COMMERCIAL DEVELOPMENT OF RAILWAY LAND AND AIR SPACE ON INDIAN RAILWAYS (SALEM MARKET RAILWAY STATION)

Revised Site (Area – 9857 Sqm) Site Code: 06683001

ACTIVITY-1

RAIL LAND DEVELOPMENT AUTHORITY (RLDA) MINISTRY OF RAILWAYS

DESIGNCONSULTANTS HORIZONS

C-85, Freedom Fighter Enclave, IGNOU Road, Neb Sarai, New Delhi – 110068 Email : [email protected] Ph: 011-29534318

DESIGN HORIZONS Page 1 1.1 Overview of Salem

Salem

is a city and a corporation in in the Indian state of , located in the north central part of the southernmost state of , about 340 kilometers (211 miles) southwest of state capital, .

It is the fifth Municipal Corporation and Urban agglomeration in Tamil Nadu next to Chennai, Coimbatore, Madurai and Tiruchirappalli.

Salem town is one of the 20 mandals in the Salem district.

List of mandals:

Attur - Ayodhiyapattinam - - Idappadi - Kadaiyampatty - Kolathur - – Mac donalds Choultry - - - - Panamarathupatti - Peddanaickenpalayam - Salem - Sankari - Talavasal - Taramangalam - Valapady - Veerapandi – . 1.2 District map

DESIGN HORIZONS Page 4 Geographical area : 5209 sq.kms

a) No. of Revenue Divisions : 4

b) No. Of Mandals : 20

c) Total No. of Villages : 157

d) Total No. Of Gram Panchayath : 20

e) Municipal Corporation : Salem

f) Municipalities : ,sankari,

1.3 Revenue Divisions and Mandals

Division name Taluk name Firka Name

Salem Salem Salem, Valasaiyur, Suramangalam, Thirumalaigiri, Vembadithalam, Veerapandi, Panamarathupatti

Yercaud, Yercaud, Vellakadai, Puthur

Valapady Valapady, Belur, , Arunuthumalai.

Attur Attur Attur, Malliakarai, Kalrayanmalai, Peddanaickenpalayam, , , Kattukottai.

Gangavalli Gangavalli, , Pachamalai

Sankari Sankari Sankari (East), Devur, Sankari (West), Ernapuram

Edappadi , Konganapuram,

Mettur Mettur Mettur, Kolathur, Palamalai, Nangavalli, Mecheri, Pottaneri

Omalur Omalur, Semmandapatti, , Taramangalam, Karuppur

DESIGN HORIZONS Page 5 1.4 Geography

The geographical area of this district is 5209 sq. Km. It is bounded by the following neighboring areas: - a) North by district. b) East by Attur district. c) South by karur district. d) West by district. 1.5 Transport

Salem is well connected by Road and Rail with other part of Southern India.

Road transportation of Salem   Three important Highways NH7, NH47 and NH68 pass through Salem. Salem has 2 bus stands.

1. MGR Integrated Bus Terminus - It is also called as Central Bus terminus. It is a new bus stand which has been built by Tamil Nadu Government. It is the terminus for all the Mofussil buses. 2. Town Bus Stand - It is also called as Old Bus Stand and Anna Bus Stand. It operates buses in and around of Salem city.

Rail Transportation in Salem   Salem is one of the Railway divisions in Southern Railway.  has 824km of length. Six Railway routes are merging in Salem Junction, so it is a major junction point  in Southern India. All the trains from to Southern Tamil Nadu, Bangalore to Chennai and Chennai to Kerala, Coimbatore are passing through Salem.

AirPort in Salem

1. is located in NH7 near to Omalur. 2. Right now Kingfisher Airlines alone operating flights from Salem to Chennai. 3. Number of Runways in Salem Airport - 1 4. Capacity of Salem Airport - 50 5. Runway length of Salem Airport - 6000ft

DESIGN HORIZONS Page 6 1.6 Literacy rate in Salem District

District average : 77% State Average: 73.45% Male: 72% Male: 60% Female: 82% Female: 40% 1.7 Education

Various education institutions available in the district are given below:

1 P.G.Colleges 8 2 Engineering 9 3 Medical Colleges 2 4 Degree Colleges 20 5 Junior Colleges 56 6 MBA Colleges 7 7 MCA Colleges 12 8 High Schools 512 9 Upper Primary High Schools 652 10 Primary Schools 1678 11 Teacher Training Colleges 2 12 Polytechnic Colleges (Govt.) 2 13 Industrial Training Institutions 8 14 B.Ed.Colleges 11 15 Nursing Training Schools 18

Education in Salem

Salem has large number of educational institutions which are as under: 

Periyar University is located in Omalur. Periyar University was started functioning from 1997 onwards. All the Arts and Science colleges in and around  Salem region are affiliated to Periyar University.  Vinayaka Mission Unversity was established in the year of 2001.  170 years old Government Arts College  Government Medical College  Government College of Engineering was started in the year of 1966. Sona College of Technology

DESIGN HORIZONS Page 7 1.8 Agriculture and crops

In Salem district Coffee, Black Pepper, Paddy, Sugarcane, Maize, Jowar, Cotton and Pulses are grown predominantly. Turmeric is also one of the important crops of the district.

Salem district is also well known for its goods procurement from various places  of the country and it is the place from where it is getting loaded for the ships to  the nearby ports through the Lorries. It can also be called as the upcoming Manchester of Tamil nadu.  The merchandise of agricultural products is the main revenue income of the district. 1.9 TouristIt is thePlaces nuclear place for various agricultural products.

1. Mattur Dam - This is biggest dam in Tamil Nadu which was built by British across the Cauvery River. 2. Yercaud - Yercaud is located in Servarayan Hills. Yercaud is a beautiful hill station with pleasant climate. It is located 30KM away from the City of Salem. Yercaud is the less expensive hill station in India. 3. Apart from these two places there are a lot of famous temples to visit within the city limit viz.,   Mariamman Temples,  Alagirnathar Thirukovil,  Sugavaneshwarar Temple,  Kandashramam Temple,  Kumaragiri Temple,  Kailasanatha temple and Ayothiappattanam temple

Mattur dam

DESIGN HORIZONS Page 8 Site seeing spaces - Yercaud

Ancient church of Yercaud

DESIGN HORIZONS Page 9 2.0 Site Survey and Plans

2.1 Land Ownership Records 2.2 Site survey Plan 2.3 City Plan with surrounding Districts 2.4 City Plan with surrounding Localities 2.5 Site Plan with Micro Market Annexure-Land Ownership Record Annexure- Site Survey Plan

DESIGN HORIZONS Page 10 2.1 Land Ownership Records

The site survey has been carried out with the latest equipment available in the market (TS – Total station survey). Survey plan with proper details locating land Boundaries with surrounding roads/ structures are enclosed along with the report.

Site plan enclosing the boundaries and the surrounding roads, is attached as the annexure. 2.2

Site survey Plan

The site survey has been carried out with the latest equipment available in the market (TS – Total station survey). Survey plan with proper details locating land Boundaries with surrounding roads/ structures are enclosed along with the report.

Site plan enclosing the boundaries and the surrounding roads, is attached as the annexure.

Following plans provides better understanding of the site to the developers: 2.3 Salem city key with surrounding districts

DESIGN HORIZONS Page 11 2.4 Plan showing Micro Markets

2.5 Plan showing the site superimposed on city map

DESIGN HORIZONS Page 12 3.0 Land Use and Development Control Regulations

3.1 Area & Land Use 3.2 Assigned land use of the site

Annexure- Master Plan Extract Annexure- T.N act & rules relating to buildings 1971

DESIGN HORIZONS Page 13 3.1 Area & Land Use

Site Area: 2.44 acres (9857 Sq. m) Commercial. Present Land Use: As per the Master Plan extract of Salem the present land use is (Master plan layout attached)

3.2 Assigned land use of the site 

At present the land is being used by the railways for keeping rails,  fish plates etc.

 Some abandoned staff quarters are also present at site.

 It is covered with bushes, shrubs, and thorny trees.

According to the present master plan of Salem the site is falling under  the commercial land use.

The surrounding lands and the plots are also being used for the  mixed commercial purposes.

The entire area surrounding the site and even the land of railways is falling under the commercial land use, wherein from the past it is being utilised by the railway department for the purposes of staff  quarters.

The proposed site is suitable commercial development and would required to intimate the local authority about the development in writing, as per the section 58 of T.N acts and rules relating to buildings, 1971.

DESIGN HORIZONS Page 14 Development control Regulations

Town Planning Department of Municipal Corporation of Salem is the concerned Authority for the approval and sanctioning of real estate/ construction project within the Municipal jurisdiction.

The development control regulations/ by-laws are applicable to Building activities and development work in areas under the jurisdiction of Municipal Corporation of Salem. The extracts of DCR norms applicable for commercial development are as follows:

Description As per DCR Norms Compliance as per site conditions Min Plot extend for commercial development 300 Sqm 9857 Sqm

Min Plot width/frontage for commercial 9 mtr 43.50 mtr development Min Front Road width 9 mtr 10 mtr Max height of building 15mrt or G+3 15mtr or less Max Floor Space Index (FSI) 1.5 1.29 Max Ground Coverage 65% 34.34% Front Set back Min 3 mtrs, road width 3 mtr as front upto 18mtrs – road width is less 3mtrs, road width than 18mtr 18mtrs to 24mtrs – 4.5mtrs, road width above 24mtrs, NH, SH – 7mtrs. rd Side Set back 3mtrs or 1/3 of 3.3 mtr

DESIGN HORIZONS Page 15 height of building whichever is higher. rd Rear Set back 3mtrs or 1/3 of 3.3 mtr height of building whichever is higher. Open Space Reservation 10% of plot area 1175.00 Sqm for plots having (11.92%) area more than 2500 sqm Parking Norms 1 ECS* for every 127 ECS* 100 Sqm of floor area or part thereof for 75% of total covered area

Premium*1ECS = 1 EquivalentFSI Car Space = an area of 2.5mtr x 5.0mtr

Premium FSI is not applicable as the min width of road required for Multistoried buildings is 12.0mtrs as per the item table given in the 5 (2) of Gazette of Tamilnadu TransferableGovt. Part II – SecDevelopment 2 issued on RightsJune 16 (TDR) 2010.

TDR is not applicable for this as per the item table given in the 7 of Gazette of Tamilnadu Acts/Regulations/GovernmentGovt. Part II – Sec 2 issued on June Orders 16 2010.

The buildings/developments within the city limit of Salem must follow the T.N act & rules relating to buildings 1971. The approval for the same must be bought from the local planning office of that particular locality.

Important contact information with respect to Building Approval and change of land MunicipalityUse are as follows:

S.no Designation Name Contact number (std code- 0427) 1 Commissioner S.Natarajan 2213131, 2318098 2 SALEM COPORATION - 2212844 ,2213993 ,2213994 ,2213995,2213996 3 EXECUTE ENGINEER - 2213100

DESIGN HORIZONS Page 16 4 PUBLIC RELATION - 2222659 CorporationOFFICER NAME OFFICE RES. (OR) QUT. CELL

COMMISSIONER 2213131 2318098

EE 2213100 2316996 9443353439 SPECIAL SCHEME

NAME OFFICE RES. CELL

Mr. Balasubramani – SE - - 9442274776

Mr. Venkatesh – EE - - 9443361228

Mr. Kamalanathan – AEE - - 9443232414

Mr. selvaraj – AEE - - 9095079980

Mr. Azhakeshan – AE - - 9443208061

Mr. Ashok kumar – AE - - 9443751717

Mr. Madhusuthanan – AE - - 9944967455

Mr. Mohanraj – AE - - 9095284129

Mr. Balasubramani – AE - - 9443194728 TOWN PLANNING

NAME OFFICE RES. CELL

EXECUTIVE ENGINEER 2213435 2334330 (P)

Mr. Suresh – AE - - 9865297779

Mr. Subramani – AE - - 9443573026

DESIGN HORIZONS Page 17 Real Estate Trends, Proposed Development and Land Value AP Tourist hotel Development at the site stretch 4.0SBI Head office Wholesale market 4.1 Real 4.1 Real Estate Developments 4.2 Site Assessment 4.3 Experts Advise

DESIGN HORIZONS Page 18 4.1 Real Estate Developments AP Tourist hotel Development at the site stretch SBI Head office Wholesale market 4.1 Real

Commercial development Iconic element in road turn over

Commercial mixed use complex Commercial Building near site

The site under consideration is surrounded by a partly mix commercial development. The site is being belonging to the railways does not have a boundary and is unprotected from the trespassers.

Within the walking proximity of the site a fare number of schools, restaurants, govt hospital, churches, banks exists catering to the surrounding area and loading stations Marketfor the goods survey, train. Demand assessment and Viability of products

The demand assessment is done based on six parameters.  Location,  Infrastructure,  Connectivity,  Accessibility,  Visibility and Perception.

DESIGN HORIZONS Page 19 Products Viability:

For analyzing the demand assessment of the subject site, the following Commercial options are considered: -   Hotels,  Educational Institutions,  Retail/Shopping centres  Retail Shops, Banks, Function hall,

Based upon this survey the most suited product mix option can be derived which will optimize financial benefit to the stakeholders as well as Railways. 4.2 Site assessment

Hotels:

The site is located in a place the commercial space. There are a number of hotels catering to all segments of tourists in the city. This area of city is filled with whole sale markets and many people visiting this area is moderate on daily basis.

The hotel can also provide facility for banquet / conference facility in the area. Part of Educatiothe site isnalrecommended Institutions: for a budget hotel.

The site is in close vicinity of commercial and mixed commercial space. Beyond the commercial hub the entire area is surrounded by residential development and also Salem acts as an educational hub for the nearby districts.

The present site can be very well used for coaching & vocational training institutes which normally like to occupy less expensive spaces such as second floor of commercial Retail/buildings.shopping centres:

Salem acts as a hub for a number of activities like consumer goods, educations, wholesale trading & supply of processed and semi processed crops to the major national and international markets. Some of the areas of Salem like sheveroy hills are producers of crops like pepper, coffee, cinnamon and natural herbs etc. Also a nominal amount of minerals like bauxite are also found in the region. As the surrounding areas of the site are being currently used for the retail/wholesale market stores and the procurement depots/centres in a bulk quantity.

The retail/wholesale shops will be a suitable option which can be developed along with other commercial activities. DESIGN HORIZONS Page 20 Office Complex:

A region filled with commercial activities generally required good spaces for support as well as marketing staff to keep an eye and control over the different activities. A complex with multi functional activities including office spaces can generate good amount of revenue for the developer. The planning for a good commercial mix needs to cater to varying requirements of the users as different activities requires different mode Banks:of services- like parking, infrastructure etc.

This parcel of land is comparatively pretty larger one for the individual bank to function within it. But there is scarcity of such facility in the area so the banks can be incorporated into requirement as a piece with sufficient space. It will fetch up much of Multipurposerevenue. /Function hall:

There is a few facilities in the nearby surrounding market area but the parcel of land available is so small, which won’t be sufficient for this purpose. The function hall can be achieved in the form a banquet hall in any one of the floors when built for a retail outlet area. 4.3

Experts Advise

It is advised to use the present site with good product mix having hotels, retail shops, banks, offices, coaching institutes and other commercial activities. The market survey reports of experts in real estate sector is attached. 4.4 Land Lease period and Lease rates

As per the Policy note issued by the Revenue Department Govt of Tamilnadu 2009 – 2010 the Minimum lease period is 3 years and maximum is 30 years as per the conditions laid down under the R.S.O. 24-A.

The lease rent inclusive of LC and LCS is fixed at 7 percent of the market value of the land for non-commercial purposes and at 14 percent for commercial purposes, the annual lease rent is revisable once in 3 years. (Copy of extract of policy note is attached for reference)

The similar kinds of activities are present in the nearby areas. A few examples are as under:

DESIGN HORIZONS Page 21 1. Raja’s Arcade

A newly constructed commercial building having shops / offices in the front and warehouse / godown in the rear part, situated at main suramangle road and around 200mtrs from proposed site. This type of buildings are growing very rapidly in the area and traders shows good response towards them. In this building the ground floor have eight no of shops and fully occupied. The occupants are wholesale traders, lorry booking office, marketing office and an ATM of HDFC bank. The rear godown is used by the traders from different area for storing their goods before levying. The first floor is completely booked but people have yet to start their businesses. The rentals are almost equivalent to the one that we have surveyed and attached with 2.the report.Commercial Building

A G+3 commercial building situated at Main Suramangle road next to the railway crossing and facing proposed site. Having shops / offices on the ground floor and commercial flats on upper floor. The building is fully occupied at present. This building was constructed a few years back; the building is mainly occupied by wholesale traders, lorry booking offices and other marketing offices.

The prevailing land lease rates and rents for different activities have been surveyed and attached for reference.

DESIGN HORIZONS Page 22