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Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 1
MINISTRY OF RAILWAYS
RAIL LAND DEVELOPMENT AUTHORITY (RLDA)
Model
Request for Qualification
For
PPP Projects
PROJECT INFORMATION
MEMORANDUM
FOR
MULTIFUNCTIONAL COMPLEX
AT
PATNA SAHEB
Rail Land Development Authority
Near Safdarjung Railway Station, Moti Bagh-1
New Delhi – 110021
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 2
DISCLAIMER
This Project Information Memorandum (the “PIM”) is issued by Rail Land Development Authority (RLDA)
in pursuant to the Request for Proposal vide to provide interested parties hereof a brief overview of plot of
land (the “Site”) and related information about the prospects for development of multifunctional complex
at the Site on long term lease.
The PIM is being distributed for information purposes only and on condition that it is used for no purpose
other than participation in the tender process. The PIM is not a prospectus or offer or invitation to the
public in relation to the Site.
The PIM does not constitute a recommendation by RLDA or any other person to form a basis for
investment. While considering the Site, each bidder should make its own independent assessment and
seek its own professional, financial and legal advice. Bidders should conduct their own investigation and
analysis of the Site, the information contained in the PIM and any other information provided to, or
obtained by the Bidders or any of them or any of their respective advisers.
While the information in the PIM has been prepared in good faith, it is not and does not purport to be
comprehensive or to have been independently verified and neither RLDA nor any of its officers,
employees, advisers or consultants accept any liability or responsibility for the accuracy, reasonableness
or completeness of, or for any errors, omissions or misstatements, negligent or otherwise, relating to, or
makes any representation or warranty, express or implied, with respect to, the information contained in
the PIM or on which the PIM is based or with respect to any written or oral information made or to be
made available to any of the Bidder or its professional advisers and, so far as permitted by law and
except in the case of fraudulent misrepresentation by the party concerned, any liability therefore is hereby
expressly disclaimed.
The information contained in the PIM is selective and is subject to updating, expansion, revision and
amendment. It does not, and does not purport to, contain all the information that a Bidder may require.
Neither RLDA nor any of its advisers undertakes to provide any Bidder with access to any additional
information or to update the information in the PIM or to correct any inaccuracies therein, which may
become apparent. Each Bidder must conduct its own analysis of the information contained in the PIM and
is advised to carry out its own investigation into the prospects of developing the Site, the legislative and
regulatory regime which applies to commercial development in India, and all matters pertinent to the Site
and to seek its own professional advice on the legal, financial, regulatory and taxation consequences of
entering into any agreement or arrangement relating to the proposed Site.
The PIM is for use only by the Bidders. The PIM may not be copied, or distributed by any Bidder to third
parties (other than in confidence to that Bidder’s professional advisers) or prospective consortium
members. Under no circumstances should Bidders make contact with officers or employees of MOR
unless invited by the MOR or in accordance with the PIM.
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 3
TABLE OF CONTENTS
S.NO PARTICULARS
Patna Saheb
1.1 Patna Saheb City Profile 4
1.2 Executive Summary 5
1.3 Location On City Map and Connectivity 6
1.4 Demography 7
1.5 Rail Passenger Traffic 7
1.6 Site Location and Attributes 9
1.7 Site Layout Plan 12
1.8 Site Photographs 13
1.9 Plot Details and Area Assessment 20
1.10 Retail/Real Estate Market 20
1.11 Suggested Product Mix 22
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 4
Please refer to General PIM-Knight Frank for the Tender Process chart, Project
Potential, Guidelines on EOI and Clustering and Group Bidding on the RLDA
website.
CITY PROFILE
1.1 INTRODUCTION
Patna is the capital of the Indian state of Bihar and the second largest city in eastern India after Kolkata. Patna is also one of the oldest continuously inhabited places in the world. Ancient Patna, known as Pataliputra, was the capital of the Magadha Empire under the Haryanka, Nanda, Mauryan, Sunga, Gupta, Pala and Suri dynasties.
Pataliputra was also a seat of learning and fine arts. Its population during the Maurya period (around 300 BCE) was about 400,000. The walled old area, known locally as Patna City, is a major trading centre.
The modern city of Patna is situated on the southern bank of the Ganga. The city also straddles the rivers Sone, Gandak and Punpun. The city is approximately 25 km long and 9 km to 10 km wide.
In June 2009, the World Bank ranked Patna in second place in India, after Delhi, in terms of the ease with which a business can be started. As of 2004-2005 Patna had the highest per capita gross district domestic product in Bihar, at Rs31,441.
The Buddhist, Hindu, and Jain pilgrim centers of Vaishali, Rajgir, Nalanda, Bodhgaya, and Pawapuri are nearby and Patna is also a sacred city for Sikhs. The Sikh Guru, Guru Gobind Singh, was born here.
Patna Saheb Gurudwara Patna city
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 5
Patna City Patna Museum
1.2 EXECUTIVE SUMMARY
Location: Close to Patna Saheb station. Land Area proposed: 4365 sqm. (Approx.), Built up Area: 6547.50sqm. (Proposed) Existing development at site: Vacant Space (no existing structure) Surroundings: North: Private property
South: Platform East: Station building West: Railway offices
Accessibility: The site is accessible from the station road.
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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1.3 LOCATION AND CONNECTIVITY
Patna is well connected to the other Indian cities through rail, road and airways.
1: Location of Patna in Bihar
Source: Maps of India
Roadways
The city is served by several major road highways, including National Highways 19, 30, 31, and 83. It is 1,015 kilometres (631 mi) from Delhi, 1,802 kilometres (1,120 mi) from Mumbai and 556 kilometres (345 mi) from Kolkata.
Railways
The city is a major railway hub and has five major stations: Patna Junction, Rajendranagar Terminal, Gulzarbag, Danapur Junction and Patna Sahib. The construction of India's longest road-cum-rail bridge is underway on the banks on the Ganges nearby and will connect Patna to Pahleja Ghat. When completed it will be the second longest rail-cum-road bridge in the world at 4.55 kilometres (2.83 mi).
Patna
Saheb
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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Airways
There is an airport, Lok Nayak Jayaprakash Airport, which is classified as a restricted international airport. The arrival of several low-cost carriers and a number of new destinations have caused a growth in air traffic in recent years, as has an improvement in the situation with regard to law and order. For the period April to December 2009 the airport ranked first in a survey of 46 airports in the country in terms of percentage growth of domestic passengers as well as domestic aircraft movement.
1.4 DEMOGRAPHY
As per the estimate of 2010, Patna Saheb had a population of 18,75,572. Males constitute 59% of the population and females constitute 41%. Patna has an average literacy rate of 63.82%. Male literacy is 73.81% and female literacy is 52.8%.
Description Breakup
Population
Total: 18,75,572
Male: 1106587 (59%)
Female: 768985 (41%)
Literacy Rate
Average: 63.8%
Male: 73.8%
Female: 52.8%
Source: Wikipedia
1.5 RAIL PASSENGER TRAFFIC
Patna Saheb Junction falls in the East Central Railway zone of the Indian railways.
i) No. of Passenger Trains per day – 75
ii) Average No. of passengers per day at station- 12095 Nos.
iii) Average Passenger Ticket earnings per day: ` 5.35 lakhs
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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RAIL CONNECTIVITY MAP OF PATNA
Source: www.mapsofindia.com
Gaya
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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1.6 SITE LOCATION AND ATTRIBUTES
The site is spread over 4365 sqm. The road lying to the east leads to Patna while on the East the road
leads to the city and market area. Railway land and PRS building lay on the west of the plot area and
Parking and exit road are to the South of the plot.
City View
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 10
Location of Patna Saheb station and surrounding areas
MFC
Site
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 11
Closer look at the proposed MFC site
MFC site is indicated in red.
Latitude: 25°35'08.76"N
Longitude: 85°13'53.12"E
Private
Property
Station
bldg
Platform
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 12
1.7 Site Layout Plan
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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1.8 SITE PHOTOGRAPHS
PHOTOGRAPHIC ILLUSTRATION OF THE SITE
Station building
Inside the station
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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View of platform from site
View of road along site towards west
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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View of road along site towards east
View of site towards east
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 16
View of station building from the east corner of the site
View of site towards south west
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
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FOB landing on the eastern edge of the site
Road in front of station with FOB landing and site at far end
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 18
Circulating area in front of station bldg.
Inspecting team at the eastern edge of the site
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 19
View of the site from the platform
Goods shed on site
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 20
Site adjacent to the platform
1.9 PLOT DETAILS AND AREA STATEMENT
The area of subject land plot is approximately 4,365 sq m, which is suitable for commercial (retail) and budget hotel development.
AREA STATEMENT FOR THE PROPOSED MFC
Area Statement
Site Area Utilized 4,365.00 in SQM
46,967.00 In sft.
Maximum Built up Area 70,477.29 In sft.
1.10 Retail/Real Estate Market
Patna has long been a major agricultural center of trade, its most active exports being grain, sugarcane, sesame, and medium-grained Patna rice. It is also an important business center of eastern India.
As of 2011, the economy of Patna has seen sustained economic growth. In particular, the economy has been spurred by growth in the Fast Moving Consumer Goods industry, the service sector, along with Green revolution businesses.
Patna is also home to many tourist attractions and it saw about 2.4 million tourists (including day visitors) in 2005. Tourists visiting the city accounted for 41% of the total for Bihar province, although Bodhgaya was the most popular destination for foreign visitors.
The cultural heritage of Bihar is reflected in its many ancient monuments. Kumhrar and Agam Kuan are the sites of the ruins of the Ashokan Pataliputra. Didarganj Yakshi remains as an example of Mauryan art.
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 21
Takht Sri Patna Sahib is one of the Five Takhts of Sikhism and consecrates the birthplace of the tenth Guru of the Sikhs, Gobind Singh. There are five other Gurdwaras in Patna which are related to different Sikh Gurus; these are Gurdwara Pahila Bara, Gurdwara Gobind Ghat, Gurdwara Guru ka Bagh, Gurdwara Bal Leela and Gurdwara Handi Sahib.
Patna is also an educational hub. In the past few years, many educational institutions have opened, such as the Indian Institute of Technology, the National Institute of Technology, and the Birla Institute of Technology. Other colleges include the newly opened National Institute of Fashion Technology Chanakya National Law University and medical schools such as the Indira Gandhi Institute of Medical Sciences.
The city has several hotels ranging from budget hotels to five star ones. Hotel Maurya is a five star hotel
whereas Hotel Chanakya has a four star rating. Hotel Republic and Hotel Windsor are a few of the budget
hotels in the city.
The approximate retail rentals in the city are Rs.400 per sqft per month.
Hotel Chanakya Hotel Maurya
Development of MFC at Patna Saheb Railway Station
Rail Land Development Authority
Project Information Memorandum (PIM) Page 22
1.11 SUGGESTED PRODUCT MIX
Patna as mentioned in the retail/real estate market study has a large tourist population. Thus a budget hotel would be perfect for the MFC location. The products that are envisaged to be developed on the MFC sites as per the Indian Railways are:
HOTEL RETAIL RETAIL AMENITIES • Rooms (AC/ Non AC) • Dormitory • Community
Center/Restaurant/Banquet
• Retail Retail Shops/Dining
• Anchor/Food Court/Food Plaza Vanilla Shops
• Lounge Shops
• ATM • Clinic • Internet
Café/ISD/PCO • Variety Store • Pharmacy/Book
Stalls • Bank Branch + ATM • Prepaid Taxi Car
Rentals • Cloak Rooms • Tourist Information
Boot