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Uniform Municipal Accounting Re-Development of 26,516 Sqm. Railway Staff Colony land , at Guwahati Railway Station Pre-Bid Meeting Presentation 30.08.2019 & 03.09.2019 About RLDA ▸ Railway Act 1989 amended in 2005 to establish RLDA – a Statutory Authority under Ministry of Railways for Commercial Development of vacant railway land for generating revenue (required by Railways for up-gradation/maintenance of its network) by non-tariff measures. This amendment essentially contains the following provisions: ▸ RLDA became functional on 19th Jan 2007 after notification of RLDA (Constitution) Rules, 2007 ▸ Railway Act 1989, Chapter (IIA), Article 4D states function of the Authority as follows: ▸ Shall discharge such functions and exercise such power of central government in relation to development of railway land, for commercial use, assigned by the central government; ▸ Has power to enter into agreement and execute contract for the above. ▸ Section 11 of the Railways Act, which empowers the railway administrations to execute various works required for the purposes of constructing and maintaining a railway has also been amended to include, vide sub-clause (da), “developing any railway land for commercial use”. Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 1 ADROIT - RSP ADVISORS 06-09-2019 About ADROIT & CO and RSP Advisors (Financial & Marketing Consultants) # Area of Experience Years / Value of the ADROIT & CO and RSP Advisors (Consortium) No. of Project(s) Financial & Marketing Consultants Projects (Rs. In Crores) Raj Kumar Dua, ADROIT & CO, Chartered Accountants, New Delhi (33 years, Since 1986) (Valuation, Financial Modelling, Transaction Advisory, Marketing and Financial Close of Projects on PPP Mode) 1 Real Estate Sector: Since 2003 Since 2003 Approx. 4,500 a) Rail Land Development Authority (RLDA), Monetisation of Railway Land 25 Nos. 4 – 2000 b) Raipur Development Authority (RDA), Multiplex cum Mall 1 No. 350 c) Raipur Municipal Corporation (RMC). Multiplex cum Mall 1 No. 200 d) Other similar projects for Municipal Corporations of Chhattisgarh State 3 Nos. 50 – 150 2 Infrastructure Sector (Rail, Metro, Road, Air, Shipping & Tourism): Since 2005 Since 1995 Approx. 23,000 a) Road & Highways (for NHAI, MORTH & NHIDCL) on BOT, HAM, EPC &Toll 32 Nos. 2 – 1400 b) Railway Station Development (RITES), Monetisation of Commercial Land 8 Nos. 100 – 700 c) Inter-State Bus Terminal (RMC) 1 No. 35 d) Metro Projects (RITES), Non-Fare Box Revenue Assessment along with TOD 4 Nos. 1000 – 3000 e) River Cruise Liner (MAHABAAHU – JV of FHTPPL & ATDC) 1 No. 25 f) Amusement cum Water Park (RMC & RDA) 2 Nos. 300 – 500 g) Entertainment & Recreation Centre (RMC, KMC & RMC) 3 Nos. 20 – 50 h) Parking cum Commercial (RMC) 1 No. 40 i) Navi Mumbai Transit Oriented Development (IRCON), CBD Belapur & Juhi etc. j) Policy Document for Institutional Land Allotment (NRDA) 3 Power Sector (Generation, Transmission, Distribution & Regulatory): Since 1986 Since 1986 Approx. 53,000 a) Power Generation (UMPP – Domestic & Imported Coal base) 2 Nos. 24000 – 25000 b) Power Transmission (WR & WRNR) for PFCCL 2 Nos. 1600 – 2000 c) Distribution (Conversion of Street Lights into LED) for TNEB 1 No. 100 d) Unbundling of Meghalaya State Electricity Board for PFCCL 1 No. e) Regulatory Assignments for DERC & MPERC 4 Nos. f) Various others Assignments for NTPC, PGCIL, SJVNL, UHBVNL, HVPNL, CSEB, PSEB, BCPP etc. 8 Nos. Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 2 ADROIT - RSP ADVISORS 06-09-2019 About ADROIT & CO and RSP Advisors (Financial & Marketing Consultants) Rana Sanjay Prasad, RSP Advisors, Gurugram (24 years, Since 1995) (Development Appraisals, Acquisitions & Dispositions, Fund Raising, Asset Monetization, Valuation, Transaction Advisory, Marketing of Real Estate Projects) Sanjay was the head of the real estate business of the fortune 100 corporate - Johnson Controls (JCI) in West Asia region, where he managed CRE portfolios of global corporations (including JCI). He also held national leadership positions with Ascendas (a Temasek Singapore company) & Cushman & Wakefield. He has created new ventures ground-up for the past 17 years in large MNC environments & as an entrepreneur. He has performed: Strategic & Transaction advisory on over 100 marquee real estate & infrastructure projects covering residential, office, retail, industrial parks, metro, airports, SEZs etc involving over 7,000 acres totally. Corporate real estate transaction management of about 2.5 million sq. ft. built space across over 170 properties with annual budget of over Rs. 200 crores. Land acquisitions with development potential of over 25 mn sq. ft. BUA and investment advisory for 100 mn USD deployment as private equity. Investment acquisitions of over 1.5 mn sq. ft. built space totally with aggregate investment of around 800 crores. Currently supporting RLDA on about 25 land monetization projects as transaction advisor. Aggregate value: > 3,000 crores He is a Civil Engineer and has a management degree in Finance. He is also an eminent elected member (MRICS) of the Royal Institution of Chartered Surveyors (RICS), U.K. Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 3 ADROIT - RSP ADVISORS 06-09-2019 Site Location & Development Precincts • ZONE- Public & Semi-Public • This site is located in • LAND AREA – 26,516.42 sq. m (as per survey plan), Central Guwahati at • Basic FSI – 1.50, Additional FSI Potential – 0.75, Effective FSI – 2.3379 Distance of 0.2 kms from • BOUNDRIES – to be carved out from existing Railway Colony. the Guwahati Railway Station besides RBI building on GNB road & ARB road. • The site is generally plain land with excellent connectivity with the whole city. • The site has a frontage of 250 m on GNB road & ARB road, an important road. • The site is located near Kamrup district collectorate and cotton college area. Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 4 ADROIT - RSP ADVISORS 06-09-2019 Site features • The available railway site is bounded by - Railway Colony and Road in the west. - Railway Colony and Road in the east. - GNB & ARB Road in the north & - Railway Station Building in the south. • Key Distances to major Landmarks: Residential developments: within 0.2 Km to 5 Km Guwahati Railway Station: 0.2 Km Guwahati Airport: 21.8 Km Retail / Commercial developments: within 1 - 2 km Pan Bazaar: 0.7 Km Fancy Bazaar: 1.1 Km Paltan Bazaar: 0.5 Km GS Road: 3.3 Km Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 5 ADROIT - RSP ADVISORS 06-09-2019 Guwahati – Land use map SITE Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 6 ADROIT - RSP ADVISORS 06-09-2019 Development Intensity Zone The site fall in High Intensity Zone, and would have no height restriction as per development bye laws. Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 7 ADROIT - RSP ADVISORS 06-09-2019 Guwahati – Ward map Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 8 ADROIT - RSP ADVISORS 06-09-2019 Colony Site – Survey Map C B A Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 9 ADROIT - RSP ADVISORS 06-09-2019 Area Statement, Railway Re-development Area & Cost & Effective FSI A Gross Area of the Plot 26,516.42 Sqm B Area along GNB Road considered for its proposed widening: (270 m x 5 m) 1,350 Sqm C Net Plot Area considered for FAR calculations 25,166.42 Sqm D Area Earmarked for Redevelopment for the Railways 8,602.57 Sqm E Net Area to be Leased to the Selected Bidder 16,563.85 Sqm F Basic FAR of the Plot 1.50 G Maximum Permissible FAR 2.00 H Built Up area utilizing basic FAR: (C x F) 37,749.63 Sqm I Additional Built Up Area for the FAR available due to road widening: (3 x B) 4,050 Sqm J Total Built up area without Premium FAR 41,799.63 Sqm K Maximum FAR potential of plot: (C x G) 50,332.84 Sqm L Built Up area to be utilized for Redevelopment Project 11,608 Sqm. M Net Built up area available for the Selected Bidder: (K – L) 38,724.84 Sqm N Effective FAR utilization for Railway Redevelopment portion: (L÷ D) 1.3494 O Effective FAR available for the Selected Bidder: (M ÷ E) 2.3379 Railway Land portion of Transferable Development Rights (TDR) considered 0.3379 P to avail for utilization of Full FAR Potential of land: (O – G) Say 0.34 • The minimum acceptable specifications are as per Part-V and in case of any omission, the specification given in Ministry of Railway letter dated 11.12.2013 or CPWD Specifications are to be followed in that very order. • Type-II and Type-III (78 No. of Dwelling Units each) Multi-storied Residential Buildings (with lifts) ready to move for Railway staff, as per plinth area norms & specifications* given in Schedule-V including related construction and parking spaces as per provision of Guwahati Building Construction (Regulations) Byelaws, 2014 (as amended from time to time). • 36 (Thirty Six) months from the date of Handing over of the Assets to Railway through RLDA. After that Railway shall bear all expenses related to maintenance of Mandatory and Redevelopment Works • Railway Service Buildings and Common Facilities of 1000 Sqm. • The estimated cost of Railway Redevelopment Assets is Rs. 33.02 Crore Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 10 ADROIT - RSP ADVISORS 06-09-2019 Site Handing Over Schedule SN.
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