TECHNO-ECONOMIC FEASIBILITY REPORTPURA PROJECT IN CHATTISGARH

Sponsored by Govt. of Chhattisgarh & HUDCO

Prepared by

Prof. Rajendra PrasadDr. Virendra Kumar Vijay

Centre for rural Development and TechnologyIndian Institute of Technology DelhiIndian Institute of Technology Delhi,

Hauz Khas, New Delhi 110016

Concept of PURAConcept of PURA

Rurbanisation Vs Satellite TownsWork

WealthOrganisedIndustry Wealth Industry

Satellite town Commercial plus Consumer servicesUnorganised business

Housing

Unplannedexpansion

Main City

Housing

Highway/RailwayOrganised industry +

Commercial + Consumer services + Housing + Unorganised business

Rurban Habitat

P l dRurban habitats retain their Wealth

+ Housing + Unorganised business

Pre-plannedFor expansion Satellite towns lose theirs to the mother city

Innovation – The Ring Road + Bus service

Industry

Power

Food processing

With rail link

OfficeHospital Food processing

With rail linkto city

Telecom Hotel ShopsTelecom

School

Hotel Shops

Ring road +bus integrates all village marketsL h k i f iLarge enough a market to support a variety of services

Resultant demand gap will attract businessesThe ring becomes a virtual city!

Obj ti f PURAObjectives of PURA

Integrating rural and urban development into one schemeof composite, high quality development.

Diverting modern business from crowded cities to nearbyrural areas.

Maximizing employment, particularly for the educated.

Reversing rural-urban migration.

PURA initiatives in Chhattisgarh

Address of His Excellency President A.P.J. Abdul Kalam to Chattisgarh assemblyg y

Chief Minister takesup the idea of PURAChief Minister takesup the idea of PURA

CM d CS di th i ith P f P V I di (Chi fCM and CS discuss the issue with Prof. P.V. Indiresan (Chief architect of the PURA concept), Dr. P.S.Rana,

Prof. Rajendra Prasad and Dr. V.K.Vijay (November 2004)

Workshop on PURA at Raipur involving the state Govt SecretariesWorkshop on PURA at Raipur involving the state Govt. Secretaries and other important functionaries (21st December, 2004)

A high power committee constituted under the chairmanship of the Chief Secretarychairmanship of the Chief Secretary

Meeting of the high power committee held at Raipur on 9.02.2005

Committee proposed four places around Raipur

• Mandir Hasod• Dharsiva• Abhanpur• Kumhari

A Techno-Economic Feasibility Study to be conducted by HUDCO with the help of Indian Institute of Technology Delhi (IIT/D)

Survey of PURA Sites by IIT Teams duringy y gMarch and April

High Power Committee Meeting on 21st April to Discuss the findings of survey g y

Field Investigation continuesg

Presentation on PURA Rings by IIT ConsultantsPresentation on PURA Rings by IIT Consultants before The Committee Members on 14th July

Meeting with Investors who have proposedMeeting with Investors who have proposed their interests at IIT DELHI on 23rd July

Meeting with Principal Secretary, Rural D l H i A d E iDevelopment Housing And Environment

and Chief Secretary to discuss plan of ti 9th A taction on 9th August

Meeting of High power Committee to finalize The site on 29th Septemberp

Meeting of the Farmers 7th Nov,2005Meeting of the Farmers 7th Nov,2005Meeting of the investors 8th Nov, 2005

Informal Meeting of the subcommittee (3 times)times)

P t f d t il d f thProcurement of detailed maps of the area from Survey of India, Dehradun and

ISRO Regional Centre NagpurISRO Regional Centre, Nagpur Preliminary alignment of the ring road in

the area.the area.

Meeting of the subcommittee on 12th January, g y,2006 Final site selection & additional work

desired

Procurement of data and village khasra maps & Identification of the Government Land

Informal meeting of the sub-committee (2 times)

Analysis of the data and Realignment of the ring road

Intensive field interaction with the village –i l i NGO C ti S kiinvolving NGOs, Creating awareness, Seeking

opinion, Building relationship, Invoking peoples, Participation

Mass Meeting with the villagers, village functionaries &Govt Officials on 23rdfunctionaries &Govt. Officials on 23rd

Feb,2006

Meeting of the High Power Committee on 24th Feb,2006

Report Accepted, site Finalized action plan discussed.

GGuidelines to prepare the Techno-Economic Feasibility Report

• The topography

• Enthusiasm & response of local people in the possibledevelopment.

• As far as possible alignment of the road perimeter mayfollow existing rural road network.

• Comparatively larger villages are adjacently placed tofacilitate better local developmentfacilitate better local development.

• Location of natural water bodies like rivers in the adjacentarea.

• No National Highway /state highway is cuttingthrough the area.

• Average existing/population served in the PURA areab i d b i b 50000being catered to being about 50000 persons.

• Distance from Raipur 20 to 30 Km.

PARAMETERS

• DISTANCE FROM THE CITY CENTER• AVAILABILITY OF GOVERNMENT LANDAVAILABILITY OF GOVERNMENT LAND• CONNECTIVITY• NO. OF VILLAGES WITH MORE THAN 2000

POPULATION COVEREDPOPULATION COVERED • NO.OF VILLAGES COVERED BY PURA• AVERAGE COST OF LAND

EXISTING ORGANIZED INDUSTRIES• EXISTING ORGANIZED INDUSTRIES• WATER AVAILABILITY• PUBLIC OPINION• LAND SUITABILITY• EXISTING AMENITIES• CONSULTANT’S OPINIONCONSULTANT S OPINION

PURA RING NO: 1.2 ( ARANG )

S. Avg RemaNo.

Criterion Unit Weightage .Weightage

rk

1 Distance from the cityt

18 km 7.33 7.33 10-40kagecenter 40km.

2 Availability of governmentland

22.8% 5.3 5.3 15-30%

3 Connectivity Airport 25 km 5 0 8 0 03 Connectivity Airport 25 km 5.0 8.0 0-50km

Railways

2 km 9.4 0-35kms 35km

Roadways

1 km 9.5 0-20km

4 No of villages above 2000 14 6.0 6.0 5-gpopulation covered byPURA ring

20nos.

5 No of villages served by theparticular PURA ring

46 3.82 3.82 25-80nosparticular PURA ring 80nos.

6 Cost of land 8.5 8.5 0-10 pointscale

7 Existing organizedindustrial areas

1 0.5 0.5 0-20nos.

8 Water 5.33 2.18 3.7 5-6.5mWateravailability

table m 4

Ponds 84 5.6 50-150nos.ty

Tube-wells

61 0.314 50-400nos.

Wells 761 4 32 200Wells 761 4.32 200-1500nos.

Canals Y 10 Y-10; N-0.

River N 0 Y-10; N-0.

9 Public opinion 9.5 9.5 0-10 pointscale

10 LandS it bilit

Barren 10.39

10.39X5

-229.0

4.84 4.84 Barren +5

Suitability

sq.km.

= 51.95 7

Irrigated 60.72

60.72X-4

Irrigated –4

sq.km.

= -242.88 Un-

irrigated –1

Un 3 81 3 814XUn-irrigated

3.814sq.km.

3.814X-1= -3.814

11 Existing Educatio 62 5 4 4 36 35 80nosExistingamenities

Education

62 5.4 4.36 35-80nos.

Health 10 3.33 5-20nos.

12 Consultants opinion10

10 0-10 pointscale

TOTAL 71.89

PRIORITY OF PURA RINGSPRIORITY OF PURA RINGS

Priority No. PURA Rings Total Weightage

1. Ring I.2 ( ARANG) 71.89

2. Ring I.3 ( ARANG) 69.38

3. Ring II.1 ( ABHANPUR) 68.92

4. Ring I.4 ( ARANG) 67.98

5. Ring I.1 ( ARANG) 62.87

6. Ring III.1 ( PATAN) 60.14

7 Ri II 2 ( ABHANPUR) 58 27. Ring II.2 ( ABHANPUR) 58.2

8. Ring III.2 ( PATAN) 57.25

9. Ring IV.1 ( DHARSIWA) 56.559. Ring IV.1 ( DHARSIWA) 56.55

7 1 .9 6 9 4 6 8 98 0

P r io r i ty s h e e t o f P U R A R in g s

6 9 .4 6 8 .9 6 8 .06 2 .9 6 0 .1 5 8 .2 5 7 .3 5 6 .6

5 0

6 0

7 0

T O T A L

2 0

3 0

4 0T O T A L

W E IG H T A G E

0

1 0

RING

I.2

RING

I.3

ING

II.1

RING

I.4

RING

I.1

NG II

I.1IN

G II

.2NG

III.2

NG IV

.1Comparison of priority criterion of all PURA Sites

PURA

RI

PURA

RI

PURA

RIN

PURA

RI

PURA

RI

PURA

RIN

PURA

RIN

PURA

RIN

PURA

RIN

Comparison of priority criterion of all PURA Sites.

Summary of different areas

Site No

Name of area

Sub site No.

Length of ring road

(km)

*Area served by

PURA

Population to be

served

No. of associated

villages(km) PURA served villages1 Mandir

Hasaud (Arang)

1.1 35 km. 21000 ha 60,000 21

1.2 44 km. 26400 ha. 75,000 23(Arang)2 Abhanpur 2.1 39 km 23400 ha 70,000 27

2.2 41 km 24600 ha 71,000 22,

3 Kumhari (Patan)

3.1 33 km 19800 ha 55,000 21

3.2 31 km 18600 ha 50,000 193.2 31 km 18600 ha 50,000 19

4 Dharsiwha 4.1 40 km 24000 ha 75,000 19

*Area served = Length of road (km) x 6 km width (3km both the sides)

Final Site SelectionA meeting of the High Power of the Committee

held at Raipur on 29th September 2005 Three Sites were short listed for further consideration.

• Ring 1.2 – Arang• Ring 1.4 – Arang• Ring 2.1 – Abhanpur

• A sub Committee setupA sub Committee setup

continued…continued

Final Site Selection

To select the final site views of the peopleTo select the final site views of the peoplefrom the villages involved in the sites tobe collected A format sent to thebe collected. A format sent to theCollector, Raipur and Chief ExecutiveOfficers Zila PanchayatsOfficers, Zila Panchayats.

• IIT Team Conducted independent survey.

Final Site Selection

• Meetings of the Farmers on 7th Nov. 2005and the Investors on 8th Nov. 2005 atRaipur.

• Information analyzed based on the same theInformation analyzed based on the same theIIT Teams finally recommends the ring 1.2-Arang for PURA at RaipurArang for PURA at Raipur.

PURA RING ALIGNMENT

• A number of informal meetings of the sub-committee to consider the final sitecommittee to consider the final siteselection.

• Detailed maps of the area from the Surveyp yof India, Dehradun and the Regional Centre,ISRO, Nagpur.A li i li f h Ri d• A preliminary alignment of the Ring done.

• A formal meeting of subcommittee on 12thJanuary 2006 at RaipurJanuary, 2006 at Raipur.

• Preliminary alignment of the Ringconsideredconsidered.

PURA RING ALIGNMENT• Information regarding the availability of the govt.

land in the area.• Also the existing roads in the area• local NGOs interaction with the people in the area

to create awareness seek opinion buildto create awareness, seek opinion, buildrelationship and invoke peoples’ participation inthe program.Th Ri li d t tili th t l d• The Ring re-aligned to utilize the govt. landAlso the existing roads

Fi l RFinal Report• Meeting of the High Power

Committee on 24th Feb. 2006• Report Accepted Site Finalised

Action Plan DiscussedAction Plan Discussed

Implementation of PURAImplementation of PURAPURA Objectives:a Ensure full employment particularly for educateda. Ensure full employment, particularly for educated

youth.b. Generate high-wage employment on par withg g p y p

cities.c. Empower villages to attract investment as well as

cites docites do.d. Be bankable; become independent of government

subsidies.e. Ensure rural ambience in spite of lucrative

development.

Eight Basic Needsg• Water• Sanitation• Shelter• Power• Education• Healthcare

T t• Transport • Telecommunications. PURA empowers backward villages to fulfill allPURA empowers backward villages to fulfill all

these basic needs through ten types ofconnectivities.

Type of Connectivityyp yGovernment

Roadtions

IncreasRoadTransport

PowerInno

vat sing PrivPower

EmploymentSocial Servicesrn

men

t vate Par

Social ServicesInternet

C i lng G

over

rticipatioCommercialRecreation

ncre

asin

on

Civic SocietyIn

Basic facilities and services offered

• A ring road 30 km long, 45m wide, with energy forest upto 50 m on both sides.

• Ring road should not pass through the village but it should bypass all villages.

• Avg. floor space ratio - 0.5.

• Avg. power availability - 0.3 kw/person.

D i ki t il bilit 100lit/d /• Drinking water availability - 100lit/day/person.

• Waste disposal and recycling – within 500 m.

• No rent control

• Bus service – every 10 min

• Streets - 15m wide

• Community water, rainwater, waste disposal & energystrategies.

• Quality educational and health facilities.

• Upgradation of vocational skills, training andpg , gutilization of local manpower in undertaking the PURAconstruction and building activities on moderntechnical linestechnical lines.

• Establishment of training/production & marketingcenters for involvement of local vocationally involvedmanpower, like woodworkers, tailors, agriculturemanpower, like woodworkers, tailors, agricultureimplement, leatherwork, handicrafts etc.

• Establishment of local industries by local professionaly pcolleges like engineering / agriculture/ medical to provideguidance & help to local professional graduates and theteaching facilities to identify & setup industry as perteaching facilities to identify & setup industry as percommunity needs.

• Establish & maintain community service & shoppingEstablish & maintain community service & shoppingmalls.

• Final layout to be decided in consultation with investors.y

Issues to be tackled

1. Attracting modern business.g2. Connecting enough customers to make

services viable.services viable.3. Attracting (and retaining) human talent.4 M i PURA lf ffi i t4. Managing PURA as a self-sufficient

enterprise.5. Getting farmers to contribute land.

Farmers are repaid not by lump sum but bythe return of developed land of value atthe return of developed land of value atleast twice as much as the market price oftheir farm In addition they are guaranteedtheir farm. In addition, they are guaranteeda rent that is twice as much as the incomethey have from the farm The rent is alsothey have from the farm. The rent is alsoindexed to the price of grain.

PURA retain rural ambience in seven different waysy

a. Restricted population densityb. Low-rise buildingsc. Proximity to open fieldsd. Zero commuting to worke Local water harvesting! recyclinge. Local water harvesting! recyclingf. Local waste disposal/ recycling

i hb lig. Neighbourliness

The ring design has three featuresa. A ring road, approximately 10 km in

diameter and 30 km in circumference and linking a loop of villages.

b. Frequent and fast bus service round and round the ring road to provide urban quality connectivity to the villages on the ring road.

c. Modern businesses and services (along with residences for their employees) confined

ithi lki di t f th i dwithin walking distance of the ring road, say, no more than 500 metres away.

PURA Development Authority (PDA)• PURA Development Authority, (PDA) herein called

Authority, will be constituted by the StateG A ill h f S i lGovernment. PDA will then form a Special PurposeVehicle (SPV) sponsored by the State Government-and promoted by one or more private investors,p y p ,herein called Promoters to develop a cluster ofvillages, herein called PURA.

• The Promoters will bear in full the main cost of• The Promoters will bear in full the main cost ofdeveloping a cluster of. villages selected throughmutual agreement and according to standards

ifi d b lspecified below.• The Promoters will negotiate with farmers and

acquire/ lease all the lands needed to establishacquire/ lease all the lands needed to establishPURA.

• In their agreement with the farmers, thePromoters will guarantee a minimumincome to the farmers for ten years.

• The State Government will provide, as itscontribution, whatever government landsf ll ithi th l t d f PURAfall within the area selected for PURA.

• The State Government will use its goodffi t h l th P t i i ioffices to help the Promoters in acquiring

the land, and where considered necessary,acquire land according to standardacquire land according to standardgovernment procedures with costchargeable to the Promoters.c ge b e o e o o e s.

• The State Government will treat PURA as anon urban rural area even after it acquires anon-urban rural area even after it acquires awide range of urban amenities and exempt itfrom Urban Land Ceiling and Rent Control.g

• The State Government will establish itsoffices, schools, hospitals and other servicesas is normal in any town in the stateas is normal in any town in the state.

• In consideration of the government landcontributes and the services rendered, the,State Government will get twenty-six percent share of the voting rights of the SPV.The State Government will also have theThe State Government will also have theright to nominate one-fourth the number ofdirectors on the Board of Directors of theSPVSPV.

• The Board of Directors will elect the Chairmanand appoint the Chief Executive of the SPVand appoint the Chief Executive of the SPV.

• The Promoters will have seventy four per cent ofthe voting rights in the SPV and will share themthe voting rights in the SPV and will share themamong themselves according to mutually agreedterms.

• The seventy-four per cent shares of the Promoterswill be divided on the basis of two shares forevery square metre of land they developevery square metre of land they develop.

• The Promoters will transfer one share per squaremetre to those who buy or lease land in PURA.y

• The Promoters will be free to trade the remainingpart of their shares.

The Promoters severally and individually agree to establish,or arrange to establish urban amenities according to theor arrange to establish, urban amenities according to thefollowing minimum standards:

a. Two lanes of carriage way according to highwaystandards in arterial roads.

b. 50 metres Right to Way for arterial roads.c 15 metres width for other roads;c. 15 metres width for other roads;d. 15-minutes bus service on arterial roads.e. 5000 KW of power supply.f. Water harvesting/ recycling to ensure 100 litres per

capita per day.150 h l l th d f l tig. 150 school places per thousand of population.

h. One hospital bed and one doctor per thousand population.

The Promoters will individually and severally agree toconform to the following specifications of rural ambience.

a. Minimum 45 per cent ofPURA reserved for public use -roads, foot paths, cycle tracks, parks, schools, hospitals,government offices, water bodies, waste disposal systems,b h lt l f hi ki f iliti ttlbus shelters, places of worship, parking facilities, cattlesheds, electricity supply.

b. Not less than 5 per cent and not more than 10 per cent willbe for commercial usebe for commercial use.

c. The remainder will be for residences of which 10 per centwill offer 25 per cent of the residences and another 15 percent an additional 15per cent of the residencescent an additional 15per cent of the residences.

d. The Floor Area Ratio will not exceed 50 per cent excludingbasements in commercial buildings.

e No b ilding ill be more than 500 metres from an arteriale. No building will be more than 500 metres from an arterialroad nor farther than 500 metres from farms and fieldsboth distances measured as the crow flies.

If t ti th P t d id th• If at any time, the Promoters decide the project is unprofitable, the development l d ill b h dl d t th St tland will be handled over to the State Government and the undeveloped land will b t d t th f b th t tbe returned to the farmers both at current prices.

Recommended land use

• Roads 20%

G d l l t ti• Gardens, lawns, plantations

and recreational sites 10%

• Schools and Govt. establishment 10%

• Industry/ business 10%

• Housing 50%

Cost EstimatesS. No Activity Area/ Length Cost

(Rs crore)1 Land acquisition 3000ha 2252 Ring Road 30km 603 Service roads &

streets300ha 10

4 Water harvesting 3000ha 504 Water harvesting 3000ha 505 Sanitation and waste

disposal 3000ha 50

p6 Land scaping 3000ha 757 Electricity 10 MW 30

Total 500