unified traffic & transportation infrastructure (plg...

EAST DELHI HUB - Kadkadooma TOD project

UNIFIED TRAFFIC & TRANSPORTATION INFRASTRUCTURE (PLG. & ENGG.) CENTRE

DELHI DEVELOPMENT AUTHORITY

The Kadkadooma Boulevard – Linking all

neighbourhoods to the Metro Stations

Circular Skywalk connecting destinations to Metro

Shared Parks with Eyes on the Park

ONE iconic tower……. Pride of East Delhi

View of internal neighbourhood area

View from main road (Vikas Marg)


E.g: Adrian Smith + Gordon Gill

Architecture’s competition-winning

proposal to build Mumbai's tallest

skyscraper - 116-storey Imperial Tower


E.g.: FXFowle Architects’ India Tower (60-story),

currently being built in South Mumbai - India’s

greenest skyscraper

Hotel/ Service Apts.

RETAIL

OFFICE/ CIVIC

HOTEL ROOMS

Common Amenities

AMENITIES

Hotel Lounge, Restaurants,

SPA, etc.

Garden

Garden

Decision of last Technical Committee: BACKGROUND

1. TOD Pilot Project, Karkardooma Metro Station was taken up by UTTIPEC as per the decision of the Governing Body dated 21.05.10, modifying the earlier approved plan for Group Housing Project in this area. The conceptual layout plan based on TOD concept was approved in principle by the 26th Governing Body on 29.10.10.

2. Subsequently, as per the Minutes of the 6th Technical Committee meeting dt. 20.11.2012 for the Item: Proposed TOD Pilot Project at Kadkadooma Station, “the Layout (plan) was approved in principle and it was decided that the project should be taken up as a TOD Pilot Project”

3. At the 2nd Technical Committee meeting dated 28.02.13, it was agreed in principle that:

1. To incorporate modified Zonal Plan roads in the Zone ‘E’ Plan as per the approved layout plan as a special case for TOD Pilot project.

2. Realignment of sewer lines which are to be designed and implemented as part of detailed decentralized infrastructure scheme for the site.

3. However the proposal was to be modified as per the TOD norms and then to be put up for consideration of next TC meeting for relaxation of setbacks, height and ground coverage, etc.”

4. At 3rd Technical Committee meeting dated 08.04.2013, it was decided that “…location of school site near Metro Station is not desirable. However, considering the court orders, L.D. Wing may explore possibility for an alternative school site in near vicinity. It was further decided that the complete proposal highlighting the proposed T.O.D. Policy norms etc. shall be put up in the next Technical Committee meeting.”

15

LOCATION of ~30Ha Site at Kadkadooma Metro Station.

Anand Vihar

Station

Kadkadooma

Station ISBT

800 M Catchment

2000 M Catchment

300 M Catchment

16

Kadkadooma

Station ISBT

800 M Catchment

2000 M Catchment

300 M Catchment IPT site

New Station for Metro Phase-III was introduced in 2012.

17

The Site

Park

18

Metro

Proposed BRT

Proposed Modification Zonal Plan E

TOD Pilot

Project Site Kadkadooma

Metro Stations

19

Contextual Need Deficit Analysis

Colonies Adjacent to the site

21

Land Uses Adjacent to the site

22

Housing Typology

23

Residential Area Density

24

Planned Colonies

Karkardooma Village

Chander Vihar

Anand Vihar JJ

Chander Vihar

2000m catchment zone from MRTS-Landuse

32

2000m catchment zone from MRTS-Landuse

Typical Planned areas:

Density Calculation:

206 (Plots) * 4 (DU/Plot) = 824 DU.

824 / 8.2 Ha = 100 du /ha

Population

824 * 4.5 = 3708 = 452 PPH

33

2000m catchment zone from MRTS-Density

Unplanned areas:

Density Calculation

129 (Plots) * 5 (DU/Plot) = 645 DU/Ha.

Population

645 * 4.5 = 2902 PPH

SAMPLE 1 SUKH VIHAR CAMP

Plot Area (In ha) 1.00

No. of Plots / Ha 142.00

No. of DU Assumed/

Plot 4.00

Gross Density in PPH 2556.00

Dus/Ha 568.00

Total Population/Ha 2556

SAMPLE 3 JITAR NAGAR

Plot Area (In ha) 1.00

No. of Plots / Ha 129.00

No. of DU Assumed/

Plot 4.00

Gross Density in PPH 2322.00

Dus/Ha 516.00

Total Population/HA 2322

Density Calculation

75 (Plots) * 4 (DU/Plot) = 300 DU/Ha.

Population

300 * 4.5 = 1350 PPH

34

LAND USE DISTRIBUTION - COLONY WISE COMMUNITY FACILITIES - COLONY WISE

Case 1 HARGOBIND ENCLAVE

In Ha In % Facilities No. Area (In ha)

Plot Area 8.38 Primary School 2.00 1.58

Row Housing 4.22 50.38 Nursery School 2.00 0.15

Commercial 0.31 3.70 C.Hall/Room 1.00 0.05

Public Semipublic 1.71 20.41 C. Shopping 1.00 0.15

Green 0.49 5.85 Parks & Tot Lots 0.42

Circulation 1.65 19.66 S.Personnel 1.00 0.16

Total 8.38 100.00

2000m catchment zone from MRTS-Facilities

TYPICAL PLANNED AREA

TYPICAL UNPLANNED AREA

AS PER ASSUMPTION DUE TO NON AVIALABILITY OF APPROVED PLANS

Case 33

SHAYAM ENCLAVE- APPX. AREA AS KIRAN VIHAR

Facilities No. Area (In ha)

In Ha In % Hr. Sec. School 0.00 0.00

Plot Area 3.64 Primary School 1.00 0.13

Row Housing/ Plots 1.75 48.08 Nursery School 1.00 0.04

Commercial 0.01 0.27 C.Hall 1.00 0.02

Public Semipublic 1.81 49.73 C. Shopping 0.00 0.00

Green 0.00 0.00 Com. Centre 0.00 0.00

Circulation 0.07 1.92 Parks & Tot Lots 0.21

Total 3.64 100.00 S.Personnel 0.00 0.00

35

Deficiency and Need Identification for 2000m catchment

FACILITIES DEFICIENCIES IN 2000 M Catchment of

KARKARDOOMA METRO STATION (4.12 lakhs)

TOTAL FACILITIES DEFICIENCY

for Catchment Area (4.12 lakhs)

Level Facilities No. Land Area Per Unit (SqMt)

Permissible FAR

Built Up Area (SqMt) Number Total Area for FAR

based in sqm

FACILITIES DEFICIENCIES IN 2000 M Catchment of KARKARDOOMA METRO STATION

Co

mm

un

ity

Po

pu

lati

on

FAR BASED Maternity Home 2 2000 1.5 3000 7 21726 Nursing Home / Polyclinic 1 2000 1.5 3000 4 12726

Dispensary for pet animals & birds 1 300 1.0 300 4 1236

Police Post 1 1000 1.5 1500 1 1682 Community Recreational Club 1 2000 1.0 2000 4 8242

Socio-Cultural activities (Auditorium, music, dance & drama centre/ meditation & spritual centre)

1 1000 1.2

1200

4

4945 Night Shelter 1 1000 1.2 1200 4 4945

Multipurpose Community hall (provision for marriages, small public gathering, function,eating joints and library, gym etc.)

1 2000 1.2

2400

4

9890

Community centre As per norms / requirement 1.3 NA

As Per norm/requirement

Sub Total 65392.94

LAND BASED LPG Godowns 3 LPG Godowns per 1 lakh population 2 Electric Sub Station 66 KV 2 8600 NA NA Informal Bazaar 1 1000 NA NA 4 Community Park 1 50000 NA NA 4

Multipurpose Park/ ground 1 20000 NA NA 4

Community sports centre 1 30000 NA NA 4

100000 Waste water treatment facility As per requirement

As Per norm/requirement

Population Sewage Pumping Station 1 2000 NA NA 4

Parking space for parking of buses, LMVs, IPTs, etc. 2 3000 NA NA 8

36

Deficiency and Need identification for 2000m catchment

FACILITIES DEFICIENCIES IN 2000 M Catchment of

KARKARDOOMA METRO STATION (4.12 lakhs)

TOTAL FACILITIES DEFICIENCY

for Catchment Area (4.12 lakhs)

Level Facilities No. Land Area Per Unit (SqMt)

Permissible

FAR

Built Up Area (SqMt) Number

Total Area for FAR based in sqm

DIS

TRIC

T LE

VEL

FAR BASED

Veterinary Hospital for pet animals & birds 1 2000 1.5 3000

1

2473

School for Mentally Challenged 2 2000 1.2 2400 2 3956

School for Physically Challenged 2 2000 1.2 2400 1 1556

Police Station 2 10000 1.5 15000 1 9726

Old Age Home 1 1000 1.2 1200 1 989

Working women-men hostel 1 1000 1.2 1200 1 989

Adult education centre 1 1000 1.2 1200 1 989

Orphanage/Children's centre (One each) 1 1000 1.2 1200

1

989

Service market 1 60000 1.0 60000 1 49452

General College 1

As per UGC Norms 1.2 NA

1

Professional College (Engineering)

1 As per AICTE

Norms 1.2 NA

1

Sub Total 71119

500000 LAND BASED 0

Population Recreational club 1 5000 NA NA 1

TOTAL FOR COMMUNITY AND DSITRICT LEVEL

136,512

37

THREE SCENARIOS WERE EXPLORED

Business As Usual Design Option-1 Design Option-2

Business As Usual-MPD

Residential population = 14060

Residential = 81.7 % of total FAR

Neighborhood & Community level

facilities = 18 % of total FAR

Usable Open Space

= 15% of land area

Ground Coverage = 15 %

Roads = 15% of land area

Density = 500 pph

Densification by MPD-2021

Residential population = 30,375

Residential = 80 % of total FAR

Neighborhood & Community level

facilities = 20 % of total FAR

Usable Open Space

= 30% of land area

Ground Coverage = 20 %

Roads = 20 % of land area

Density = 1242 pph

Densification by TOD principles

Residential population = 21,000

Residential = 50 % of total FAR

Neighborhood, Community & District

level facilities = 25 % of total FAR

Additional Commercial

= 25 % of total FAR

Usable Open Space

= 20% of land area

Ground Coverage = 35%

Roads = 20 % of land area

Density = 830 pph

38

Stakeholder Consultation Process

An insights into the residents, students, businesses and professionals

Stakeholder consultations

Stakeholder consultations were conducted – for prioritizing of civic amenities

• RWAs and discussions with residents (formal and informal neighborhoods)

• Trader Associations

• NGOs and civil society institutions

• Schools – Workshop with private school children/ discussion with government teachers

• Pradhans and local ward counselors

Planned Colonies

1. Mixed-use at main street level (banks, property dealers)

2. Re-densifying into G+4 developer flats (with stilts)

3. Gated Colonies with no thoroughfare

4. Rental: Ownership Rate = 30:70

5. Typologies: 100 sq.m. - 300 sq.m.

6. Costs of home: Rs 2.2 crore +

7. Rental costs: Rs 25,000+

8. Staff: drivers, maids, gardener, guard, vegetable seller- live in

informal settlements in both ownership and rent

9. RWA concerns: congestion

10. MCD Site engineer concerns: Maintenance and infrastructure repair

issues

Chander Vihar

Urban Villages: Karkardooma Village

Un-authorized Colonies:

Slums: Anand Vihar JJ Slum

1. Mixed-use areas

2. Rental : Ownership rate = 70: 30

3. Rental costs: Rs 500-700 per person

4. Typologies: 16 sq.m. - 40 sq.m.

5. Issues: water quality, under-employment, no open spaces for

activity; under utilized areas

Informal Colonies

Discussion with Class 12 students + Interview with Primary Government School Teacher

Safety a key concern for young girls

Students (age 4-9) walk to school- cross the KKD site

No space for activity outside school hours/summer holidays

Adequate hospitals, schools and dispensaries

Adequate public and private schools in the location

Workshop with School Students

100% are from East Delhi

Higher-education opportunities limited

Greater entertainment options such as Rajiv Chowk

More Green Spaces and Parks

Public transport is inconvenient & not hygienic

East Delhi needs character- a monument

Access to Public Libraries & Cultural centres

TOD CONCEPTS adopted in the Pilot Project

CHANGES FROM PREVIOUS LAYOUT PLAN

EXISTING LAYOUT PLAN

70

SITE AREA: 30.72 Ha

AREA UNDER SCHEME: 28.12 Ha

USE WISE DISTRIBUTION OF PLOTS

COMMERCIAL USE : 1.48 Ha

RESIDENTIAL USE: 13.16 Ha

PUBLIC- SEMI PUBLIC: 4.27 Ha

AREA UNDER CIRCULATION: 5.00Ha

AREA UNDER OPEN SPACE: 4.25 Ha

GROSS FAR: 1.09

TOTAL BUILT UP AREA: 3,06,700

TOTAL BUILT UP AREA USES:

COMMERCIAL: 249000 sq.m.

RESIDENTIAL: 14800 sq.m.

PUBLIC- SEMI PUBLIC: 42700 sq.m.

Commercial

Open Space

Residential

Public- semi public

LEGEND

PROPOSED LAYOUT PLAN

71

72

View as per previous Layout PLan

73

View as per Proposed Layout PLan

74

View as per Proposed Layout PLan

Area within

500mm buffer

not accessible

due to wrong

location of

entrances and

absence of street

connections

Walkable due to a

dense network of

pedestrian streets

and diagonal

connections

Falls out of pedshed

due to absence of

crossings across the

road

Diagonal

connections

enhance

connectivity

Walkability of Previous Layout Plan

Missing

crossings across

the road limits

walkability

Disconnected/ isolated

development limits

walkability

Incorrect location of

entrances curbs

walkability

Walkability of Previous Layout Plan

Walkability of PROPOSED Layout Plan

78

APPROVED ROAD NETWORK

79

PROPOSED RECONFIGURATION OF ROAD NETWORK

APPROVED BY TECHNICAL COMMITTEE

Proposed Movement Network: modified after EM meeting dt.

PRIMARY ZONAL

PLAN ROADS

SECONDARY ROADS

Plot sizes vary between 150x 200

250x 150

APPROVED GREEN NETWORK

82

PROPOSED RECONFIGURATION OF GREEN NETWORK

EXISTING LAYOUT PLAN – Plot-wise Uses

84

SITE AREA: 30.72 Ha

AREA UNDER SCHEME: 28.12 Ha

USE WISE DISTRIBUTION OF PLOTS

COMMERCIAL USE : 1.48 Ha

RESIDENTIAL USE: 13.16 Ha

PUBLIC- SEMI PUBLIC: 4.27 Ha

AREA UNDER CIRCULATION: 5.00Ha

AREA UNDER OPEN SPACE: 4.25 Ha

GROSS FAR: 1.09

TOTAL BUILT UP AREA: 3,06,700

TOTAL BUILT UP AREA USES:

COMMERCIAL: 249000 sq.m.

RESIDENTIAL: 14800 sq.m.

PUBLIC- SEMI PUBLIC: 42700 sq.m.

Commercial

Open Space

Residential

Public- semi public

LEGEND

Program Details of Previous Layout Plan

85

At least 30% residential and 30% commercial/ institutional use of FAR is mandatory in every

project within Intense and Standard TOD Zone

TOD Mixed Use Zone

Housing (30%)

Commercial/Instituional (30%)Other (40%)20%

(C+I)

30%

(R)

50%

3. Minimum Use- Mix Criteria

20%

50%

86

30%

5% 10%

15%


87

Minimum 15% of FAR for all TOD projects to be allocated to rental or for-sale housing with unit sizes no larger than 25sq.m. Of this, minimum 5% should be of one of the following types:

i. Units with only kitchen and no attached toilets. Toilets to be provided as a shared facility on every floor, segregated for male and female.

ii. Units with shared kitchen and dining space as well as shared toilet facilities. Maximum 8 units to a shared kitchen and toilet/ bathing facility.

iii. Dormitories with shared toilets and kitchens. iv. Hostels v. Daily rental homes, which may be rented in shifts.

REMAINING MIXED USE 70%

UNIT SIZE 40Sq.m. 15%

OTHER

UNITS=25SQ.M 10%

HOUSING TYPE AS SPECIFIED ABOVE

5% UNIT SIZE

25Sq.m. 15%


88

Proposed Area Detail

Site Area 30.00 3,00,000

FAR (Gross) 2 1.924 Total Permissible Built Up Area 6,00,000

REQUIREMENT

TOTAL BUA = 5,77,200 96.20%

Gross Unit

Size No. of Units % of Units Built Up Area % of FAR POPULATION TARGET

Commercial/ Retail/ Office 1,32,400 22.07% 13,240

27,720

Convenient Shopping (@1.5sq.m. Per person) LINKED TO RESI 32,400 5%

Convenient Shopping (1500m catchment) 20,000 3% Department Store/ Anchor Retail 30,000 5%

Office 30,000 5% Hotels/ Serviced Apartments 20,000 3%

Social/Institutional 1,44,800 24.13% 14,480

Internal Requirement (@3sq.m. Per person) LINKED TO RESI 64,800 11%

Hospitals/ Health 30,000 5% Educational (Colleges+Schools) 30,000 5%

Cultural/ Club/ Community 20,000 3%

Residential Gross Unit

Size No. of Units % of Units Built Up Area % of FAR POPULATION

21,600

STARTER HOME (1 bedroom Apts) 60 1000 21% 60,000 10% 4500

(2 bedroom Apts) 100 1800 38% 1,80,000 30% 8100

(3 bedroom Apts) 150 0 0% - 0% 0 Studios/ Small Homes 30 1000 21% 30,000 5% 4500

Shared (Chawl) Type Small Homes 30 1000 21% 30,000 5% 4500 TOTAL 4800 79% 3,00,000 50.00% 21,600

Open Space 4.8 sq.m./person 1,03,680 35%

Tot Lots 2.5 sq.m./person 54,000 18%

NET Public/ Common Open Space 2.3 sq.m./person 49,680 17%

Vertical Mixing of Uses is Permitted & Desirable

Sample- Plot Use Mix at different levels in Mixed use blocks

GROUND FLOOR

FIRST FLOOR

SECOND FLOOR

3- 7th FLOOR

9th to 32nd FLOOR

GROUND FLOOR

1,2,3 FLOORs

5-7th FLOOR

8th to 29th FLOOR

Plot D Plot J & K

PROPOSED LAYOUT PLAN – Plot-wise Mix of Uses

PROPOSAL: REVISED LAYOUT PLAN

PROPOSED BLOCK LAYOUT – AS PART OF LAYOUT PLAN

ZONING OF USES IN RELATION TO CONTEXT- COMMERCIAL

HIGH END RETAIL

SHOWROOMS

COMMERCIAL TOWERS & SERVICE APARTMENT

SERVICE MARKET

CONVIENIENT SHOPPING

LIVE WORK

Frontage criteria for locating commercial retail &

towers

Live work As interface between commercial

and residential units

Convenience shopping Scattered in small proportions

throughout the development

Service market along Secondary road

Zoning of uses in relation to context- Civic

School & Art District

Civic amenities as an interface

between new and existing

community

Hospital

Accessibility criteria located on

plot next to Zonal Plan roads

College

Proximity to existing institutional

areas.

Zoning of uses in relation to context- Residential

Transit village zone Proximity to existing EWS

housing

Towers

Along side open spaces

Town homes

Along road side

© UTTIPEC, Delhi Development Authority

View of Plot-A from Vikas Marg

102

D

F G

J

K

L

H

I

N

O

Q

M

C

B

P

E

A

Plot-C Detail

A

D

F G

J

K

L

H

I

N

O

Q

M

C

B

P

E

Ground floor Plan – Plot-C

Locations that may

be gated at night

Ground floor Plan – Plot-C

Private Green area

with tot-lots etc.

First floor Plan

Residential

Office

Retail

Service apartment

Civic

Residential

Office

Retail

Service apartment

Civic

Second floor Plan

Residential

Office

Retail

Service apartment

Civic

Third floor Plan

Residential

Office

Retail

Service apartment

Civic

4th to 8th Typical floor Plan

Residential

Office

Retail

Service apartment

Civic

Roof Plan

Commercial Typology

Residential- Town Home Typology

Evaluate Existing Traffic Conditions and Collect Data

114

Traffic Data was collected

at critical Junctions.

DIMTS/ RITES TDF Study

was used for Data at critical

Junctions.

Karkarduma – Metro

Station Daily Boarding -

7564.

Residential- Live work Typology

First

Floor

Ground

Floor

Residential

Interface

Commercial

Interface

TOWN HOUSES – TYPE-1 (2 UNIT + CORE) – 43 SQ.MT. EACH

GROUND FLOOR FIRST FLOOR

TOWN HOUSES – TYPE-2 (2 UNIT + CORE) – 100 SQ.MT. EACH

Segregated Parking in basement

Ramp(7.5m wide)

Ramp(7.5m wide)

For commercial use

(paid parking)

For Residential use

Road Network

around the site

Emergency route for

Fire Tender

Pedestrian access

points

Central Green Area

Movement structure

Core

Segregation of entries and safety of residential area

Pedestrian entry points

to the residential part

of the block, which can

be gated or manned

Traffic Impact Assessment

TOD Walking Zone – 500 m

TOD NMT Zone – 1500 m

123

124

• Presents Existing Traffic Data at Junctions and

Roads

• Signal control

• Flyovers

• Rail Constraints

• Potentials – Metro Stations / Anand Vihar Terminal

Existing Transport Conditions and Data Collection

1. Mix Use Internal Trip Generation Model – For estimates of internal

Trip capture. Based on 239 case studies of mixed use by US EPA ( Fehr

& Peers)

2. Road & Transit Traffic Generation Model – for estimating vehicular

and Transit Traffic Generation from site.

Based on Trip Generation Rates derived from functional land-uses (commercial,

office & residential etc) in Indian cities.

Data from Transport Demand Forecast Study by GNTCD.

Large number of Live Case Studies on Mixed use & TOD show that

Mix use, High density near Transit station, Reasonable parking control

and smaller housing units help in High internal trip capture & high

Transit use.

125

Trip Generation Model Used

Trip Generation Model Results

126

Mix Use Trip Generation Model Results

1. Mix land-use scenario provides 27 percent internal trips

capture.

Single use provides 8 percent trip capture.

2. About 19 percent more internal trips in Mixed use

Road & Transit Traffic Generation Model Results

1. Vehicular Trips estimated as 3659 PCUs requiring

additional 2x2 lane road.

2. Transit Trips estimated as additional 5533 PHPDT

requiring adequate metro frequency, coaches and BRT

development .

127

Generated Road Traffic Impacts on Network

1. Site is surrounded by Railway line and there is single Road for site

access.

2. The assignment of generated traffic on network indicates that existing

Road & junction capacities are not adequate to handle additional traffic.

3. New 2x2 lane Road shall be built with extra connection in surrounding

network for distributing generated traffic to larger area

Road & Transit Traffic Generation Model Results

1. Enhanced Metro Frequency, extra coaches

2. Dedicated Bus lanes in new Road and connectivity with surrounding

BRT Network.

3. Control of Car use by limited & market-priced provision of Parking.

IMPACTS

ZDP proposed road to be constructed

Feasibility Aspect – Undergrounding HT Lines

220 KV

400 KV

SUB

STATION

129

Feasibility – Alignment & Connectivity

Connectivity with

Road No. 56

Connectivity with

Karkari Mor Road

130

Decentralized Infrastructure

Water Supply & Sewage Treatment

ORIGINAL

Water provided by Delhi Jal Board: 2.7 mld

27000 population: Water required (potable) – 2.4 mld

BUA residential (12.5 m2 per person – NBC) – 337000 m2

No of Dwelling units (5 person per unit): 27000/5 = 5400 dwelling units

Dwelling unit per ha: Total Dwelling unit/Total Ha: 5400/30 = 180 DU/HA

As per Delhi norms: 27000/4.5 = 6000

Dwelling unit as per Delhi norms: 200 DU/HA 34600 commercial population: Water required (potable) – 0.9 mld

Total Water demand: 2.4 + 0.9 = 3.3 mld

Deficit: 3.3 – 2.7 = 0.6 mld

Total Demand: 5.7 mld (both potable and non potable)

We want: 3.3 mld (Potable)

Projected Water Demand

Projected Water Demand

27000 commercial population: Water required (potable) – 0.9 mld

Potable water available for residential – 1.8 mld

Total population that can use 1.8 mld of potable water for residential purpose: 21000 people

Total BUA would be (12.5m2 per person – NBC): 262500 m2

Dwelling unit (NBC): 21000/5 = 4200

Dwelling unit per unit HA: 4000/30 = 140

Dwelling unit (Delhi norms) 21000/4.5 = 4600

Dwelling unit per unit HA: 4600/30 = 153 DU/HA

Decentralised Infrastructure Water Balance

All these calculation was made as per NBC guidelines

Total Water requirement is 4257 m3 per day

Domestic = 2700 m3/ day Flushing = 1419

m3 per day Gardening =

434 m3/day

Total sewage Generated = 2295 + 1419 = 3714 m3/day

Evaporation

losses =5%

Fresh water from Delhi = 2700 m3 per day

Sewage Treatment

Plant Capacity 50 m3

per day (abt 75

plants)

STP treated water = 1419 m3 per day

STP Treated water

3528 m3 per day

85% is wastewater =

2295 m3 per day

Treated sewage sump Q = 3528

m3/day

Excess treated sewage to

sewerage system

1675 m3/day

Area Needed for 75 Phytorids: 6000m2

Power

Energy Conservation Strategies

© Environmental Design Solutions Pvt. Ltd.

Views showing the number of hours of daily direct solar insolation on all façades of the proposed buildings on December 21. The north oriented corners are devoid of direct sunlight.

Solar Access

View from South View from East

View from North View from West

136

Resi. Towers Rotated to facilitate all homes receiving min. 2-hour sunlight

Solid Waste Management Strategy

Solid Waste Management Strategy

Waste generated

Commercial Population: 27000

Residential Population: 21000

Total waste (kg/day) 37128.0

Total waste (Tons/day) 37.1

Total organic waste (40%) (Tons/day) 14.9

Paper (27%) (Tons/day) 10.0

Textile (4%) (Tons/day) 1.5

Plastic and rubber (4%) (Tons/day) 1.5

metal (3%) (Tons/day) 1.1

Glass and ceramics (5%) (Tons/day) 1.9

Innert (15%) (Tons/day) 5.6

Treatment- Briquetting

Solid waste

Segregated organic waste

Biogas plant digester

Biogas storage (power

or electricity)

Non biodegradable waste

Briquettes

Innert

Secured Landfill

Sold at Rs.

2000 per ton

After they are compressed, total volume of dry waste reduced to 10% of its original volume.

Calorific value of briquette is about 3000 – 3700 kcal.

Scenario 1 (Dry waste: 10.8 tons/day): Reduced volume to 1.1 tons of briquettes

Sold at Rs. 2000 per ton: 2000 x 1.1 = Rs. 2200 per day

Scenario 2 (Dry waste: 16 tons/day): Reduced volume to 1.6 tons of briquettes

Sold at Rs. 2000 per ton: 2000 x 1.6 = Rs. 3200 per day

Treatment- Bio-Gas

Capacity: 5.5 tons/day Number needed: 3 Total Area needed: 1050 m2

Total methane: 1200 m3

LPG equivalent: 13200 kg/month Electricity Equivalent: 47100 unit/month Installation cost (per unit) Rs. 5.5 cr (for LPG) Rs. 6.8 cr (for Electricity) Profit Taking Rs. 450 per 14 kg of LPG; earning from 13200 kg would be 4.2 lakhs per month Taking cost of electricity Rs. 5 per unit; saving from 47100 unit would be 2.4 lakhs per month

Financial Feasibility Study

METHODOLOGY

Overview of Subject Region

and its Influence

Zone

Macro Market

Assessment of Core

Real Estate Sectors

in the Region

Real Estate Market Assessment

- Residential

- Commercial

- Retail

- Hospitality

Review of Present Development Control Regulations & Proposed

TOD Norms

Demand Perception Assessment

Validation of Proposed Product Mix

Pricing Strategy for Various Proposed Asset Classes

- Financial Feasibility of Proposed Base Product Scenario

- Scenario Iteration to assess Opportunity for Cross

Subsidization : Infrastructure, Amenities & Affordable Housing

Suggestions & Recommendations

PROJECT DESCRIPTION: Methodology

143

144

PRODUCT MIX & PRICING STRATEGY

Source: Jones Lang LaSalle Research


PRODUCT

TYPOLOGY OBSERVATIONS

RECOMMENDED

BUA / UNIT

(sq ft)

PRIORITY

PROPOSED

PRICING

(INR / sq ft)

RESIDENTIAL

1 BHK Units

This typology is typically not present in the MIG / HIG housing projects in Delhi NCR

and is more prevalent in the LIG housing projects.

However, provision of this housing typology in the subject development will provide a

good choice and variety in the product mix and may be lucrative in the market due to

the transit nature of the overall development, smaller ticket size for these units and

presence of numerous present and proposed educational institutes in the area.

300 – 750 sq ft Medium 10,000 –

12,000

2 BHK / 2

BHK +

Study Units

This typology is one of the most prevalent residential typologies in projects across

Delhi NCR including the study region and has witnessed good absorption in the

market.

This will provide a variety of choices in apartment design to the target segment where

apartment typologies can be modified in similar size range to offer multiple area &

space option combinations. Further, these are also lucrative for smaller family units.

A high proportion of this apartment typology is recommended for the subject

development.

900 – 1,200 sq ft High 12,000 –

15,000

3 BHK / 3

BHK +

Study Units

This typology is present in a number of residential projects across Delhi NCR including

the study region and is a popular typology with good acceptance in the market.

This will provide a variety of choices in apartment design to the target segment where

apartment typologies can be modified in similar size range to offer multiple area &

space option combinations.

A high proportion of this apartment typology is recommended for the subject

development.

1,200 – 1,500 sq

ft High

12,000 –

15,000

Further, within these typologies configurations like duplexes and SOHO units can be explored to provide a variety in unit typologies and ticket size

ranges to occupiers and also to cater to the variety of needs of the different typology of occupiers envisaged for the proposed development like students,

young professionals, families and local tourists and business travellers.

* There would be a loading of between 20-30% on the built-up areas

145



PRODUCT


RECOMMENDED

BUA / UNIT

(sq ft)

PRIORITY

PROPOSED

PRICING

(INR / sq ft)

RETAIL

POINTS IN FAVOUR POINTS AGAINST

Hypermarket

Presence of such facilities as part of

product mix enhances enhance footfalls

to the project.

Advantage of attracting other vanilla

stores.

Such development at the subject site

would be favoured due to the transit

oriented nature of the project catering to

the catchment residential population,

thereby providing a large captive

catchment for the retail store.

Likely to demand large area with

much lower rentals

Limited existing stores of similar

nature (Metro Wholesale and Easy

Day) in the subject region may

pose competition.

25,000 – 50,000 Highly

Recommended

12,000 –

15,000

Anchor

Stores

Presence of anchors facilitates

footfalls and absorption.

Advantage of attracting other vanilla

stores.

Existing anchors in neighbouring

retail malls that are either already

operational in the area may pose

competition.

10,000 – 25,000 Recommended 14,000 –

15,000

* There would be a loading of between 30-40% on the built-up areas even in high street / plaza retail

146



PRODUCT


RECOMMENDED

BUA / UNIT

(sq ft)

PRIORITY

PROPOSED

PRICING

(INR / sq ft)

RETAIL


Large and

Small format

Retail

Likely to fetch good returns as rentals

commanded are higher

Proximity to high end residential

destinations will offer target clientele for

such kind of shopping

Large segment of population has

indicated a preference for Modern/

premium brands

Provide variety in the existing product

offering thereby potentially attracting

larger footfalls to the development.

Existing retail markets/ malls in

subject region / at city level may

pose competition

The development configuration

will need to ensure that this

typology even on the first and

second floors (wherever

proposed) has good visibility

from agglomeration points for

floating population within and in

vicinity of the subject property

else this may reduce the overall

primary catchment volume and

impact achievable rentals for

these properties.

500 – 2,500 Highly

Recommended

15,000 –

18,000


147



PRODUCT


RECOMMENDED

BUA / UNIT (sq ft) PRIORITY

PROPOSED

PRICING

(INR / sq ft)

RETAIL


Food Court/

Restaurant

and Fine

Dining

Likely to fetch good returns

Limited operational food courts & F&B

outlets in catchment

Good demand levels can be expected

through youth and MIG/HIG population

including the floating population using

the metro transit at the subject site.

Presence of food-joints as part of

product mix likely to enhance footfalls

from both within and outside the

development.

Food-joints are observed to have very

high conversion rates and thus are a

very feasible option

F&B options and food joints along

Vikas Marg may pose competition to

such development in the city.

1,500 – 5,000 Highly

Recommended

14,000 –

15,000

Multiplex

Locational attributes of site can be an

advantage for such development.

Multiplex is expected to offer high

footfall levels to the proposed

development

Presence of good residential

catchment in proximity of subject

property.

Number of existing multiplex

developments may pose high

competition (PVR, Fun Cinemas)

Larger area requirement with

relatively lower rentals.

Traffic Assessments have suggested

that the current road infrastructure in

the area is unable to support the

footfalls generated through

positioning a multiplex on the site.

Not

Recommended


148



PRODUCT


RECOMMENDED

BUA / UNIT

(sq ft)

PRIORITY

PROPOSED

PRICING

(INR / sq ft)

RETAIL


Discount

Stores

Likely to attract footfalls from the

region as well as the neighbouring

areas.

Pricing is perceived as a motivator to

shop by catchment customers that

include LIG, MIG as well as HIG

population.

Contributes to lower returns 5,000 – 10,000 Recommended 10,000 –

12,000

Entertainment

Zone

Entails variety of fun activity such as a

Kid zone, bowling alleys, pool,

snooker, billiards, and video game

arcade, among others.

An important aspect that may be noted

is that children are increasingly driving

sales from an impulse buying

perspective.

Consequently, positioning of a kids

zone, possibly in the form of a

franchisee of Disney or Pokémon, for

instance, may generate excitement for

this destination.

Entertainment zones have not

found favor in majority Indian

cities

Generally require large floor plate

along with food courts and any

proposed multiplex zone

Feasible largely in large scale

retail developments, upwards of

2-3 lakh sq ft

7,000 – 15,000 Recommended 14,000 –

15,000


149



PRODUCT


RECOMMENDED

BUA / UNIT

(sq ft)

PRIORITY

PROPOSED

PRICING

(INR / sq ft)

COMMERCIAL

OFFICES

Capitalise on the lack of quality A Grade commercial developments in this area

especially given its locational and connectivity advantages along with a

substantial residential catchment.

Target small to mid-size occupiers in the Delhi market.

Office space designed in modules with flexibility to be combined to form larger

spaces.

Capture the strong investor demand in this segment.

Phasing of this segment will need to be carefully planned in line with the

current local market demand parameters.

500 – 1,000 Recommended

with caution 10,000

INSTITUTIONAL / CIVIC


INSTITUTIONAL

USES

Likely to benefit from the captive

catchment provided by the transit as

well as residential activities on the

site along with an established

neighbourhood residential catchment.

Likely to enhance the overall mixed-

used character of the site including

providing facilities to the catchment

population.

Users of these facilities area likely to

generate footfalls to the associated

retail and commercial areas on site.

Contributes to lower returns.

Some institutional uses are

unsuitable for mixing with other

retail and commercial uses and

hence as such would be required

to be carefully integrated in the

development spatially.

Variable

dependent on the

use

Recommended 6,000 –

7,000


150

151

FINANCIAL ASSESSMENT

PROPOSED BASE AREA PROGRAMME – BLOCK C

152

AREA BREAKUP

COMMERCIAL / RETAIL AREA / UNIT TOTAL AREA (sqm)

Convenience Shopping 219

Retail spaces (Vanilla stores) 6,535

Service Shops 405

Service Apartment 11,776

Office 52,962

SUB TOTAL 71,897

RESIDENTIAL

Live work 120 3,960

Town Home-Duplex 120 2,400

Town home 60 3,960

Tower – Apartment 60 9,600

Tower - Studio Apartment 30 7,740

SUB TOTAL 27,660

CIVIC

Recreational hall, Crèche & Day

care Centre, Society Office, Senior

Citizen Recreation Room

2,186

Maternity Home 1,740

Adult education Centre 339

SUB TOTAL 3,926

AREA DETAILS

Site Area 20,954 sqm

BUA 83,816 sqm

FAR 4.94

USE BUA (sqm) % FAR

Commercial 71,897 69%

Residential 27,660 27%

Civic 3,926 4%

103,483 100%

Open Space 5,748 sqm

Area Details

Project Land Area 20,954.00 sqm

5.18 acres

2,25,547 sq ft

Proposed FSI 4.94

11,13,882 sq ft

Site Green Area (@ min 50%) 5,748 Sq m

Construction Cost

Development Typology Construction Cost (INR/ sq ft)

Land Development

(including site development, trunk

infrastructure, development of design

areas & landscaping)

100

Retail 2,200

Commercial 2,000

Serviced Apartments 2,200

Residential 1,800

Civic 1,600

Architect Technical and Project Consulting Fees (@ 5.0% of const cost)

Contingencies and Preliminary Expenses (@ 5.0% of const cost)

Consolidated Project Area Statement

Components Percentage BUA BUA (sq ft)

Retail 7% 77,053

Commercial 51% 5,70,035

Serviced Apartments 11% 1,26,746

Residential 27% 2,97,707

Civic 4% 42,256

Total 100% 11,13,798

Sales Related Expenses

Sales & Marketing Expenses 5% of gross receivables

153

FINANCIAL ASSESSMENT – BLOCK C

Achievable Pricing

Retail 15,000 per sq ft

Commercial 10,000 per sq ft

Serviced Apartments 15,000 per sq ft

Residential 12,000 per sq ft

154


Construction Phasing

Product mix Year 1 (2013) Year 2 (2014) Year 3 (2015) Year 4 (2016) Year 5 (2017) Year 6 (2018) TOTAL

Land development 25% 25% 25% 10% 10% 5% 100%

Retail 50% 50% 100%

Commercial 15% 15% 20% 20% 15% 15% 100%

Serviced Apartments 50% 50% 100%

Residential 35% 30% 35% 100%

Civic 50% 50% 100%

Cost Escalation (@ 5% pa) 100% 105% 110% 116% 122% 128%

Development Costs (INR

million) 1st Year 2nd Year 3rd Year 4th Year 5th Year 6th Year TOTAL

Land development 5.64 5.92 6.22 2.61 2.74 1.44 24.57

Retail 84.76 89.00 173.75

Commercial 171.01 179.56 251.39 263.95 207.86 218.26 1,292.03

Serviced Apartments 139.42 146.39 285.81

Residential

187.56 168.80 206.78

563.14

Civic 33.80 35.49 69.30

Total 622.19 625.16 464.38 266.57 210.61 219.70 2,408.60

Architect, Technical and Project

Consulting Fee (@5.0% of

construction cost)

31.11 31.26 23.22 13.33 10.53 10.98 120.43

Contingencies and Preliminary

Expenses @ 5% of Const. Cost 31.11 31.26 23.22 13.33 10.53 10.98 120.43

Net Development Cost 684.41 687.68 510.82 293.22 231.67 241.67 2,649.47

155


Revenue Phasing

Product mix Year 1 (2013) Year 2 (2014) Year 3 (2015) Year 4 (2016) Year 5 (2017) Year 6 (2018) Year 7 (2019) TOTAL

Retail 50% 50% 100%

Commercial 10% 10% 15% 15% 20% 20% 10% 100%

Serviced Apartments 50% 50% 100%

Residential 35% 30% 35% 100%

Cost Escalation (@ 5% pa) 100% 105% 110% 116% 122% 128% 134%

Project Cashflow

(INR million) 1st Year 2nd Year 3rd Year 4th Year 5th Year 6th Year 7th Year TOTAL

Cash Outflows

Land Related Costs

Total Land Cost 24,652.27 24,652.27

Construction Related Costs

Development Costs 6,844.08 6,876.81 5,108.21 2,932.22 2,316.67 2,416.67 26,494.65

Total Cash Outflows 31,496.35 6,876.81 5,108.21 2,932.22 2,316.67 2,416.67 51,146.92

Cash Inflows

Revenue 6,691.30 16,228.22 8,756.36 10,358.41 18,010.63 29,094.09 9,434.19 98,573.19

Total Cash Inflows 6,691.30 16,228.22 8,756.36 10,358.41 18,010.63 29,094.09 9,434.19 5,573.25

Net Cashflows (24,805.05) 9,351.40 3,648.16 7,426.18 15,693.96 26,677.43 9,434.19 1,712.27

NPV of Margins Pre Tax* INR 11,449

NPV of Cost* INR 38,160

ROI (Pre Tax) 30.00%

* Discount Rate – 18%

Feasibility – Alignment & Connectivity

Connectivity with Road No. 56

Connectivity with Karkari Mor Road

Also connections across railway line to be accessed.

66 KV High Tension Line (Under - BYPL) to be undergrounded

Undergrounding high Tension Line

PROPOSED BLOCK LAYOUT – AS PART OF LAYOUT PLAN

unified traffic & transportation infrastructure (plg...

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