

7. The controversy on the values of adhesion factor to be used has to be resolved. Most of the practicing engineers agree that the table presented in the IS is conservative and requires modification. Tomlinson in his book "Pile Design and Construction Practice", 3rd Edition, View Point Publication has presented a design curve on Adhesion Parameter. In C. E. Testing we have been using a curve mid way between Tomlinson and IS Code. This is presented below in a tabular form.

Cohesion Recommended values of Adhesion Factor (Kg/sqcm) IS 2911 Tomlinson C. E. Testing 0.00 -- -- 1.00 0.20 0.66 -- 0.80 0.50 0.45 -- 0.70 0.80 0.38 0.90 0.60 1.00 0.35 0.73 0.50 1.50 0.30 0.50 0.40 2.00 0.25 0.35 0.30

IS gives the values depending on clay consistency and not shear strength. From the consistency, the shear strength is obtained and adhesion is plotted against the mid shear strength. For example for stiff clay, shear strength range is 0.5 to 1.0 kg/sqcm, giving mid value to be 0.75 kg/sqcm and adhesion factor from IS is 0.4. A graph is drawn on the above basis and extracted values are shown in the adjoining table. For C less than 0.8 kg/sqcm, Tomlinson does not present any value. However we can always argue that as C tends to 0, adhesion factor also tends to 1. In the limit for C = 0 adhesion factor is = 1.00. Considering all these our design curve for adhesion factor is obtained and this is more or less midway between Tomlinson's curve and IS Code values.

PPAARRTT –– FF

The Principle Architect


31. Vision and Concept • A safe place • An inspiring place • An urban place • A comfortable place • A fun place • A gathering place • A happening place • A sustainable place The vision for the new city is that of creating a ‘green city’ in every sense of the term, with Large areas brought under tree plantation - Arrangements for water conservation and waste water recycling - Use of non-conventional energy resources to the maximum, is somewhat synonymous with the vision that the VISA Urban Infra Limited has in mind for the one of the very first development of the city – to create a timeless piece of development which will be a safe and inspiring urban complex which will integrate business with entertainment. The 5 hectares plot is a rectangular piece of land with a shorter side abutting an 18 feet wide service road which in turn abuts a 100 feet wide main road. The eastern side of the plot overlooks a huge piece of open space for recreational purpose. It’s a phased development with two office towers, a 4star hotel, a business hotel, retail component and a convention centre. The very basic principles for the planning were derived from the main vision of the developers. The Clean and simple Vaastu compliant massing forms which are efficient and economical yet exuding freshness in the design. The main concept of the design revolves around a diagonal boulevard, which tries and unifies different components of this mixed use development. This diagonal boulevard that runs through the site dictates the angular form of its two flanking halves, the building massing appear to rise like statuesque pavilions on elevated podiums, making a bold architectural statement.


Boulevard is detailed by typical planting and hardscaping, street furniture and lamp posts extend right through the site re-enforcing the idea of a “Grand Boulevard”. The layout has been structured so that all components would receive optimum exposure, through a simple diagonal boulevard that ‘kinks’ on either side and maximizes visibility. The Vaastu requirement has influenced a commanding South Western Corner to the Iconic office tower which will reflect the enormous expanse of the Clients business portfolio. The Boulevard helps juxtapose the Convention centre and the Hospitality blocks in strategic locations to lend the respective exposure and privacy demanded by its function. This boulevard forms the spine of the development interspersed with activities such as F&B outlets, leisure and entertainment with complimenting retail outlets which make it space full of buoyant and lively mood. The respective functions of the Convention Centre and the Hotels still enjoy their hassle free vehicular circulation, which naturally progresses to the ample parking facilities. The hotels provide luxury accommodation to international travelers and to the business elite. Its clean, contemporary design assimilates effortlessly into the corporate environment of the Visa Urban Infra limited mix use development. The open-air square is a social space where people from the various buildings can congregate. The cosmopolitan design expresses a culturally sensitive aesthetic reflective of the affluent individuals visiting the centre. All these traits built into this development, will offer a very safe, unique and enjoyable experience to its visitors and inhabitants. The design of the precinct will use the principles of sustainable development. Good orientation will ensure energy efficient design. Other ‘green’ design features will include solar panels and storm water tanks for irrigation. Roof gardens will offer scenic views of surrounding greens and a relaxing social environment for the people that use them. Development of this project will be phased according to market demand. Design of the centre will be such that the addition of the future components will be able to be plugged in with minimum disruption to the entire complex. In conclusion, the design vision is to make optimum use of the site to create a profitable investment for Visa urban infra limited, a state of the art mixed use development that will benefit the public and businesses, and a commercial hub that will contribute to the vision created for the upcoming city of Naya Raipur


32. Conceptual Design Process Development Finalization of the conceptual master plan was conceptualized considering different geometrical forms juxtaposed with open and built relations in terms of the designs. Various studies on central and de central axis was carried out to achieve the final boulevard theme in the design. Options of the design process & developments are shown below. 32.1 Design Process – Option A

D E S I G N P R I N C I P L E : B A S I S


CONCEPTUAL 3 Dimensional Development of the Master Plan- Option A


32.2. Design Process- Option B



CONCEPTUAL 3 Dimensional Development of the Master Plan- Option B


32.3 Design Process – Option C



Conceptual 3 Dimensional Development of Master Plan – Option C


32.4 Design Process – Option D



Conceptual 3 Dimensional Development of the Master Plan – Option D


33 Approved Master Plan:

Exterior View: Grand Boulevard and Office

Exterior View: Porte Cochere – Office

Exterior View: Convention Centre

Exterior View: Convention Centre/ Piazza

Exterior View

PPAARRTT –– GG

The Structural Design Concept and Brief

STRUCTURAL

CONSULTANT- M.N.CONSULTANTS PVT.LTD.

MNC HOUSE

1516, Rajdanga Main Road

KOLKATA-700 107

Tel No : 2441 8082/ 8083,

34. Concept and Project Profile

The concept is to identify and record all the pertinent input requirements, analysis &

design criteria for structural design of the building Complex. It is aimed at formulating

the basis of the structural analysis, design & detailing work that the Structural Engineer

is planning in delivering the structural scheme of the building. The scheme will be

compatible with the architectural theme, satisfy the functional needs, at the same time

conforming to the Indian Standards and other applicable building norms to achieve safe,

stable, strong and yet optimally economic structures.

The parameters adopted in this report are going to be the basis of the structural design

calculations. Hence it is expected that the planning and design team members -

architects, services consultants and project management team - give their feedback and

approval to the parameters, suggestions, recommendations mentioned in the report.

This report covers the minimum design requirement to establish the unified design basis

that will form the overall design philosophy to be adopted in the structural design of the

proposed building.

The design will aim to achieve

• Structural & functional integrity.

• Desirable Structural performance under characteristic service design loads.

• Resistance to loads due to natural phenomena i.e. wind and earthquakes and

thermal.

• Structural durability & maintainability.

Project Profile:-

The Proposed Project is a mix use development comprising of a Convention Centre,

Star hotel & Commercial office Blocks having podium & basement, total height of

around 49.85 M above ground level.

• Basement comprises of hotel/Large span convention centre plant room.

• Ground Floor comprises of a Banquet hall, Pre-function lobby, Convention centre

kitchen and hotel lobby.

• First Floor comprises of Convention centre BOH, Hotel BOH.

• Second Floor comprises of Hotel BOH.

• Third Floor comprises of a Food Court, Food Stalls and Restaurants, swimming

pool and convention centre roof is a Steel Structure.

• Fourth Floor is service floor.

• Fifth floor to 11th floor is Hotel

• 12th floor comprises of sky bar and Soft Terrace...

Scope of work is limited to convention centre and hotel for phase-I

This convention centre and hotel is an R.C.C Framed Structure with Columns,Shear

Walls,Lift Cores supported on Raft Foundations.

It is considered that the ground floor of the Hotel and Convention Centre will be

+300mm above the top level of the adjacent arterial road Centre. This is shown in

annexure 1, Sketch 1.

34.1 Average sub-soil profile

SUB SOILSTRATIFICATION:

The subsoil are of medium to good quality. The sub soil is characterized by a layer of

stiff to very stiff silty clay at top. Underlying the above hard silty clay/ clayey silt layer is

encountered followed by weathered rock layers and that continues upto the terminating

depthof Bore holes.

(Bore holes 04, 09 & 07 considered.)

Stratum Description Average

Thickness

Range of

Field

Value

“n”

IS

Classification

I. The Soil in this layer is

characterized by stiff to very stiff,

brownish grey, silty clay with

kankars. Calcareous nodules have

been observed in this layer.

3.5 m 15 CH

II. The soil in this layer is

characterized by hard, light

yellow/reddish brown/grayish

yellow/brownish grey, silty

clay/clayey silt with morrum and

steel grey patches. Kankars and

siltstone have been observed in this

layer.

15.0 m 88 CI

34.2. DESIGN LOADS (OTHER THAN EARTHQUAKE LOADS)

IS Code Description

IS 875(Part 1): 1987 Dead Loads – Unit Weight of Building Material

and Stored Material

IS 875(Part 2): 1987 Imposed Loads

IS 875(Part 3): 1987 Wind Loads

34.3. DESIGN FOR EARTHQUAKE RESISTANCE

IS Code Description

IS 1893:2002 Criteria for earthquake resistance design of

structures.

IS 4326: 1993 Earthquake Resistant Design and

Construction of Buildings – Code of Practice

IS 13920: 1993 Ductile Detailing of Reinforced Concrete

Structures subjected to Seismic Forces –

Code of Practice.

34.4. DESIGN OF CONCRETE ELEMENTS

IS Code Description

IS 456: 2000 Plain and Reinforced Concrete - Code of

practice

SP 16

Structural use of concrete. Design charts for

singly reinforced beams, doubly reinforced

beams and columns.

SP 34 Handbook on concrete reinforcement &

detailing.

IS 1904

Indian standard Code of practice for design &

construction foundations in soil: General

requirements.

34.5. Strength Requirement of Concrete

For controlled concrete, the mix shall be so designed as per provisions of I.S. Code

--------------------------------------------------------------------------------------------------------

TABLE – 1

--------------------------------------------------------------------------------------------------------

Grade of Concrete Compressive Works test strength

in N/Sq.mm on 150mm cubes

after testing conducted.

--------------------------------------------------------

Min at 7 days Min at 28 days

----------------------------------------------------------------------------------------------------------

M10 7 10

M15 10 15

M20 13.5 20

M25 17 25

M30 20 30

M35 23.5 35

M40 27 40

M45 30 45

M50 33.5 50

--------------------------------------------------------------------------------------------

Note: In all cases, the 28 days compressive strength specified in Table-1 shall alone be

the criterion for acceptance or rejection of the concrete.

Where the strength of a concrete mix, as indicated by tests, lies in between the strength

for any two grades specified in table-1, such concrete shall be classified for all purposes

as a contract belonging to the lower of the two grades between which its strength lies.

The concrete to be made in grades denoting characteristic compressive strength or

appropriate mix design procedure.

34.6 DESIGN OF STEEL STRUCTURAL ELEMENTS

IS Code Description

IS 800:1984 Code of practice for general construction in

Steel.

35. Design Parameters

35.1 Materials of Construction

Concrete

The minimum grade of concrete in all RCC structural members shall be

For Raft Foundation - M 30

For Columns and walls - M 25/30

For beams, slabs, footings - M 25/30

Density of reinforced concrete is assumed - 2.5 Ton/Cum

Minimum cement content, water cement ratio, other cementations materials and

admixtures etc. shall conform to IS 456 : 2000 provisions for durability and strength

criteria.

Cement:

Ordinary Portland Cement ( or Portland Pozzolana cement) of grade 53 or higher

confirming to IS 8112 and IS 12269 is specified for concrete grades ranging from M25

to M40.

Different types of cement shall not be mixed together. In case more than one type of

cement is used in any work, a record shall be kept showing the location and the types of

cement used.

Supply:

The cement shall be packed in jute sacking bags conforming to IS:2580, double

hessian bituminized (CRI type) or woven HDPE conforming to IS:11653. Woven

polypropylene conforming to IS:11653, jute synthetic union conforming to IS:12174, or

any other approved composite bags, bearing the manufacturer’s name or his registered

trade mark if any, and grade and type of cement.

Stacking and Storage:

Cement in bags shall be stored and stacked in a shed which is dry, leak proof and as

moisture proof as possible. Flooring of the shed shall consist of the two layers of dry

bricks laid on well consolidated earth to avoid contact of cement bags with the floor.

Stacking shall be done about 150 to 200 mm clear above the floor using wooden

planks. Cement bags shall be stacked at least 450mm clear off the walls and in rows of

two bags leaving in a space of at least 600mm between two consecutive rows. In each

row the cement bags shall be kept close together so as to reduce air circulation.

Stacking shall not be more than 10 bags high to avoid lumping under pressure. In

stacks more than 8 bags high, the cement bags shall be arranged in header and

stretcher fashion i.e. alternately lengthwise and crosswise so as to tie the sacks

together and minimize the danger of toppling over.

Different types of cement shall be stacked and stored separately.

Cement bags shall be stacked in a manner to facilitate their removal and use in the

order in which they are received.

For extra safety during monsoon, or when cement is expected to be stored for an

unusually long period, each stack shall be completely enclosed by a water proofing

membrane, such as polyethylene, which shall cover the top of the stack. Care shall be

taken to see that the water proofing membrane is not damaged at any time during use.

Storage of cement at the work site shall be at the contractor’s expense and risk. Any

damage occurring to cement due to faulty storage in contractor’s shed or on account of

negligence on his part shall be the liability of the contractor.

Aggregates:

The sizes of coarse aggregates confirm to IS 383. Nominal maximum size of coarse

aggregate be 20 mm, suitably graded as per the requirement of mix design

The fine aggregates confirm to the specifications of IS 515.

Aggregate most of which passes through 4.75mm IS sieve is known as fine aggregate.

Fine aggregate shall consist of natural sand, crushed stone sand or crushed gravel

sand stone dust or marble dust, fly ash and Surkhi (crushed brick and cinder)

conforming to IS:515. It shall be hard, durable, chemically inert, clean and free from

adherent coatings, organic matter etc. and shall not contain any appreciable amount of

clay balls or pallets and harmful impurities e.g. iron pyrites, alkalis, salts, coal, mica,

shale or similar laminated materials in such form or in such quantities as to cause

corrosion of metal or affect adversely the hardening, the strength, the durability or the

appearance of mortar, plaster or concrete. The sum of the percentage of all deleterious

material shall not exceed 5% . Fine aggregate must be checked for organic impurities

such as decayed vegetation humps, coal dust etc. in accordance with the procedure

prescribed in IS Code.

Silt Content : The maximum quantity of silt in sand as determined by the method

prescribed in IS Code shall not exceed 3 %.

Fine aggregate containing more than allowable percentage of silt shall be washed so as

to bring the silt content within allowable limits for which nothing extra shall be paid.

Grading :

On the basis of particle size, fine aggregate is graded into four zones. The grading

when determined in accordance with the procedure prescribed in IS Code shall be

within the limits given in table 1 below. Where the grading falls outside the limits of any

particular grading zone of sieves, other than 600 micron IS sieve, by a total amount not

exceeding 5 per cent, it shall be regarded as falling within that grading zone.

TABLE - I

IS Sieve Percentage passing for

Designation ______________________________________________

Grading Grading Grading Grading

Zone-I Zone-II Zone-III Zone-IV

______________________________________________________________

10mm 100 100 100 100

4.75mm 90-100 90-100 90-100 95-100

2.36mm 60-95 75-100 85-100 95-100

1.18mm 30.70 55-90 75-100 90-100

600 microns 15-34 35-59 60-79 80-100

300 microns 5-20 8-30 12.40 15-50

150 microns 0-10 0-10 0-10 0-15

Note-1: For manufactured sand, the permissible limit on 150 micron sieve is increased

to 20 per cent. This does not affect the 5 per cent allowance permitted as above for

applying to other sieves.

Note-2: Allowance of 5% permitted as above can be split up , for example it

could be 1% on each of three sieves and 2% on another or 4% on one sieve and 1%

on another.

Note-3: Fine aggregate conforming to Grading Zone IV shall not be used in

reinforced cement concrete unless tests have been make to ascertain the suitability of

proposed mix proportions.

Note-4: Sand requiring use for mortar for plaster work shall conform to IS:1542 and for

masonry work shall conform to IS:2116.

Type and grading of fine aggregate to be used shall be specified. It shall be coarse

sand, fine sand, manufactured sand or marble dust, fly ash and surkhi. Use of sea

sand shall not be allowed, unless otherwise specified.

(a) Coarse sand shall be either river sand or pit sand or a combination of the two.

Badarpur sand available in Delhi generally falls in category of pit sand. It shall be

clean, sharp, angular, and gritty to touch and composed of hard silicious material.

Its grading shall fall within the limits of grading zone -I, II, III of Table-1.

(b) Fine sand shall be either river sand or pit sand or a combination of the two. Its

grading shall fall within the limits of Grading Zone IV of Table-1. As a guideline,

fine sand conforming to grading Zone IV can be generally obtained in Delhi by

mixing one part of Badarpur sand and two parts of Jamuna Sand (by volume).

(c) Stone dust shall be obtained by crushing hard stones or gravel. Its grading shall

fall within the limits of grading Zone-I, II or III of Table-1.

(d) Marble dust shall be obtained by crushing marble. Its grading shall

fall within the limits of Grading Zone IV of Table 1.

(e) Sand for Masonry Mortar and for Plaster

Sand shall consist of natural sand, crushed stone sand or crushed gravel sand

or a combination of any of these. Sand shall be hard, durable, clean and free

from adherent coatings and organic matter and shall not contain the amount of

clay, silt and fine dust more than specified as under.

Deleterious Material: Sand shall not contain any harmful impurities such as iron,

pyrites, alkalis, salts, coal or other organic impurities, mica, shale or similar laminated

materials, soft fragments, sea shale in such form or in such quantities as to affect

adversely the hardening, strength or durability of the mortar.

The maximum quantities of clay, fine silt, fine dust and organic impurities in the sand

shall not exceed the following limits.

1. Clay, fine silt and fine dust when determined in accordance with

IS:2386(Part-II).

In natural sand or crushed gravel Not more than 5%

sand and crushed stone sand by mass

2. Organic impurities when determined Colour of the liquid shall be

in accordance with IS:2386 (Part-II) lighter than that indicated by

the standard specified in

IS:2386 (Part-II).

Grading of sand for use in masonry mortar shall be conforming to IS:2116 (Table-2 -

below).

Grading of sand for use in Plaster shall be conforming to IS:1542 (Table-3 below).

TABLE – 2

Grading of sand for use in masonry mortar as per IS:2116

_____________________________________________________________

IS Sieve Percentage passing Ref. to method of

Designation by mass Test

________________________________________________________________

4.75mm 100

2.36mm 90-100 IS:2386 (Part-I)

1.18mm 70-100

600 microns 40-100

300 microns 5-70

150 microns 0-15

________________________________________________________________

TABLE - 3

Grading of sand for use in plaster as per IS:1542

_____________________________________________________________

IS Sieve Designation Percentage passing

_______________________________________________________________

10mm 100

4.75mm 95-100

2.36mm 95-100

1.18mm 90-100

600 microns 80-100

300 microns 20-65

150 microns 0-50

_______________________________________________________________

Note: For crushed stone sands, the permissible limit on 150 micron IS Sieve is

increased to 20%. This does not affect the 5 % allowance IS:2386 (Part-I).

Bulking: Fine aggregate, when dry or saturated, has almost the same volume but

dampness causes increase in volume. In case fine aggregate is damp at the time of

proportioning the ingredients of mortar or concrete, its quantity shall be increased

suitably to allow for bulkage, which shall be determined by the method prescribed in IS

Code. Table-4 gives the relation between moisture content and percentage of bulking

for guidance only.

TABLE - 4

__________________________________________________________________

Moisture content % age Bulking % age by volume

__________________________________________________________________

2 15

3 20

4 25

5 30

__________________________________________________________________

Stacking: Fine aggregate shall be so stacked as to prevent dust and foreign matter

getting mixed up with it as far as practically possible.

Coarse Aggregate

General:

Aggregate most of which is retained on 4.75 mm IS Sieve and contains only as

much fine material as is permitted in IS 383 for various sizes and grading is known as

coarse aggregate. Coarse aggregate shall be specified as stone aggregate, gravel or

brick aggregate and it shall be obtained from approved/authorized sources.

(a) Stone Aggregate : It shall consist of naturally occurring (uncrushed, crushed or

broken) stones. It shall be hard, strong, dense, durable and clean. It shall be free

from veins, adherent coatings, injurious amounts of disintegrated pieces, alkali,

vegetable matter and other deleterious substances. It shall be roughly cubical in

shape. Flaky and elongated pieces shall be avoided. It shall conform to IS : 383

unless otherwise specified.

(b) Deleterious Material :- Coarse aggregate shall not contain any deleterious material,

such as pyrites, coal , lignite, mica, shale or similar laminated material, clay, alkali, soft

fragments, sea shells and organic impurities in such quantity as to affect the strength or

durability of the concrete. Coarse aggregate to be used for reinforced cement concrete

shall not contain any material liable to attack the steel reinforcement. Aggregates

which are chemically reactive with alkalis of cement shall not be used. The maximum

quantity of deleterious material shall not be more than five per cent of the weight of

coarse aggregate when determined in accordance with IS :2386 Part II.

Size and Grading

Stone aggregate and gravel. It shall be either graded or single sized as specified.

Nominal size and grading shall be as under:-

Nominal sizes of graded stone aggregate or gravel shall be 40,20,16 or 12.5 mm as

specified. For any one of the nominal sizes, the proportion of other sizes as

determined shall be in accordance with Table 1.

Table 1

Graded Stone Aggregate or Gravel

------------------------------------------------------------------------------------------------------------

IS Sieve Percentage passing (by weight) for nominal size of

Designation 40mm 20mm 16mm 12.5 mm

------------------------------------------------------------------------------------------------------------

75mm 100 .... .... ....

37.5mm 95 to 100 100 .... ....

19 mm 30 to 70 95 to 100 100 100

16 mm .... .... 90 to 100 ....

11.2 mm .... .... .... 90 to 100

9.5mm 10 to 35 25 to 55 30to 70 40 to 85

4.75mm 0 to 5 0 to 10 0 to 10 0 to 10

2.36 mm ... ... ... ...

------------------------------------------------------------------------------------------------------------

Nominal sizes of single sized stone aggregate or gravel shall be 63,

40,20,16,12.5 or 10 mm as specified. For any one of the nominal sizes the proportion

of other sizes as determined by the method prescribed above shall be in accordance

with Table 2.

Table - 2

Single Sized (Ungraded) Stone Aggregate or Gravel

------------------------------------------------------------------------------------------------------------

Is Sieve Percentage passing (by weight) for nominal size of

Designation ----------------------------------------------------------------------------------------

63 mm 40 mm 20 mm 16mm 12.5mm 10mm

------------------------------------------------------------------------------------------------------------

75 mm 100 ........ .... ..... .... …..

63 mm 85-100 100 .... .... .... ....

37.5 mm 0-30 85-100 100 100 .... ....

19mm .... 0-20 85-100 100 .... ....

16 mm .... .... …. 85-100 100 ....

11.2 mm .... .... .... .... 85-100 100

9.5 mm .... 0-5 0-20 0-30 0-45 85-100

4.75 mm ... ... 0-5 0-5 0-10 0-20

2.36 mm .... .... .... .... .... 0-5

------------------------------------------------------------------------------------------------------------

When stone aggregate or gravel brought to site is single sized (ungraded), if shall be

mixed with single sizes aggregate of different sizes in the proportion to be determined

by filed tests to obtain graded aggregate of specified nominal size. For the required

nominal size, the proportion of other sizes in mixed aggregate as determined by method

shall be in accordance with Table 1.

Stacking: Aggregate shall be stacked on a hard, dry and level patch of ground. When

stack piling, the aggregate shall not form pyramids resulting in segregation of different

sized materials. It shall be stacked separately according to nominal size of coarse

aggregates. Stacking shall be done in regular stacks, of height not exceeding 100 cm.

Testing: Coarse aggregate shall be tested for the followings (as per IS : 2386)

(a) Determination of particle size and shape

(b) Estimation of organic impurities (as per IS 2386-Part II)

(c) Surface moisture

(d) Determination of 10% fine val

Admixtures : When required, admixtures of approved quality shall be mixed with

concrete, as specified. The admixtures shall conform to IS : 9103

Water:

Mixing water shall confirm to IS 456:2000.

Water used for mixing and curing shall be clean and free from injurious quantities of

alkalis, acids, oils, salts, sugar, organic materials, vegetable growth or other substances

that may be deleterious to bricks, stone concrete or steel. Potable water is generally

considered satisfactory for mixing. The Ph value of water shall generally be not less

than 6. The following concentrations represent the maximum permissible values (of

deleterious materials in water).

a) Limits of Acidity: To neutralize 200ml sample of water, using phenolphthalein as an

indicator, it should not require more than 2 ml of 0.1 normal NaOH. The details of

test shall be as given in IS:3025.

b) Limits of Alkalinity: To neutralize 200ml sample of water, using methyl orange

as on indicator, it should not require more than 20 ml of 0.1 normal HCI. The

details of tests shall be as given in IS:3025.

c) Percentage of Solids: Maximum permissible limits of solids when tests in

accordance with IS:3025 shall be as under.

Organic 200 mg/litre

Inorganic 3000 mg/litre

Sulphates 500 mg/litre

Chlorides 1000 mg/litre for RCC work and

2000 mg/litre for other items of work.

Suspended matter 2000 mg/litre

Water found satisfactory for mixing is also suitable for curing. However, water used for

curing shall not produce any objectionable stain or unsightly deposit on the surface.

The presence of tannic acid or iron compounds in the water meant for curing is

objectionable.

Sea water shall not be used for mixing or curing.

Water from each source shall be tested before the commencement of the work and

there-after once in every three months till the completion of the work. In case of ground

water, testing shall also be done for different points of drawdown. Water from each

source shall be got tested during the dry season before monsoon and again after

monsoon. Water from municipal source need be got tested only once in six months.

35.2. Reinforcement

High yield strength deformed bars Fe 500 conforming to IS 1786 shall be used.

Loading Parameters

Self-Weights

Self –weight of the structural members will be considered on the basis of

IS : 875 Part-I.

Dead loads (unit weight

adopted)

Density of Earth

1.80 T/M3

Density of water

1.00 T/ M3

Density of Plain cement

concrete

2.40 T/M3

Density of reinforced cement

concrete

2.50 T/M3

Density of Floor finish

2.40 T/M3

Density of Brick masonry

1.90 T/M3

35.3. Imposed Gravity loads on floors

Imposed loads will be considered on the basis of IS: 875 Part-2

Imposed (live)

loads

Roof loads Accessible 0.15 T/m2

Non-accessible 0.075T/m2

Floor loads • Basement Level :-

Plant room- 0.5 T/M2

• Ground Floor

Lobby, stair- 0.3 T/M2

Convention BOH 0.5 T/M2

Convention Kitchen 0.3 T/M2

Toilet - 0.2 T/M2

• First and Second Floor

Hotel BOH - 0.5 T/M2

Lobby, Gallery, Stair- 0.3 T/M2

Toilets- 0.2 T/M2

• Third Floor

Restaurants, Food Court- 0.4 T/M2

Lobby, Stair- 0.3T/M2

Kitchen- 0.3 T/M2

Toilets- 0.2 T/M2

• Fourth Floor

Service floor - 0.5 T/M2

• Fifth to Eleventh Floor

Guest room - 0.2 T/M2

Lobby, Stair- 0.3T/M2

Kitchen- 0.3 T/M2

Toilets- 0.2 T/M2

36. Materials

The Diameter and weight of steel should be as per IS 1786-1985

S.no

Diameter of

Rod

Sectional weight in kilogram per

running meter both for M.S. and

HYSD steel.

1 6 millimeters 0.22
















Cutting, Bending and Binding of Reinforcement:

Ø Reinforcing steel shall conform accurately to the dimensions given in the bar

bending schedules shown on relevant drawings

Ø Bars shall be bent cold to the specified shape and dimensions by a bar bender

by hand or power to attain proper radii of bends as shown in drawings or as directed by

the Engineer - in – charge

Ø Bars shall not be bent or straightened in a manner that will injure the material

Ø Bars bent during the transport or handing shall be straightened before being

used on work, they shall not be heated to facilitate bending

Ø "U" hooks shall invariably be provided at the end of each bar, if specified in Drawing

or ordered by the Engineer. The radius of the bend shall not be less than twice the

diameter of round bar and the length of the straight part of the bar beyond the end of the

curve shall be at least four times the diameter of the round bar. in the case of bars

which are not round and in the case of deformed bars the diameter shall be taken as the

diameter of a circle having an equivalent effective area.

Ø The hook shall be suitably encased to prevent any splitting of the concrete

Placing of Reinforcement

Ø Before the reinforcement is placed, the surface of the bars and the surface of any

metal bar supports shall be cleaned of the rust, loose mill scale, dirt, grease and other

objectionable foreign substances

Ø All reinforcing bars shall be securely held in position during placing of concrete by

annealed binding wire, and by using stays blocks or metal chairs, spacers, metal

hangers, supporting wires or other approved devices at sufficiently close inter vales

Ø Wire for binding reinforcement shall be soft and annealed mild steel of 16 S W G

and shall conform to IS : 280 - 1978.Binding wire s hall have tensile strength of not

less than 5600 Kg/Cm2, and yield point of not less than 3850 Kg/Cm2

Ø Bars shall not be allowed to sag between supports. They shall not be displaced

during concreting or any other operation over the work.

Ø The contractor shall also ensure that there is no disturbance caused to the

reinforcement bars already placed in concrete

Ø All devices used for positioning shall be of non-corrodible material. Metal supports

shall not extent to the surface of the concrete except where shown on the drawing

pieces of broken stone or brick and wooden blocks shall not be used. Where portions of

such supports will be exposed on concrete surfaces designated to receive F2 or F3

finish, the exposed portion of support shall be galvanized or coated with other corrosion

resistant material without which the concreting will not be permitted. Such supports shall

not be exposed on surfaces designated to received F4 finish unless otherwise shown on

the drawings

Ø Placing of layers of freshly laid concrete as work progress for adjusting bar spacing

shall not be allowed.

Ø Layers of bars shall be separated by spacer bars, pre-cast, blocks or other approved

devices.

Ø Reinforcement after being placed in position shall be maintained in a clean condition

until completely embedded in concrete. Special care shall be taken to prevent any

displacement of reinforcement in concrete already placed.

Ø To protect reinforcement from corrosion, concrete cover shall be provided as

indicated on the drawings. All bars protruding from concrete and to which are likely to

be exposed for an indefinite period shall be protected by thick coast of neat cement

grout

Ø Bars crossing each other, where required, shall be secured by binding wire

(annealed) of size not less than 1 mm dia and conforming to IS.280-1978 in such a

manner that they do not slip over each at the time of fixing and concreting

Ø As far as possible, bars of full length shall be used. In case this is not possible,

overlapping of bars shall be done as directed by Engineer - in - charge. When

practicable, overlapping bars shall not touch each other, but be kept apart by 25 mm or

1 1/4 times the maximum size of the coarse aggregate whichever is greater, by

concrete between them. Where not feasible , overlapping bars shall be bound with

annealed steel wire, not less than 1 mm thickness twisted tight. The overlaps shall be

staggered for different bars and located at points, along the span where neither shear

not bending moment is maximum

Ø The minimum allowable clearance between parallel round bars shall not be less than

11/2 times the dia meter of the larger bars shall not be less than twice the side

dimensions of the larger bars 1 1/2 times, the maximum size aggregate which ever is

greater.

Ø Dissimilar diameter rods should not be joined together

Splicing

Ø Where it is necessary to splice reinforcement the splices shall be made by lapping,

by welding or by mechanical means.

Ø When permitted or specified on the drawings, joints of reinforcement bards shall be

butt welded so as to transmit their full strength. Welding of bars shall be done as

directed by the Engineer- in-charge and conforming with requirements of clause.11.4

of IS. 456-1978.

Ø If it is proposed to use welded splices in reinforcing bars, the equipment, the material

and all welding and testing procedures shall be subject to the approval of the

Engineer - in - charge. The contractor shall also carryout test welds as required by

the Engineer in-charge.

Ø For welded splices for reinforcing bars conforming to IS.1786-1985, welding shall be

done in accordance with IS: 9417-1979. For reinforcing bars conforming to IS:432

(part-1)-1982 welding shall be done in accordance with IS:2715-1979.Electrodes for

manual metal are welding shall conform IS:814(part-I)-1974 and IS:815 (part-II)-

1974.Mild steel filler rods of Oxy-acetylene welding shall conform to IS:1278-1972

provided they are capable of giving as minimum butt weld tensile strength of 41

Kg/mm2

Ø Only electric are welding using process which excludes air from the molten metal and

conforms to any or all other special provisional for the work shall be accepted.

Suitable means shall be ensured that no voids are left in welding and when welding is

done in two or three steps. Previous surfaces shall be cleared well. Ends of bars shall

be cleaned of all Iron, scale, gust, grease, paint and other foreign matter before

welding.

Ø Reinforcing bars 28mm in dia meter and larger may be connected by but welding

provided the lapped splices will be permitted if found to be more practical than butt

welding and if lapping does not encroach on cover limitation or hinder concrete or

reinforcement placing.

Ø Reinforcing bars 25mm in dia meter and less may be either, lapped or Butt-welded,

which ever is the most practicable.

Ø Butt welding of reinforcing bars shall be performed either by the gas pressure of flash

pressure welding process or by the electric are methods under cover from weather.

Ø Welded pieces of reinforcement shall be tested at the rate of 0.5% of total number of

joints welded. Specimen shall be taken from the actual site of work. Strength of the

weld provided shall be at least 25% higher then the strength of bar.

Ø Welded joints of splices shall preferably be located at points where steel will not be

subject to more than 75% of the maximum permissible stresses and welds so

staggered that at any section not more than 20% of rods are welded. Approval of

such additional splices will generally be restricted to splices not closer than 8 meters

in horizontal bars of 4 meters in vertical bars measures between mid point of laps.

Coupling of Bars

Wherever indicated on the drawings or desired by the Engineer to use mechanical

couplings for reinforcing bars, bars shall be joined by couplings which shall have a cross

section sufficient to transmit the full strength of bars. The end of bars that are joined by

couplings shall be for sufficient length, so that the effective cross-section of the base of

threads is not less than the normal cross-section of the bar. The threads shall be

standard whit-worth threads. Steel for couplings shall conform to IS.226.

Care of Placed Reinforcement and concrete

Where reinforcement bars are bent a side at construction joints and after wards bent

back into their original position, care shall be taken to ensure that at no time the radius

of the bend is less than 6 x diameter for deformed bars and 4 x diameter for plain mild

steel bars. Care shall also be taken, when bending such, bars to ensure that the

concrete around the bars is not damaged.

37. Form Work (Centering & Shuttering)

Form work: Form work shall include all temporary or permanent forms or moulds

required for forming the concrete which is cast -in-situ, together with all temporary

construction required for their support.

Design & Tolerance in Construction

Form work shall be designed and constructed to the shapes, lines and dimensions

shown on the drawings with the tolerances given below.

a. Deviation from specified dimensions of cross

section of columns and beams + 12 mm

b. Deviation from dimensions of footings + 12 mm

i Dimension in plan + 50 mm

ii Eccentricity in plan

0.02 times the width of the footings in the

direction of deviation but not more than 50 mm

iii Thickness

+ 0.05 times the specified thickness.

(Note - Tolerance apply to concrete dimensions only, and not to positioning of vertical

steel or dowels.)

General Requirement: It shall be strong enough to withstand the dead and live loads

and forces caused by ramming and vibrations of concrete and other incidental loads,

imposed upon it during and after casting of concrete. It shall be made sufficiently rigid

by using adequate number of ties and braces, screw jacks or hard board wedges where

required shall be provided to make up any settlement in the form work either before or

during the placing of concrete.

Forms shall be so constructed as to be removable in sections in the desired sequence,

without damaging the surface of concrete disturbing other sections. Care shall be

taken to see that no piece is keyed into the concrete.

Material for Form Work

a) Propping and centering

All propping and centering should be either of steel tubes with extension pieces or built

up sections of rolled steel.

b) Centering/Staging

Staging should be as designed with required extension pieces as approved by

Engineer-in-Charge to ensure proper slopes, as per design for slabs/ beams etc. and a

spear levels as shown in drawings. All the staging to be either to Tubular steel

structure with adequate bracings as approved or made of built up structural sections

made from rolled structural steel sections.

c) In case of structures with two or more floors, the weight of concrete, centering

and shuttering of any upper floor being cast shall be suitably supported on one floor

below the top most floor already cast.

d) Form work and concreting of upper floor shall not be done until concrete of lower

floor has set at least for 14 days.

Shuttering: Shuttering used shall be of sufficient stiffness to avoid excessive deflection

and joints shall be tightly butted to avoid leakage of slurry. If required, rubberized lining

of material as approved by the Engineer-in-charge shall be provided in the joints. Steel

shuttering used for concreting should be sufficiently stiffened. The steel shuttering

should also be properly repaired before use and properly cleaned to avoid stains, honey

combing, seepage of slurry through joints etc.

(a) Runner joists RSJ, MS Channel or any other suitable section of the required size

shall be used as runners

(b) Assembly of beam head over props. Beam head is an adopter that fits snugly on

the head plates of props to provide wider support under beam bottoms.

Form work shall be properly designed for self weight, weight of reinforcement,

weight of fresh concrete, and in addition, the various live loads likely to be imposed

during the construction process (such as workmen, materials and equipment). In case

the height of centering exceeds 3.50 metres, the prop may be provided in multi-stages.

Camber : Suitable camber shall be provided in horizontal members of structure,

especially in cantilever spans to counteract the effect of deflection. The form work shall

be so assembled as to provide for camber. The camber for beams and slabs shall be

4mm per meter (1 to 250) or as directed by the Engineer-in-Charge, so as to offset the

subsequent deflection. For cantilevers the camber at free end shall be 1/50th of the

projected length or as directed by the Engineer-in-Charge.

38. Wind loads

Wind loads will be calculated in accordance with IS 875: Part 3.

Design wind speed

321kkkVV

bZ×××=

Vb Basic wind velocity for Raipur = 39 m/s

k1 Risk coefficient for all general buildings = 1.00

(For a design life of 50 years)

k2 Terrain category 3, class C, = 1.14

k3 Topography factor = 1.00

Based on the above,

Design wind speed (VZ) = 44.46 m/s

Design wind pressure 26.0

ZZVP ×= =1186 N/m2

Further to Design Wind Pressure (PZ) appropriate pressure coefficient will be used as

applicable.

Seismic Loads

The seismic load calculations will be carried out in accordance with IS:1893:2002.

As per this code the designated zone for Raipur is, zone II with zone factor Z = 0.1

The Design Base Shear is given by Vb = Z / 2 X I / R X Sa / g X W

The importance factor I is considered as 1.5 for Convention Centre and considered as

1 for Hotel block

The response reduction factor R is considered as 4, as the structure is proposed with

Ordinary Shear Wall with Special Moment Resisting Frames.

Sa / g is the avg. response acceleration coefficient spectrum value for the structure

which is the function of the fundamental time period of vibration of the structure and the

type of the founding soil.

W is the Seismic Weight of the building, which will be calculated in accordance with the

relevant clause in the IS 1893 :2002

Since the structure is a R.C.C. structure, a damping value of 5% is considered

39. Proposed Approach of Structural Analysis

The Building can be divided into two parts:

• Low rise large span (30.0m). convention centre consists of M.S. Lattice girders

with M.S. profiled deck sheet with concrete on top.

• Hotel block with normal R.C.C. frame structure.

The building is planned as a dual system consisting of R.C.C columns and lift cores

and beam framed structure. After preliminary sizing of various structural members, a

computer model of the structural frame of the building will be generated for carrying out

computer analysis for the effects of vertical and lateral load that are likely to be imposed

on the structure.

The main building structures will be analyzed using E-TABS .

Geometrical dimensions, member properties and member-node connectivity, including

eccentricities will be modeled in the E-TABS.

Wind load derivations will be carried out using coefficients/ factors in accordance with

the relevant codes.

The seismic analysis would be carried out for both static and dynamic loading

(if required) in accordance with the relevant code of practice.

The permissible values of the load factors and stresses will be utilized within the

purview of the Indian standards.

The computer analysis will evaluate individual internal member forces, reactions at

foundation level and deflection pattern of the entire structure and in the individual

members.

This data will then be used to verify adequacy of the member sizes adopted and after

further iterations arrive at the most appropriate design of the structural members, Some

re-runs of the analysis program might be required for arriving at the optimum structural

space frame characteristics to satisfy the strength and stability criteria in all respects.

40. Proposed specifics of the modeling technique

Following are main points considered for the modeling in 3D analysis of the structure –

• The walls would be modeled as shell elements and defined as piers for

facilitation of design data.

• All slabs would be modeled at the floor level as shell elements. Sunken areas

would not be off-set, only additional load would be applied as per the sinking.

• All beams would be modeled at the floor level. No. offsets would be provided for

inverted beams.

Walls:-

• External wall :

• 200 mm Brick Wal

• 15mm inside plaster

• 12 mm outside plaster.

• Internal wall :-

• Guest floor:

• Brick partition wall

• Lower floor

• Selected toilet wall as BKW

• 15mm plaster on both side.

41. Design of Structural Elements

For the design of R.C.C. elements, the Limit State Method will be used as per IS 456-

2000.

Materials of construction will be predominantly concrete with consideration for strength

and durability. Minimum grade of concrete in M25.

Ductile detailing norms will be adopted to make the building earthquake resistant in

accordance with IS:13920:1993

Covers to reinforcement shall be in accordance with IS: 456:2000 corresponding to

moderate exposure conditions for the super-structure and the sub-structure.

Clear minimum cover

provided in

Footing 50MM

Column 40 MM

Beams 25 MM

Slab 20 MM

Walls 30 MM

42. Foundations :

Considering the column loads, Sub-soil parameters & recommendation of Geotechnical

report, Buoyancy raft foundation shall be adopted with a net bearing capacity of

19.0 T/m2.

43. Other Data:

Specific requirements of floor and wall cutouts for services, sinking of floors in services,

kitchen and toilet areas, porch and external architectural features will be provided as

required by Architects and service Consultants. The relevant information will be

obtained from them in the form of drawings.

Lift loads and lift machine room equipment and cutout layouts will be obtained from the

lift manufacturers.

PPAARRTT –– HH

MEP Concept

Centralized System

PPAARRTT –– II

Project Implementation Schedule


44. Component wise analysis

S.no Description of Work % of work Estimated

In total estimated value of

Project

1 Civil Work

a) Earth Work 0.77

b) Concrete 14.53

c) Brick Work 4.56

d) Miscellaneous 4.53

Sub total 24.39

2 Plumbing Works

a) Water supply system, Rainwater

Harvesting, Water treatment plant etc

3.09

b) STP, Drainage disposal, Strom

water disposal system

2.72

c) Fire hydrant systems & Fire alarm

system

2.93

Sub total 8.74

3 Electrical Works

a) Electrical HT works 6.30

b) Electrical LT works 2.65

c) Interior Electrical fittings 3.86

Sub Total 12.81

4 Exterior & Interior Works

a) Flooring 9.13

b) Glazing 2.81

c) Exterior finishing’s 2.59

d) Furniture and other Fixtures 21.95

Sub total 36.48

5 HVAC 9.93

6 Plant & Machinery

a) Lifts 2.14

b) Kitchen Equipment 3.90

c) Computers and Software 1.61

Sub Total 7.65

TOTAL 100


45. Construction Program

The sequence of construction is programmed in stages so as to complete the

Convention Centre in 14 months and the Star Hotel of 100 rooms in 23 months. All

parallel activities for the infrastructure development and services are identified and

taken up simultaneously for achieving the target in shortest possible time.

For monitoring the project program & progress, Construction management

techniques such as BAR charts and Mile stones are prepared and enclosed


PPAARRTT –– JJ

Financial Report


Financial Projection Disclaimer:

The financial projections that appear in this DPR are estimated revenues,

expenses, and cash flow, which are based on research and the assumptions.

They represent the best of company’s knowledge and belief. The Company's

expected revenues, expenses, and cash flow for the projected periods are

subject to the Company's ability to develop the project as per the estimated

schedule and revenue levels at the price and costs estimated. Accordingly,

these projections reflect company's estimates and its expected course of

action if such revenue levels are attained at the price and costs anticipated.

These projected financial statements should not be considered to be a

presentation to forecast future results. Accordingly, these projections may not

be useful for other purposes.

Furthermore, even if the revenue levels as well as the projected price and

costs are attained, there will usually be differences between projected and

actual results because events and circumstances frequently do not occur as

expected, and those differences may be material.

46. Financial Assessment

46.1. General

The financial analysis of the project and the financial viability has been assessed

with respect to key indicators such as Project Internal Rate of Return (IRR), Debt to

Equity and Debt Service Coverage Ratio (DSCR) etc.

Project cost estimates have been arrived at using inputs and quotations from the

various reputed consultants / Suppliers who have handled similar projects in the

past..

In calculating the Project Cost, Land Development costs, interest during

construction, financing cost and contingencies etc. have been assumed as per the

industry standards and Project Development expenses as incurred is also added to

arrive at the landed project cost. The funding of the project has been structured on

50 % debt, amounting to Rs. 121.21 crores; the balance funding is to be by way of

share capital, Rs. 121.21 crores.

46.2. Key Financial Assumptions


Ø The total area of the land is 12.36 Acres.

Ø The prevailing market value of land as Rs 25 Lacs/ Acre. However since this

is leasehold land only the initial Authorization & Development Fees as well as the

Lease Rentals during construction have been attributed to the cost of land and

amortised over the balance lease period (after a 36 month construction period) of 60

years

Ø Annual Lease Rental of 2% of 30 Years and 4% from 31st year.

Ø Authorisation Period of 60 years including construction period

Ø Construction period is estimated for 36 months/3 years from the date of

signing of Authorization Agreement.

Ø Debt Equity Ratio considered for the project is 50:50 on the cost of Fixed

Assets and at 1 : 1 on the overall project cost..

46.3 Construction Cost Assumptions

Ø The construction cost of Hotel Facility works out approximately to Rs 49.61

lakhs per key.

Ø The construction cost of Convention Facility works out approximately to Rs

27.25 crore.

Ø The construction cost of Commercial Facility works out approximately to Rs.

80.13 crore.

Ø The cost estimates are based on current price (2010-11) on which an

escalation at the rate of 5 % p.a has been assumed to arrive at the investment

requirements.

46.4 Project Cost

To arrive at the project cost, various other components apart from construction cost

like approval & sanction cost, city level impact fee to be paid, land use conversion

charges, project development cost, stamp duties and registration charges, lease

rent during construction, insurance cost to be paid by the developer, financing cost

and interest during construction have been considered.

The Landed Project Cost is estimated at Rs. 242.42 Crores (Rupees Two

Hundred Forty Two Crores and Forty Two Lacs only)


Revenue Streams

The following are the revenue streams for the developer.

Ø Revenue from Hotel Rooms

Ø Revenue from Restaurants

Ø Revenue from Convention Facility

Ø Revenue from Conference and Board Rooms

Ø Revenue from Miscellaneous Sources

46.5. Key Financial Parameters

The key financial indicators have been calculated for a period of 10 years – over the

repayment period of the Debt component - and are as given below:

Rooms

Ø Average Room Rental (ARR) has been taken at rates prevailing as on date

Rs. 4,868 per day This is the national average for 4 star Hotel rooms.

Ø Room Occupancy Percentage 1st year 51% - going up to 71% in 3rd year.

Project Overall

Ø EBITDA MARGIN WOULD NOT BE LESS THAN 18.66%

Ø DEBT EQUITY RATIO 1 : 1 (Rs. 121.21 cr Debt To Rs. 121.21 cr Share

Capital)

Ø DEBT SERVICE COVERAGE RATIO IS 1.35 times.


47. Hotel and Convention Centre Operator

VISA Urban Infra is currently under discussions with the following operators.

Proposed Operators for Hotel and Convention Centre:

Shortlisted Operators:

a.

b.


48. Project Organogram

detailed project report - state level …seiaacg.org/project_form_doc/raipur/26_vishaurban/project...

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