Development of Gobindgarh Fort at Amritsar on Public Private Partnership Mode
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Development of Gobindgarh Fort Amritsar on Public Private Partnership Mode December 2015 Development of Gobindgarh Fort Amritsar on Public Private Partnership Mode Draft Feasibility Report Submitted by: IL&FS Infrastructure Development Corporation Limited [Type text] Page 1 Development of Gobindgarh Fort, Amritsar on Public Private Partnership Mode Table of Contents 1. Punjab: Overview .................................................................................................................................. 4 1.1. Location: ............................................................................................................................................ 4 1.2. Geographical area: ............................................................................................................................ 4 1.3. Regions: ............................................................................................................................................. 4 1.4. Religion and Language: ..................................................................................................................... 5 1.5. Economy: .......................................................................................................................................... 5 1.6. Infrastructure .................................................................................................................................... 5 1.7. Trends in Tourist Arrivals and Growth .............................................................................................. 6 1.8. Tourist destinations: Punjab ............................................................................................................. 6 1.8.1. Religious ........................................................................................................................................ 7 1.8.2. Historical & Heritage Attractions .................................................................................................. 8 1.8.3. Wetlands and Leisure site for Eco tourism ................................................................................... 9 1.8.4. Greenlands and Garden ................................................................................................................ 9 1.9. Key Analysis of the state- Punjab .................................................................................................... 10 1.9.1. Strengths ..................................................................................................................................... 10 1.9.2. Opportunities .............................................................................................................................. 10 2. Amritsar: Overview ............................................................................................................................. 11 2.1. Location ........................................................................................................................................... 11 2.2. Geographical area: .......................................................................................................................... 11 2.3. Connectivity: ................................................................................................................................... 11 2.3.1. Air connectivity: .......................................................................................................................... 11 2.3.2. Rail connectivity: ......................................................................................................................... 11 2.3.3. Road Connectivity: ...................................................................................................................... 12 2.4. Economy .......................................................................................................................................... 12 2.5. Demand Assessment (Tourism) ...................................................................................................... 12 2.5.1. WALLED CITY: AMRITSAR ............................................................................................................ 13 i. Heritage Structures in the Walled City ............................................................................................... 13 Golden Temple ............................................................................................................................................ 13 Mosque of Khair-ud-Din .............................................................................................................................. 14 Mosque of Mohammed Jan ........................................................................................................................ 14 ii. HERITAGE STRUCTURES IN MUNICIPAL CORPORATION AREA, AMRITSAR ........................................ 15 2.6. Visitors by Place of Stay: Punjab ..................................................................................................... 16 2.7. Hotel Scenario, Demand & Occupancy Trends across India -2011 ................................................. 17 Page 2 Development of Gobindgarh Fort, Amritsar on Public Private Partnership Mode 2.8. HOTELS IN AMRITSAR ..................................................................................................................... 21 2.9. MAJOR COMMERCIAL AREAS/MARKETS IN AMRITSAR .................................................................. 23 3. Site Analysis ........................................................................................................................................ 25 4. Proposed Project ................................................................................................................................. 50 4.1. Proposed Project ............................................................................................................................. 50 5. Financial Analysis ................................................................................................................................ 56 5.1. Approach ......................................................................................................................................... 57 5.2. Project Components and Area Break-up ........................................................................................ 58 5.3. Project Implementation Period and Phasing .................................................................................. 59 5.4. Project Cost ..................................................................................................................................... 59 5.5. Means of Finance ............................................................................................................................ 61 5.6. Revenue Assumptions and Estimation ........................................................................................... 61 5.7. Expense Assumptions & Estimation ................................................................................................ 63 5.8. Profit and Loss Account and Cash flow Statement ......................................................................... 64 5.9. Financial Summary .......................................................................................................................... 64 5.10. Values realizable to Authority from the Project ......................................................................... 64 5.11. Sensitivity Analysis ...................................................................................................................... 65 6. Project implementation: ..................................................................................................................... 66 6.1. Background: .................................................................................................................................... 66 6.2. Project Scope .................................................................................................................................. 66 6.3. Role of Concessioning Authority: .................................................................................................... 67 6.4. Envisaged Project Components ...................................................................................................... 67 7. Project Approach & Way Forward ...................................................................................................... 68 7.1. Project Way Forward ...................................................................................................................... 68 7.2. Bid Process Management ............................................................................................................... 68 7.3. Timelines for the Project ................................................................................................................. 68 Page 3 Development of Gobindgarh Fort, Amritsar on Public Private Partnership Mode 1. Punjab: Overview 1.1. Location: i) Punjab extends from the latitudes 29.30° North to 32.32° North and longitudes 73.55° East to 76.50° East. ii) It is bounded on the west by Pakistan, on the north by Jammu and Kashmir, on the northeast by Himachal Pradesh and on the south by Haryana and Rajasthan. iii) Due to the presence of a large number of rivers, most of the Punjab is a fertile plain. The southeast Figure 1 Map: Punjab region of the state is semi-