project information memorandum - indian...

MINISTRY OF RAILWAYS

RAIL LAND DEVELOPMENT AUTHORITY (RLDA)

Model

Request For Qualification

for

PPP Projects

PROJECT INFORMATION

MEMORANDUM

FOR

COMMERCIAL DEVELOPMENT

OF RAILWAY LAND

AT BANDRA (EAST)

MUMBAI

August, 2010

Rail Land Development Authority

Near Safdarjung Railway Station, Moti Bagh-1

New Delhi – 110021

Development of Plot at Bandra East, Mumbai


Project Information Memorandum (PIM) 2

DISCLAIMER

This Project Information Memorandum (the “PIM”) is issued by Rail Land Development

Authority (RLDA) in pursuant to the Request for Qualification vide RFQ Notice No.

RLDA/RFQ/CD-8 of 2010 to provide interested parties hereof a brief overview of plot of

land (the “Site”) and related information about the prospects for commercial development of

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, the state of Maharashtra and the Mumbai

city and all matters pertinent to the Site and to seek its own professional advice on the legal,

Development of Plot at Bandra East, Mumbai



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 EOI.

Development of Plot at Bandra (East), Mumbai Rail Land Development Authority


Table of Contents

Sl. No. Particulars Page No.

1.0 Introduction

1.1 Process Chart 5

2.0 Site Information 6

I Executive Summary 6

II Location Map 7

III Geographical Location 8

IV Site Layout 10

V Site Photographs 11

VI Property Schedule 12

VII Project Potentiality 14

3.0 Overview of Mumbai 14

3.1 About Bandra 15

3.2 City Structure and Trends 16

3.3 Mumbai Commercial Market overview 17

4.0 Indicative Layout Plan 18

Annexure 1: Copy of Notification of Land Use Change 19

Annexure 2: Copy of the Notification of Enhanced FSI 21

Appendix 1: Land Use Map of MMRDA 24



1.0 Introduction

The Indian Railways is desirous of commercial development of their land plots in various

locations that are presently lying unused and railway operations are not envisaged in the

foreseeable future. As part of this initiative of Railways, one site at Bandra (East)

Mumbai locations have been identified.

Rail Land Development Authority (RLDA) a statutory authority under the Ministry of

Railways offers commercial development on a Railway Land at S. No. 445 (Pt.) West of

City Survey No. 608 measuring approx. 4.5 Hectares at D-1 Block of Bandra Kurla

Complex at Bandra (East), Mumbai for a lease period of 80 years.

The subject land is proposed to be leased on “as is where is basis”.

RLDA has adopted a two-stage process for selection of the bidder for award of the

Project. The first stage of the process involves qualification of interested parties/consortia

who make an Application in accordance with the provisions of the RFQ. At the end of

this stage, RLDA expects to announce a short-list of pre-qualified Applicants who shall

be eligible for participation in the second stage of the Bidding Process comprising the

Request for Proposal.

1.1 Process Chart

Advertisement release and

uploading of RFQ and PIM

document on RLDA website

for prospective bidders.

Pre - Application meeting

with prospective bidders.

Submission of applications.

Scrutiny and selection of

bidders for second stage of

bidding.

Conducting bidding process

and declaration of the

highest bidder.

Issue of Acceptance letter.

Signing of Development

Agreement with the

successful Bidder.



2.0 Site Information

I) Executive Summary

Location - The Site is located near Bandra Suburban Railway Station at central

location in key western suburb of Bandra(East) Mumbai.

S. No. - 445 (Pt.)

Area - 4.5 Hectares (Approx.)

FSI - 4

Structure - The site is vacant. The existing Advertisement hoardings will be

removed by the Railway before handing over of site.

Surroundings - The site is surrounded by Bandra Suburban Railway Station, Western

Expressway, Anant Kanekar Marg and Service road connecting IOC.

Demarcation - The site is well demarcated and has boundary on three sides & Western

Expressway on fourth side.

Accessibility - The site is accessible from Western Expressway through Anant Kanekar

Marg.

Topographical

Features - The site is virtually level land and has a rectangular shape.

Tenure - 80 years lease.

ULC Status - Exemption under Section 20 of Urban Land (Ceiling & Regulations Act,

1976).

User - Commercial (Office Complex).

Nature of offer - Lease on an “as is where is basis”.



II) Location Map

Site



III) Geographical Location Image-1

Image -2

Site

Site



Image -3 - Depicting the Key Places around the site

Subject

Site

Bandra

Railway

Station Bandra West

BEST

Indian Oil

Corporation

Western E Expressway

Expressway

Sion Bandra Link Road

BKC Road

Bandra -Kurla

Complex (BKC)



IV) Site layout Plot Area: Approximately 45,300 square meter



V) Site Photographs

Existing development near the Site

Site

Site is on the right side of the

Western Expressway

Site



VI) Property Schedule

The Site was acquired by the Erstwhile BB&CI Railway under the provisions of the Land

Acquisition Act, 1894. The relevant notification as per the provisions of Section 6 of the

Land Acquisition Act, 1894 was published in the Bombay Government Gazette on

27.05.1909. Upon India gaining independence on 15th of August, 1947, the erstwhile

BB&CI Railways was taken over by the Government of India along with its assets.

As per the Bandra Kurla Notified area land use plan, the proposed site falls under

commercial (office complex) uses.

Mumbai Rail Vikas Corporation (MRVC), who were dealing with the land earlier, have

already secured land use change from “Railway Use” to “Commercial (Office Complex)”

vide Govt. of Maharashtra‟s Notification No. BKR/1077/262/CR-79/04/UD-11 Dtd. 5th

October 2004. The copy of the notification is placed at Annexure 1.

FSI: Government of Maharashtra has notified the increase in FSI from 2 to 4 vide its

Notification No. TPB -4308/645/CR-125/2008/UD-11 dated 21st August 2008, for the

development on this railway plot. The copy of the notification is placed at Annexure 2.

(Calculation of built-up area will be subject to applicable deductions as per the

Development Control Regulations for Bandra Kurla Notified Area and other applicable

laws e.g. “Recreational Green”)

Topography: Generally flat land

Vegetation: Vegetation compromises of grasses and low shrubs

The distances for key places from the site are as follows:

Domestic Airport – 5 Kms

International Airport 8 Kms

Bandra Junction – 1.2 Kms

Bandra-Worli sea link 2 Kms

Nariman Point – 20 Kms

BKC – 2 Kms

Trident Hotel – 4 Kms

Site surrounding

The site is located at a central location in key western suburb of Bandra in Mumbai. The

site is adjacent to Indian Oil Corporation building abutting Western Express Highway,

which makes the site a premium location. Geographically speaking, the site falls in the

Bandra (East) area and is surrounded by Bandra Suburban Railway Station of the Western

Railway. The Site is bounded as mentioned hereunder:



North : Anant Kanekar Marg.

West : Water Supply Pipe Line/ Railway Land

South : Western Express Highway .

East : Service Road

Existing development at site

The site is presently lying vacant with no encroachment just next to the Bandra (East)

railway station. The site has high compound wall so it is very easily identified. There are

no encumbrances on the site. However there are city drain outfalls on three sides on the

plot in the form of open concrete drains. These drains have to be continued in any future

development on the plot.

Approach road

The site at present can be accessed by the two roads. These are:

Anant Kanekar Marg connecting Western Express Highway to Bandra Terminus.

The approximate width of this road is 23 meters

Service Road adjoining IOC building

The width of this road is approximately 10.5 m. The service roads starts from Anant

Kanekar Marg and ends near the water supply pipe line along the Western Express

Highway approaching from Bandra to Dahisar.

Power, Water, Sewerage and Solid Waste Management:

The site is the only vacant large land parcel in an otherwise developed area with IOC

building just abutting it. Physical infrastructure like power, water, sewerage and solid

waste management facilities are available in the area.

Development Control Regulations

The following are the list of regulations and acts, which govern the development control

on the subject site.

The Bandra Kurla Notified Area – Development Control Regulations, 1979

Development Control Regulations for Greater Mumbai, 1991

Development Control Regulations for Mumbai Metropolitan Region, 1999

Maharashtra Regional and Town Planning Act, 1966

Mumbai Metropolitan Region Development Authority Act, 1974

Out of the above mentioned regulations and acts, the Bandra-Kurla Notified Area –

Development control Regulations is most important and directly applicable for the

subject site.



VII) Project potentiality

The very location of the site where it is a rare vacant plot in the vicinity of Western

Express Highway

Easy accessibility to Airport, Bandra, Mumbai VT and Mumbai Central terminal stations

and Bandra, Mahim and Kurla suburban stations

Good visibility from main roads on both North and South Side

Opportunity to create a land mark in Mumbai

Proximity to the prime Commercial areas of Bandra Kurla Complex.

Land form and topography suitable for the construction

Well connected to the Bandra Railway station and Mumbai International airport.

A vibrant commercial and residential catchment area

Owing to the above mentioned strengths, the site offers an excellent opportunity for a

successful commercial real estate development.

3.0 Overview of Mumbai

Mumbai is the capital of the Indian state of Maharashtra. Mumbai, the most populous city

in India, is the second most populous city in the world, with a population of approximately

14 million. Along with the neighbouring urban areas, including the cities of Navi Mumbai

and Thane, it is one of the most populous urban regions in the world.

Mumbai is the commercial and entertainment centre of India, generating 5% of India's

GDP and accounting for 25% of industrial output, 40% of maritime trade, and 70% of

capital transactions to India's economy. Mumbai is home to important financial institutions

such as the Reserve Bank of India, the Bombay Stock Exchange, the National Stock

Exchange of India and the corporate headquarters of numerous Indian companies and

multinational corporations. The city also houses India's Hindi film and television industry.

Mumbai's business opportunities, as well as its potential to offer a higher standard of

living, attract migrants from all over India.

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

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

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



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

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

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

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

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

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

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

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

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

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



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

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

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

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

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





3.1 About Bandra



Bandra, nicknamed the "Queen Of The Suburbs", is a wealthy suburban area in the city of

Mumbai (formerly Bombay), India. It is home to a railway station on the Western line of

the Mumbai Suburban Railway. Bandra is a highly sought-after location for restaurants,

pubs, and high-street stores, with several restaurants and shopping areas clustered around

the Hill Road, Linking Road and Carter Road areas.

With a large cosmopolitan population in Mumbai, the suburb is also famous for its

coastline, which has promenades lined along Carter Road, Bandstand and Reclamation.

Many Bollywood actors live along the Bandra Bandstand and in the Pali Hill areas.

3.2 City Structure and Trends

In Mumbai, traditional financial, commercial and trading nerve centre of India, due to its

very geography land for any purpose (residential, commercial, office or recreational) has

been the most scare asset. The city of islands, surrounded by sea from three sides has been

forced to grown in a liner fashion to far off areas to Panvel, Kalyan, Virar and beyond. It is

in this context that any land in central location like Bandra –Kurla Complex (BKC),

becomes a prime site for all the conceivable uses. The BKC has emerged as one of

important destination for conceivable uses.

As financial capital of India, Mumbai has always commanded the highest office capital

values and rents in the country (incidentally this holds true for residential apartments as

well). Mumbai has always witnessed intense real estate development activity in and around

suburban areas of Mumbai. To a great measure, real estate market of Mumbai in last three

decades been driven by development of secondary and territory economic activities in the

form of financial centre, IT and ITeS related development and BPO hub. Developers of

national and international repute have come up with landmark real estate projects. Some of

the names include DLF, K. Rahja, B. Raheja, Kalpataru Construction, Hitanandani

Construction Shapooriji etc. In the recent years many more Mumbai specific developer

have cropped up. Real Estate market in Mumbai has also been primarily drives by ever

increasing requirement of end users, and unlike Nation Capital Region (NCR), investors

and speculators today play relatively smaller role in Mumbai Real Estate market.

The city has grown along the north-western and north-eastern axis corresponding to the

main rail and road arteries connecting the residential suburbs to South Mumbai or the

„Island city‟. Secondary business locations within the city include Worli, Parel and

Prabhadevi in central Mumbai; Upcoming commercial stock in Mumbai is primarily in

suburban locations (e.g Bandra, Andheri, Malad and Goregaon to the west; and Powai,

Mulund and Navi Mumbai to the east) and BKC is the most prime of them, closely

followed by the released mill lands.

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

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

http://en.wikipedia.org/wiki/Western_Railway_(India)

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

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

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

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

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

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

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



3.3 Mumbai Commercial Market Overview

The Mumbai Commercial Market is sub divided into following micro markets:

Central Business District

Sub urban Business District

Peripheral business District

Central Business District: Nariman point is the heart of this micro market. The

surrounding areas within 1-2 kms range comprising of Cuffe Parade, Fort, Church gate;

Fountain and Ballard Estate constitute the CBD. International companies, investment

banks, insurance companies and consulting firms are the major occupants

Sub urban Business District: The Suburban Business Districts of the city comprise of the

Bandra-Kurla, Andheri-Powai and Goregaon-Malad regions. Corporates such as ICICI,

National Stock Exchange, Wockhardt and IL&FS have established their offices in the

Bandra-Kurla Complex (BKC), which has been developed as an alternative business

district to the CBD. The Andheri-Powai belt has evolved into a commercial location

favoured by IT/ITeS, logistics, banks and insurance sectors. Significant developments in

Andheri-Powai belt are „Technopolis‟ and „Solitaire Corporate Park‟ . The development

of Malad- Goregoan belt as the preferred destination for IT/ITeS has been factored by the

availability of large floor plates at competitive rentals and provision of quality space with

world-class amenities.

Peripheral Business District (PBD) The Peripheral Business District (PBD) constitutes

the developments in Navi Mumbai (New Bombay), in the east of Greater Mumbai. Navi

Mumbai is being developed as a counter magnet, with the basic objective of curbing further

congestion in Mumbai. The strategies for development include formulation of a

progressive sector-specific policy, development of IT parks, and development of the

“Knowledge Corridor” between Navi Mumbai and Pune. A number of corporates have

established their offices in Navi Mumbai, the largest amongst them being Reliance

Industries. Millennium Business Park at Mahape and Airoli Knowledge Park at Airoli,

developed by MIDC house several IT/ITeS companies such as Aptech, CMS computers,

Datamatics, Mastek, TCS and Patni Computers.



4.0 Indicative layout plan

An indicative layout plan has been prepared considering the development controls and is

given below. It is clarified that this is for the illustration purpose only and the developer is

free to prepare its own plan subject to overall development guidelines and mandatory

requirements of local authority. The land use map of the site is provided at appendix I.

Indicative Layout Plan



Annexure 1: Copy of Notification of Land Use Change



Annexure 2: Copy of the Notification of Enhanced FSI



Appendix – I

Land use Map MMRDA

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