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tiesKolkata’s only real estate magazine I Vol 9 I Issue 3 I October 2013

INTERVIEW WITH “ WAS THE FIRST harSh Patodia GREAT MODERN CITY IN ASIA” ON INCLUSIVE GROWTH IN aMit Chaudhuri THE REAL ESTATE SECTOR

SUCCESS STORY: MK Jalan ON HOW ALIPORE Mall IS BECOMING KOLKATA’S SAFEST PIN CODE!

THE GREAT POTENTIAL OF SECTOR V TM real-

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To advertise: Call 033 4040 1010/6620 1010 | [email protected] Arihant Cavetto

Land area: 33 cottahs Number of lats: 16 Completion time: April 2015 Number of blocks: Single tower Unit size: 4,377 – 4,815 sq. t Location: Jodhpur Park Number of loors: 17 Open space: 81 percent Developer: Arihant

he developer speaks: “Cavetto was conceived in a rather unique way. Ater building the city’s various landmarks for years, perhaps, it was apt to ask ourselves, what was our dream abode? Cavetto is an expression of our shared vision. It ofers more than a contemporary lifestyle. It’s a diferent way of life! Eye for minute construction and quality details, and unique planning, are the two hallmarks of this project which makes it so special. Come, embrace the Cavetto life. We assure you, you will cherish the decision forever. A casual glance at the state-of-the-art elevation is sure to leave you spellbound. he well-researched and unique features spoil you for choices. here is a triple height sky deck with glass railing, yoga lawn, exclusive health club, air-conditioned banquet hall, executive lounge, beautiful landscaped gardens with jogging track, exquisitely decorated double height entrance lobby to name a few. he superior inishing and premium ittings leave nothing to be desired.”

Contact: 033 4040 1010/6620 1010 | Email: [email protected]  COVER STORy The great potential of Sector V N. K. Realtors (P) Ltd. Mudar Patherya 9, Elgin Road (4th Floor), Kolkata – 700020, India explains how Sector Tel: 033 4040 1030/6620 1010 V has emerged as a Web: www.nkrealtors.com home for IT and non- For feedback, write to us at [email protected] IT companies in the last decade. With real estate becoming more expensive, he enquires whether the location has a future.

 INSIDE

Editor: Biplab Kumar Co-ordinator: Sanjay Adhikary Proof reader: Sandip Das Distribution: Abhijit Kar and Bandhu Sundar Ghosh Database management: Sonti Nag Advertising: Anuraj Dhar (+91 9674107979) Q&A Interior Designer of the Quarter Riverside Creative: President CREDAI Bengal Harsh Designer Swarup Dutta dissects Kirti Patodia explains why Unimark Cover photo: Roman Chakraborty Patodia ofers an inclusive idea on Jhaal Farezi, explaining how each Riviera is one of the most uniquely how to make the real estate’s growth corner celebrates a vibrant Indian conceived projects in Kolkata ...... 14 sustainable ...... 10 culture...... 12

DISCLAIMER he publisher, contributors and editor are not responsible in any way for the actions or results taken by any person or organisation on the basis of reading information, stories or contributions in this publication. he views expressed are their own.

For all real estate queries, please call the customer care at: 033 4040 1010/6620 1010 anytime between 8 a.m. to 10 p.m. (IST), 7 days a week. Content published in Real-Ties is an exclusive intellectual property of the A Transforming pin code: Tangra he great Bhubaneswar emergence 80-year old turns green and young! Department of Public Relations and Raj Pasari explains how and why What makes Bhubaneswar the second How the heritage CESC House turned Corporate Communications – Tangra has emerged on the map for largest city in Eastern India? ...... 36 the clock back ninety years through a N. K. Realtors Pvt. Ltd. real estate developers ...... 32 landmark green energy initiative ....42 N.B. For free circulation, not for sale.

October 2013 /real-ties/02  EDITORIAL

Dear reader, Indian city marrying diverse architectural inluences. Is there a room for these properties in a Kolkata that In Kolkata, there is always an ongoing struggle – needs modernisation? Writer Amit Chaudhuri makes between a heritage quietly asserting itself and a future an impassioned case for their preservation; in fact, he that is strongly emerging. goes to the extent to make a case for the preservation of his issue captures this reality faithfully. complete neighbourhoods. here is Sector V that was once the exclusive preserve Besides, CREDAI Bengal Chairman Harsh Patodia of IT companies that is now evolving into a multi- presents an argument related to sectoral sustainability. business commercial hub with exciting potential as here is a growing focus on Tangra as an emerging the region expects to get its irst metro link over the residential pin code which has been captured in next few years. he cover story of our issue not only this issue. Do write in if you have observations or addresses this evolving character but also positions suggestions at [email protected]. Sector V as an economic driver of the future of the city. Wish you all a prosperous Diwali. Happy reading! here is a rich heritage presenting a case for heritage properties, which is helping make Kolkata a distinctive Team NK

Leena Kejriwal’s old Kolkata Fire safety in high rises Celebration time Community Responsibility Ace photographer Leena Kejriwal How global building codes endure ire N K Realtors honours its corporate MK Jalan talks about how electronic delves into the past and emerged with safety in high-rises ...... 20 family members who have been a part surveillance has made Alipore Kolkata’s beautiful images of a Calcutta long of its organisation over the last decade .. safest pin code ...... 28 forgotten ...... 16 ...... 22

Transforming neighbourhoods Success Story: Gossipwallah Freewheeling Celebrated writer Amit Chaudhuri Man Mohan Bagree explains how What’s the grapevine in Kolkata’s real Mudar Patherya ofers an interesting explains how Kolkata is fast losing its South City mall became the single estate sector? he proverbial ly on the choice for getting some excitement rich architectural heritage ...... 44 biggest Kolkata retail success story in wall picks up interesting stuf ...... 50 back to life – active participation in the last ive years ...... 46 your building committee! ...... 54

October 2013 /real-ties/03

THE GREAT POTENTIAL OF SECTOR V

October 2013 /real-ties/06 in the laSt deCade, SeCtor V in KolKata haS eMerged aS a hoMe for it and non-it CoMPanieS. With real eState beCoMing More exPenSiVe, hen a pebble drops in doeS the PoCKet haVe a future, Sector V, the ripples are felt across Kolkata. aSKS Mudar Patherya For years, real estate pundits have Wused this term to describe the inter-connectedness of Kolkata with its principal sotware exporting pocket. With good reason: it is estimated that 60 percent of all real estate purchases in Kolkata are made by those directly or indirectly associated with information technology. Which means that as soon as a young techie inds a job in Sector V or has been promoted, the time has come to look for one’s own home. And sure enough, the techie inds a mortgage inance company to fund a large part of the purchase, a house (blueprint really) is identiied, instalments addressed, construction progressively completed and soon the techie has a home.

Over the last decade, a majority of some 70,000 such professionals who have come to work in Sector V have found themselves homes within this 432-acre pocket on the Eastern fringe of Kolkata, creating a base for realty in and around Sector V as well as across the city.

Something interesting has begun to transpire in the last couple of years in Sector V. Realty prices have risen signiicantly. Will this mean the gradual decline of Sector V as a competitive export destination, gradually slowing the realty sector? Will this mean an inlux of more promoters keen to develop larger properties to service the growing needs of the IT industry? Read on.

Appreciation overdue Sector V realty was priced at around ` 2,500 sq. t for ownership and ` 25 a sq. t for renting about a decade ago. By 2013, these rates had moved to ` 5,000 and ` 50 respectively.

hen came two triggers – the across-the-board increase in realty prices in Kolkata, which made Sector V look relatively cheap; the announcement that inally Sector V would be connected by the proposed East-West Metro.

Suddenly, all those companies who had stayed away from Sector V – on the grounds that the place was too far – now began to consider this as the best emerging place to work out of. “Sector V is already a mature tech- town. In the next two years, the metro construction should be complete, then it will deinitely be preferred by companies for oices and the youngsters working

October 2013 /real-ties/07 in Sector V for their residence,” says Sushil Mohta, the availability of realty for IT and ITeS businesses? Will Managing Director of Merlin Group of Companies. the provision of 20 percent of realty space for non-IT businesses be exceeded and consequently erode the IT In the last couple of years, there has been a convergence character of this Kolkata geography? of social and physical infrastructure in Sector V, which has inevitably led to its reappraisal as a compelling Two factors could protect the competitiveness of Sector commercial destination. “here is an increasing V, according to Ravindra Chamaria, the man credited for having put Sector V on the map following his preference to work out of locations that provide places landmark Ininity Tower One which was built in the to eat, relax and socialise, which has begun to happen year 2000. “Even in a place like Topsia, the going rate in Sector V of late,” says Ravindra Chamaria, Chairman for commercial property is ` 85 per sq. feet while it is & Managing Director, Ininity Infotech Parks Limited. ` 40-45 per sq. feet in Sector V for considerably better “here is a greater recognition today among intending property, which indicates that the latter location still corporates of the world-class assets that we established provides superior value. Besides, a comparable place in a decade ago. As a result, those who engaged in cost- is priced at ` 60-65 per sq. t, which makes beneit analyses vis-a-vis working out of Kolkata’s Sector V nationally competitive. In fact, I would go to central business district are more than willing to the point of saying that Sector V provides one of the relocate to Sector V now than before.” most competitive holistic sotware development costs in the country - transport cost per Sector V employee Moving in is not much more than ` 500 per month while the here are some compelling reasons that have swung corresponding igure for a place like Bangalore is the argument in favour of Sector V. One, the Kolkata ` 1,500; besides, employee remuneration in Sector V IT pocket comprises at least eight buildings that have is 15 percent more competitive than in Bangalore or been acknowledged as among the best in the country. Hyderabad. Plus our workspace quality in Sector V is Two, the loor-to-loor distance of 4 m in each of these much better than the national average. So there is a buildings and loor-to-ceiling height of strong case for Sector V to a preferred IT- four metres compares favourably with BPO workplace over the foreseeable future.” 4 m in the rest of Kolkata. hree, these Mr Chamaria is putting his money where buildings provide a general span of 10 m he Kolkata IT pocket his mouth is. His company, Ininity Infotech x 10 m which enhances space eiciency comprises at least eight Parks Limited, owns four commercial compared with 6 to 8 m x 6 to 8 m in buildings that have been buildings (3.5 mn sq. t) in Sector V (two of Kolkata today. Four, these buildings them are platinum rated green buildings). acknowledged as among provide one parking lot for every 750 “Looking at the brighter side, Sector V has sq. t of built-up space compared with the best in the country. become a big business hub with various Kolkata where most oices do not have IT and infrastructure companies stationed more than a handful of parking spaces. there,” explains Pradeep Sureka, Managing Five, these buildings provide complete air- Director of the Sureka Group. “It is not conditioning, broadband, 100 percent power back-up considered far because people are considering moving and cleaner air (on account of green building status for to with the coming of the metro rail. he most). Six, these buildings provide a 12,000 sq. t food preference for Sector V is better than Dalhousie now. court, which serves the needs of the working population Even if there is an IT slowdown, the location will do compared with roadside eating in Kolkata’s CBD. well as a working place.” So if Sector V is to do better even as a non-IT location, he result is that Sector V has now begun to draw the immediate demand is that the cap on non-IT a diferent kind of customer: the non-IT company. companies in Sector V be relaxed. here is a growing Bengal Shriram, the real estate company. Shyam Steel, school of thought that indicates that a 40-50 percent the growing steel and resources company. Lux Cozi, proportion of non-IT companies should be ideal. the innerwear company from Burrabazar. “here is a “Currently, it is only 20 percent which is amongst the greater need for these companies to provide a superior lowest in India,” explains Sushil Mohta, Managing working environment to their people and Sector V Director of Merlin Properties. “he ‘IT only’ tag should realty has been able to do just that,” explains Pawan be removed and it should be open to all as the IT and Agarwal of NK Realtors. “here was a time when the ITeS companies largely depend on non-IT companies. If Kolkata companies could not think beyond BBD Bag. both are there, the area will get a illip.” he transition has begun to happen.” he blockers Losing character? Wherever there is opportunity, can problems be far Which brings us to next important question: Will the behind? “Sector V is the new Dalhousie of Kolkata but growing inlux of non-IT companies in Sector V reduce the large problem are the roads,” says Professor Jayanta

October 2013 /real-ties/08 Nath Mukhopadhyay, Dean, Globsyn Crystals. “he roads are like a para ka gali. he power, net and other basic facilities are good but the roads and encroachment are deinitely an issue.” his apathy is everywhere. It starts from the moment you enter Sector V. A bus stops in the middle of the road, bringing all trailing traic to a stop. Pavements are dominated by hovels masquerading as eateries. It is diicult to ind parking space. he policeman is almost non-existent. Sometimes it takes 15 minutes to get across 100 m. “Sector V is Hong Kong inside the buildings and the ghats of Benaras on the outside. One MNC customer who came into Kolkata looking for IT property, saw the mess, asked the driver to make an about-turn to the airport and lew back,” says Ravindra Chamaria. Technopolis - Kolkata’s irst green IT park Sushil Mohta is more emphatic. “All you see are hawkers, hawkers and hawkers! When entrepreneurs and overseas like the road leading to Rajarhat from Salt Lake Bypass companies come to see the oice spaces in Sector V, it via SDF building and the one leading to Webel Bhavan gives a bad impression,” says Sushil Mohta. “Any city or among others will be beneitted. urban infrastructure is like a showcase for the state. If you he take-of go to a shop and see a good show window, you’ll enter Interestingly, Kolkata’s IT-BPO industry is now waiting but if the show window is messy, you will think twice for the clean-up to happen. It is proceeding to create before coming in. his is the image of Sector V. We need infrastructure in anticipation. Even though Sector V has to make our urban fabric nice and clean. We need clean, a 70 percent occupancy today with 70,000 engineers, well-maintained roads. Unless we take steps to correct the it has the infrastructure to house 200,000 engineers in state of the infrastructure there, it’ll be diicult to attract three years based on the reality that annual employment the MNCs who will be reluctant coming into a town growth in Sector V is a steady 20-25 percent. whose basic amenities are shoddy!” his means that in a few years from now if Sector V However, there is hope. he Nabadiganta Industrial occupancy increases to 100 percent of the enhanced Township Authority (NDITA) has decided to repair infrastructure capacity, then exports, which took seven major roads in Sector V. “Repair work for seven more than a decade to get to nearly ` 7,000 crore, can roads will be taken up for high-grade mastic asphalt potentially treble in half that time. for which ` 15 crore will be spent. Tenders for the road repair work will be loated within the next couple Creating an unprecedented demand for new homes and of days and all the tenders will be e-tenders,” said lifestyles catering to a new generation of knowledge NDITA chairman Alapan Bandyopadhayay, adding that workers. repair work of other roads will also be taken up which amounts to around ` 1 crore. All the important stretches

Seven changes that can graduate Sector V into the next league

1 Clean the roads: What is needed is regular road 5 Have some percentage of land dedicated to auto repair and maintenance. terminals, bus terminals and taxi terminals. By Sushil Mohta 2 Make proper parking lots for taxi stands and 6 Introduce signages indicating designated Managing Director buses. parking zones. Merlin Group 3 Provision for Bus Rapid Transit Systems (BRT) 7 Provide food kiosks to vendors and educate in and around the E. M. Bypass with dedicated them on health and hygiene. Create a hawkers’ bus tracks. corner like in hailand and Singapore. 4 Forbid autos and taxis from parking on the road.

October 2013 /real-ties/09 Q&A For decades, the crème de la crème of Kolkata’s real estate industry marketed properties for the crème de la crème. he high-end catering to the high-end. However, refreshing winds of change are beginning to blow.

Harsh Patodia, Chairman and Managing Director, Unimark Group and President Credai Bengal has an inclusive idea to ofer to make the sector’s growth sustainable. He explains the idea in an interview.

result is that the large low income housing projects What is the gist of your broad idea of are virtually non-existent in . he time Q industry growth? has come to correct this reality. In two words – inclusive growth. For decades, the largest real estate players in Bengal have marketed hrough what speciic initiatives? properties for the high-end of customers. We inally Q have a suggestion on how the largest can make A really simple idea. Let us say that I intend to properties also for the bottom rung of the market launch a project on a property that is larger than without that afecting their sustainability. what is speciied under the ULCRA. In he government should be willing this case, I should be required to go to to provide me with permission the government for permission to build How is this likely to be provided I can set aside a certain on it. he government should be willing Q possible? percentage of the area for low to provide me with permission provided Bengal is one of the few states in the income customers and for social I can set aside a certain percentage of country where the Urban Land Control uplitment projects (vocational the area for low-income customers and Regulation Act is still prevalent. Over the training, crèche, heath care etc.). for social uplitment projects (vocational decades, successive Bengal governments training, crèche, heathcare among others). have felt that the ULCRA has played his arrangement would ensure that the a responsible role in curbing speculative land interests of the high and low-income customers acquisition and pricing. he reality is that the Act would be jointly addressed within the same business makes it diicult to acquire large land tracts. he model.

October 2013 /real-ties/10 Why is this an idea whose time has vocational training or employment. his would be a win-win proposition – for the government, consumer, come? Q builder and community. For some good reasons. One, a large percent of the shortage of homes in India Permission could be granted only Hasn’t this been tried earlier is drawn from the lower income segment. if the builder promises to leave Q as part of the government Two, urban migration is increasing; the aside a certain percentage of the mixed-income residential proportion of India that lives in its urban area for low-income housing projects? centres has increased from 21 percent in where the selling price is already yes, it has but there were some handicaps 2001 to 24 percent in 2011 (Source: IIHS set by the government and a in the earlier model – this could only be Analysis based on Census of India, 2011) - certain percentage of the area attempted on land that the government and likely to rise further, which makes for a social infrastructure project owned, which was subsequently developed it imperative for the country to be able that enhances vocational training by private builders in a collaborative to provide homes to accommodate the or employment. model. he time has come for this new inlow. hree, it is increasingly evident alternative, which makes the private that one of the best ways to ensure builder responsible for procuring the local safety is by empowering people to buy their Advantages land without government intervention and reserves homes, so the moment one can solve this problem of the model the government’s role to that of a policy-making for the population’s majority, you inevitably create a Pioneering facilitator. foundation based on social security. model in India

Why do you think this model has a Why is this particularly relevant for Inclusive model Q future? Q West Bengal today? Because it is sustainable. No builder will like to To answer this, one must be able to link Infrastructural build properties and sell them for a fraction of the opportunities related to ULCRA with the low- growth prevailing value if there is an option to market them cost home problem. When you work without the at higher prices. But if there were an incentive – as ULCRA, one is immediately able to create large Social one that has been proposed - there would be a properties where it is possible to amortise focused uplitment of greater builders’ interest in doing so. Besides, low- costs more efectively and hence price properties the locality income buyers would get good quality homes with more afordably. So the catch lies in being able to Addresses the amenities they otherwise could never have imagined! weave a solution that makes it possible for builders to government’s ofer low cost housing in the state without removing priority of What are some of the other advantages the ULCRA. facilitating Q likely to emerge from this? residential needs of lower he one point that most people would not even Is it possible? Q income buyers consider at irst is that this is perhaps the most efective way of transferring a community from a Absolutely! Just consider: I want to build on a 50 acre Higher tax non-gated environment to a gated environment. property, which would be much higher than what collection When people shit from residential paras into would be permitted by ULCRA. All I would now from such standalone buildings, they lose a sense of have to do is request the government for a relevant properties community. his proposal makes it possible to retain permission. he permission could be as follows: the sense of community; just look at what happened permission to be granted only if the builder promises Strong in Sherwood Estate where you now have 1,300 to leave aside a certain percentage of the area for low community families within one vibrant complex - that is the income housing where the selling price is already set beneit future for a state like West Bengal. by the government and a certain percentage of the area for a social infrastructure project that enhances

October 2013 /real-ties/11 Stainless Steel Commode. 1,700-Wine Bottle Chandelier. ‘Ay Babua’. And Food... A conversAtion with designer And scenogrApher swArup duttA on the crAzy 10,000 sq feet JhAAl fArezi restAurAnt, winner of ‘the telegrAph AwArd’ for the best debutAnte KolKAtA restAurAnt. he theme Barmer complemented with posters of Bollywood songs Harsh Neotia bought this old bungalow near the seven- and lyrics. hen we used neon lights reminiscent of point Park Circus junction with the objective to create old Kolkata. We developed an artwork of neon letters a dining experience with a visual novelty. Since the site on multi-coloured wooden platter celebrating Ghalib’s for the restaurant was an 80-year-old colonial bungalow, “Hazaaron khwaaishey aisi ki har khwaaish pe dum nikle.” I was briefed to preserve the original structure and We created a chandelier comprising 1,700 recyclable recreate the interiors with diferent ambiences, blending wine bottles. he exposed brickwork café décor was with the exteriors being restored by architect Channa inspired by the city’s industrial past. Daswatte. he research took two months Five crazy corners coupled with six months for restoration Table for two in the café hidden from the and eight months for execution. rest (intimate conversations!). Barber chairs he unusual and poofs for a casual adda. Sitting hand- First, the theme. Seldom do spaces celebrate in-hand in the music room. Fine dining in the country and its folk culture. If you go the ‘mela room’ under the 1,700 wine-bottle to an Italian restaurant in Kolkata, you’ll chandelier (objects from fairs, rustic tables, see Italian artwork. Why not celebrate “We developed an artwork of neon Murshidabad geometric kantha upholstery, our culture for a change? Most people letters on multi-coloured wooden ancestral portraits trivialised by quirky dolls). Drama queen room for kitty parties. would have stuck with Bollywood but platter celebrating Ghalib’s India is more than just Bollywood. So we Hazaaron khwaishey aisi ki har Five whacky objects concentrated on folk music and cultural khwaish pe dum nikle.” Salacious Bhojpuri posters. Turn-of-the- nuances generally ignored. For example, century drating tables used in ine dining. the café has a number of posters with – Swarup Dutta We kept the old oxidised red looring and Bhojpuri double-meaning songs; no better place than stained glass windows. Old bottle jar light chandelier Kolkata to celebrate this inspired by migrant labourers in the mocktail bar area. he 1,700 recycled wine bottle from and UP staying together in their ‘mess’ chandelier. he checker plate toilets with stainless steel (bachelors’ pad). So a lot of their songs and dances had commode! he bar lightings made from buckets and sexual overtones. We named the series ‘Rough songs funnels put on industries pulleys. of the mango people.’ We juxtaposed these images with images of ‘patas’ from around the Kalighat Café, fine dining, music room and Temple of 150 years ago. We also developed a ‘signage alfresco terrace garden with a sit-out. on platters’ stating ‘Khao Piyo Jiyo’. In the music room, 42, Circus Avenue, Kolkata, Phone: 6502 0202 we used handcrated appliqué work from and www.jhaalfarezi.in

People don’t go to Jhaal Farezi to eat; they go to stare at the walls. hey don’t just walk and get a table; they need to book three days in advance at times. he ‘wow’ of a makeover of an old bungalow (one usually didn’t look at twice) into a retro showpiece by architect Channa Daswatte was stewarded to its logical conclusion by visualiser and interior designer Swarup Dutta.

October 2013 /real-ties/12 October 2013 /real-ties/13 Riverside unimArK is one of KolKAtA’s lArgest reAl estAte development compAnies with proJects Across residentiAl, commerciAl, industriAl, retAil And entertAinment verticAls.

An enterprise by the Heritage Realty Group, Best Residential Complex in Eastern India), Trinity, Unimark was founded by Mr. Harsh Vardhan Patodia Heritage Mayfair (Brick and Mortar Award for Best (President CREDAI Bengal and Vice President Property). We now would like to present Unimark CREDAI National). Unimark’s project portfolio of Riviera, a premier residential development located on Kirti Patodia over ten million square feet comprises projects such as Director, Unimark the banks of the Ganges River in Uttarpara designed he Unimark Asian (Nominated for WAN Awards), to completely surpass all expectations and present the he Unimark Grand, Ramsnehi Unimark Tower, river to you unlike anything before. Eternia, Sherwood Estate (CNBC Crisil Award for

Unimark Riviera Address: 20 & 22 B , Uttarpara, West Bengal - 712253 Apartments: Approximately 500 Towers (5): Affinia, Regalia, Marina, Luxuria and Oceania Options for sky terraces and private gardens Promoter: Unimark Contact: 033 4040 1010/6620 1010 Email: [email protected]

October 2013 /real-ties/14 What makes Unimark Riviera unique? he unique international architecture by Mr. Stephen Unimark Riviera is a convergence of a number of Coates (of the award-winning Acta International based unique realities. in Singapore) and Mr. Raj Agarwal as well as landscape design by Mr. Brendon Chamberlain (of WAHO he location in Uttarpara is close to upcoming Design) complements the magniicence of the river. infrastructure projects such as the Dakshineshwar Metro Station, well connected via the Bally Bridge Unimark Unimark Riviera is also integrated with Unimark and has a lovely view of the Dakshineshwar Temple. Riviera has Square, which ofers over 70,000 sq. t. of premium retail and commercial space with provisions for banks, his makes it one of the irst instances of a full-ledged over 500 feet integrated high-rise riverside real estate ofering in the pharmacies, restaurants, cafes, entertainment and retail area. of riverside outlets as well as general stores to provide a living experience with amazing access to a number of facilities A distinctive value-for-money proposition comes with frontage, at one’s doorstep. Unimark Riviera: 2-BHK and 3-BHK apartments across with over 90 a variety of price categories and a residential club: River percent of the What is the big message that you want to send Island equipped with seven-star luxury facilities and apartments out? amenities. hese amenities comprise a high-tech gym, having direct hat this is the irst time that a world-class, high value ininity-edge swimming pool, children’s splash pool, proposition is being extended to suburban Kolkata. spa/steam and massage room, yoga-cum-meditation river views. hat Unimark Riviera is a one-of-a-kind project with hall, indoor games area, sports area, club lounge, a brilliant and innovative design, a luxury lifestyle riverside cycling and jogging track, outdoor games area, component and an amazing connection with nature. riverside promenade, in-house cafeteria, mini-movie Unimark Riviera has something theatre and an air-conditioned banquet hall. for everyone - a great choice for Unimark Riviera enjoys over 500 feet of riverside homeowners. frontage, with over 90 percent of the apartments having direct river views. his gives our homeowners the opportunity to witness the sunrise every morning along the banks of the river.

October 2013 /real-ties/15 LEENA KEJRIWAL’S OLD KOLKATA

he Sovabazar Rajbari.

Leena Kejriwal (b.1968) is one of Kolkata’s most prominent photographers and installation artists. Brand ambassador for Fuji India. Artist-in-residence in France. Her seminal work Calcutta: Repossessing the City was launched as a book in 2007. Her work was a part of Sotheby’s Spring Asian Art auction in Leena Kejriwal March 2009. She also created a two-part photography installation called East City for Birla Academy of Art and Culture in February 2010. he show was displayed in New as Entropic Sites (January 2011), in Iran as I saw that which remained unseen (June 2011) and its latest version in Berlin as When violence became decadent.

October 2013 /real-ties/16 “i have put down a collection here which highlights Kolkata’s quirkiness to me, which i think is its main usp. i won’t exchange it for any glass and steel structure. to me, development is about cleaner and organised spaces within the basic character of a space. it’s not necessary to bulldoze down a existing structure, if not required, in the name of development.”

October 2013 /real-ties/17 October 2013 /real-ties/18 October 2013 /real-ties/19 Fire s af Since super tall buildings have high facades, worldwide building codes require the distance between an emergency vehicular access and fire service access point to be not longer than 10-18 metres. The fire department of Pune Municipal Corporation inducted an imported fire tender (70 m hydraulic platform with capacity to douse fires at 100 m) at a cost of INR 110 million.

Fire safety in Hong Kong occupants of a ire. Because the elevator was called to he refuge loor concept was introduced in 1996. By the ire loor by the ire, the elevator stopped at the 33rd using an intermediate refuge loor (1.5x1.5 m) within loor. he two guards died. a certain number of loors, occupants can reach a Lessons: Revolutionised the automatic elevator recall, temporary place of safety within 10 loors. resistance of elevator call buttons to ire or he China Fire Safety Code requires a In Hong Kong, owners of smoke and facilitating elevators to the ‘home’ loor manually by a key-operated switch. refuge loor to be constructed in buildings ire service installations above 30 m. are obliged to employ a 21-storeyed MGM he Guideline for Very Tall Buildings November 21, 1980. A ire resulted in 85 (SFPE 2012) and the China Fire Code registered FSI contractor deaths and 600 injuries Lessons: Protection state that a multiplication factor should be to inspect the FSI of the for seismic joints, combustibles for concealed used to estimate the Required Safe Egress building once every spaces in ire resistive and non-combustible Time (RSET- the time required to escape 12 months. buildings, protection for vertical openings to a safe place) of super tall buildings (including the stairways and elevator shats) as occupants may require more time to to limit smoke and ire between loors, escape. protection for HVAC systems to curb ire In Hong Kong, owners of ire service distribution, pre-ire emergency plans for installations are obliged to employ a large assembly buildings and creation of registered FSI contractor to inspect the FSI stairway doors to facilitate re-entry at no of the building once every 12 months. more than ive loor intervals.

50-storeyed One New York Plaza August 15, 1970. Two guards and an employee took an elevator from the 32nd loor to the 39th loor to notify

October 2013 /real-ties/20 ire s afety At 104 metres, the 27-storeyed Belair is not just the second highest structure in Kolkata housing some of the city’s most affluent individuals. It is also one of the safest, considering the safety-related investments that have gone into it. Amrit Banerjee, Facility Manager, explains why the building is technologically sound when it comes to fire safety.

Exit and entry: “Even as we have one entry and and employees (light man, drivers, security guards etc.) one exit point, these are 26 feet wide. However, for the possess a hands-on training and experience to put out basement, we have three entrance and exit points.” ires.” Redundancy: “To facilitate the evacuation and alarm Experience: “here was a ire on the 15th loor a system, we have two staircases as per the couple of days ago. he staf put the ire ire norms. We have ire refuse areas on out in about 15 minutes even before the the 6th, 11th and 16th loors. Besides, we ire brigade arrived. In another incident invested in four types of ire extinguishers involving an electrical short circuit, the (water-based, carbon-dioxide, ABC and ire was put out in seconds. No panic.” mechanical foam). We have two ire high “Our mantra Brands: “All the extinguishers and hydrant points and one hose reel point. ireighting equipment are of the Every lobby has a hose wheel (length 30 at Belair: renowned Ceaseire, Fire Shield and m) that is easy to use. We have a jockey FirePro brands. We purchased Ceaseire pump (75 HP), stand by pump, sprinkler Stay calm!” equipment because it works wonders. On pump and main pump (110HP each) every loor, you will ind a water-based which is checked during the ire drill.” (Fire Shield make) and an ABC Ceaseire Alarm system: “Every lobby and every extinguisher in addition to hoses reel and service lit has an alarm system. When hydrants.” there is an incidence of smoke, the alarm Investments: “We invested around is activated and shows which loor the ` 400,000 in top-grade ire extinguishers

smoke is coming from on my panel. (CO2, ABC and mechanical foam).” Every loor including the basement has Provisions: “We have three lits and if sprinklers to address the ire immediately there is a ire anywhere in the building, well before the hose or extinguishers can the ire alarm goes of. We also have a be activated.” high pressure fan which sucks the smoke and releases Fire training services: “Every month we have fresh air into the atmosphere so that no one sufocates. a ire drill conducted by an agency called Dexter & We have six air fresheners in the basement and three

Consultants. Every four months we have ire drills blowers in the building that helps us keep the CO2 level involving the residents wherein we light an actual ire at a normal level.” and ask them to counter it. he result? All our residents

October 2013 /real-ties/21 Celebration time on 27th september 2013, nK realtors celebrated the achievements of its family members.

NK family members who completed 10 years with the organisation were honoured. NK family members were awarded and appreciated for exceling in their respective spheres.

October 2013 /real-ties/22 Khardah

Land area: 1,000 cottahs Number of lats: 2,000-plus units Completion time: March 2018 Number of blocks: 30 Unit size: 855-1,225 sq. t Location: Old Calcutta Road, (Phase I – 7 blocks) Open space: 80 percent near Rahara Ram Krishna Mission School Number of loors: G+11 Developer: Siddha Group

Contact: 033 4040 1010/6620 1010 | Email: [email protected]

he developer speaks: “he biggest USP of the project is a big water body within the premises. his will be preserved, beautiied and maintained. A pedestrian track maybe added around the water body for walkers and joggers. he size of the project is also a diferentiator: no such mass housing projects are being undertaken within 3 kms. he project encapsulates highly attractive group housing for home seekers in these suburbs. Situated in a densely inhabited area with a proper market place in the vicinity, it ofers a rear entry from Kalyani Expressway, as well.” CURRENT MARKET TRENDS

KOLKATA

residentiAl - centrAl KolKAtA residentiAl - south KolKAtA residentiAl - howrAh & hooghly

Areas Price (`) Location Price (`) ` 5,100 – 8,700 4,500 – 5,000 Uttarpara 2,600 - 4,500 Area: Tangra Boral 3,000 – 3,500 Howrah 5,000 - 6,500 Narendrapur 3,000 – 3,500 Sonarpur 2,500 – 3,000 ` 4,700 – 8,700 Jagaddal 2,200 – 2,450 Area: Topsia retAil – KolKAtA Baruipur 1,800 – 2,000 Rental rates in malls Kamalgazi 3,400 - 3,900 ` Location Lease rate/sq. t (`) 9,000 – 11,000 EM Bypass, Kumrakhali 4,000 – 5,000 Area: Park Circus South Kolkata 250 – 450 Bansdroni 5,500 – 6,200 East Kolkata 200 – 450 Kudghat 5,500 – 7,000 New Town, Rajarhat 175 – 250 lAnd – KolKAtA (rAte/cottAh) Naktala 3,500 – 5,000 Central Kolkata 350 – 450 Kasba 4,500 – 6,000 125 – 150 ` 45 – 60 lac Picnic Garden 4,200 – 5,700 Narendrapur 50 – 80 Behala 2,350 – 4,500 Area: VIP Road Garia 90 – 100 DH Road 3,700 – 4,000 Howrah 150 – 250 hakurpukur 2,300 – 3,800 ` 50 – 55 lac Joka 2,800 – 3,200 retAil – KolKAtA Area: Salt Lake Maheshtala 2,500 – 3,000 Rental rates in high street Location Lease rate/sq. t (`) ` 80 – 100 lac residentiAl - north KolKAtA Park Street 300 – 450 Area: Jodhpur Park 250 – 450 ` Areas Price ( ) Elgin Road 250 – 320 Hatibagan 6,400 – 7,000 ` 50 – 80 lac heatre Road 180 – 250 Laketown 6,000 – 6,500 Area: AJC Bose Road 170 – 220 VIP (Near Haldiram) 5,500 – 6,500 Rajdanga Road 150 – 170 Sealdah 6,500 – 7,000 Rasbehari Avenue 180 – 250 ` 35 – 50 lac Barasat 2,000 – 2,800 Sonarpur 50 – 70 Area: Keshtopur 3,000 – 3,600 Narendrapur 50 – 70 2,400 – 3,200 Howrah 100 – 150 hi-end residentiAl 3,000 – 4,500 BT Road, Dunlop 3,000 – 4,200 lAnd - other AreAs Category A+ 2,300 – 3,500 ` Dumdum 4,200 – 5,800 Location Rate/cottah ( ) ` crore above 4 3,000 – 5,000 Behala 25 – 55 lac Areas: Gurusaday Road, B.C.Road, Garia 20 – 30 lac Khardah 2,200 – 2,500 Mayfair Road, Ballygunge Park Road, Narendrapur 12 – 20 lac Ballygunge Park, Queens Park, Sunny Rajpur/Harinavi 7 – 12 lac Park, Ironside, Alipore, heatre Road, residentiAl - rAJArhAt & new town Sonarpur 3 – 15 lac Southern Avenue. hakurpukur 20 – 30 lac Areas Price (`) Joka 12 – 18 lac Chinar Park 4,000 – 4,250 Category A Pailan 5 – 8 lac 91 Bus route 2,600 – 3,750 ` crore DH Road ater IIM 5 – 18 lac 1.5-4 Rajarhat Chowmatha 2,400 – 3,200 Areas: Ballygunge Place, Palm Avenue, Kona 10 – 15 lac 211 Bus Route 3,500 – 4,250 Palm Place, Ballygunge Phari, Gariahat, 15 – 30 lac Mandeville Gardens, Bhowanipore, Kochpukur 3,900 – 4,100 BT Road 20 – 30 lac New Alipore, EM Bypass, Kankurgachi, New Town Action Area II 3,800 – 4,200 Madhyamgram 12 – 20 lac Tollygunge, , New Town Action Area I 4,800 – 5,700 Baruipur 3 – 12 lac Jodhpur Park, Topsia. New Town Action Area III 3,700 – 3,900 Boral 5 – 8 lac

October 2013 /real-ties/24 BURDWAN BHUBANESWAR

commerciAl – KolKAtA zone-wise residentiAl rAtes zone-wise residentiAl rAtes

Category CBD Location Rate/sq. t (`) Location Rate/sq. t (`) Ullhas More – East Zone 2,800-2,900 NH-5 near Iskcon Temple 5,000 – 5,500 ` 80-150 Lease rate/sq. t Tikorhat – Central Zone 2,300-2,500 Patia 2,800 – 3,500 Areas: Dalhousie, Park Street, Camac Radhanagar – Central Zone 2,800-2,900 Ranga Bazar 1,600 – 2,200 Street, Elgin Road, Minto Park, Policeline More – East Zone 2,500-2,800 (Nearer to NH-203i by pass) , AJC Bose Road Renaissance – North Zone 2,150-2,350 Jatni Road close to Lingaraj 1,600 – 2,100 Category CBD (Sunderpada) retAil: rentAl rAtes in mAlls Rasulgarh (Bhubaneswar 2,100 – 3,500 ` 65-85 Cuttack NH-5) Lease rate/sq. t ` Dumduma 2,900 – 4,000 Areas: Park Circus 45 – 50 Rate/sq. t Tankapani Road 3,200 – 3,600 Category CBD Areas: Burdwan Town Ghatikhia (Khandagiri 2,700 – 4,100 adjacent area-II) ` 65-75 retAil: rentAl rAtes in high street Lease rate/sq. t Pipili (NH-203) 1,600 – 2,200 Areas: Mallick Bazar Andharua 1,600 – 2,400 ` 40 – 45 Rate/sq. t Category CBD retAil – rentAl rAtes in mAlls Areas: Burdwan Town ` 90-100 Location Lease rate/sq. t (`) Lease rate/sq. t commerciAl – burdwAn Janpath 130 – 150 Areas: heatre Road Pearl Heights at Jaidev 80 – 100 Vihar Category SBD ` 26 – 28 Lease rate/sq. t ` retAil: rentAl rAtes in high street 75-85 Areas: Burdwan Road Lease rate/sq. t Areas: Topsia, Ruby & Kasba ` lAnd – burdwAn 225 – 275 Lease rate/sq. t Category SBD Location Rate/cottah (`) Areas: Janpath ` 85-100 Beside NH 2 5 lac Lease rate/sq. t Medical College commerciAl – bhubAneswAr Station Area 7 – 8 lac Areas: Gariahat Location Lease rate/sq. t (`) Kanchannagar 3 lac Category SBD Shahid Nagar 35-40 VIP Colony 25-30 ` SILIGURI 80-100 Khandagiri 20-25 Lease rate/sq. t Nayapalli 30-40 Areas: Harish Mukherjee Road lAnd – siliguri Barmunda 35-60 Category Business Park ` 7 – 10 Kharvel Nagar 40-45 Rate/cottah ` Jaidev Vihar 40-50 42-50 Areas: NH 31 - North Bengal University Lease rate/sq. t Janpath 60-85 Areas: Saltlake Sector 5 he end-user’s search for the perfect home is driving the current real estate scenario. People Category Business Park are primarily driven by the infrastructural facilities. Previously, the middle class population had fewer options of commuting from the suburbs to the central business district, but not ` 30-45 any longer. he improvement in transportation and communication in Kolkata has paved Lease rate/sq. t way for the real estate developers to think of building homes in areas beyond the city limits. Areas: New Town, Rajarhat Consequently, afordable projects have come up in various suburban areas.

October 2013 /real-ties/25 GUWAHATI BHUBANESWAR DURGAPUR

retAil: rentAl rAtes in mAlls lAnd – bhubAneswAr zone-wise residentiAl rAtes

` Location Rate/sq. t ( ) Location Rate/sq. t (`) ` 150 – 250 NH-5 Near Iskcon Temple 25 lac City Centre 3,100-3,300 Rate/sq. t/month Patia 12 – 14 lac Bidhan Nagar 2,400-2,650 Areas: G.S. Road (on main Durgapur Station 1,900-2,000 road) 5 – 7 lac Bamunara 1,650-2,000 (areas 500m Link road 2,200-2,450 retAil: rentAl rAtes in high street inside) Sobhapur 2,700 Ranga Bazar 3.5 – 5 lac Muchipara 2,245 ` 150 – 200 (Near NH-203i bypass) Rate/sq. t/month Jatni Road close to Lingaraj 2.5 – 3.5 lac Areas: G.S. Road (Sunderpada) Rasulgarh (Bhubaneswar 6.5 lac retAil: rentAl rAtes in mAlls Cuttack NH-5) ` Dumduma 8 lac 80 – 100 ` Rate/sq. t/month Tankapani Road 3.5 – 5 lac 60 – 120 Rate/sq. t/month Areas: Zoo Road Ghatikhia (Khandagiri 6.5 – 13 lac adjacent area- Infosys II) Areas: City Centre Pipili (NH-203) 3 – 5 lac ` 80 – 100 Andharua 5 lac ` 50 – 70 Rate/sq. t/month Rate/sq. t/month Areas: Paltan Bazar Areas: Benachity ASANSOL

zone-wise residentiAl rAtes

Location Rate/sq. t (`) retAil: rentAl rAtes in high street commerciAl – guwAhAti Dhadka Road 1,830-1,860 G.T. Road, Kumarpur 2,000-2,150 ` 50 – 70 ` 200 – 250 Senraleigh Road 2,250-2,350 Lease rate/sq. t (Ground Floor) Apcar Garden 2,200-2,300 Areas: City Centre Lease rate/sq. t/month Garai Road 2,050-2,150 Areas: G.S. Road retAil – monthly rentAl rAtes in mAlls

` 180 – 200 Location Rate/sq. t (`) commerciAl (Ground Floor) Centrum Mall 50 – 80 Galaxy Mall 70 – 80 Lease rate/sq. t/month ` 32 – 45 Areas: Zoo Road Lease rate/sq. t retAil: rentAl rAtes in high street Areas: City Centre

` 50 – 70 lAnd – guwAhAti Rate/sq. t/month Areas: G.T. Road lAnd – durgApur

` 7 – 8 lac Location Rate/Cottah (`) Rate/cottah Suburb of Bidhan Nagar 3 - 6 lac Areas: Zoo Road commerciAl – AsAnsol Bidhan Nagar 10 - 12 lac Location Lease rate/sq. t (`) City Centre 15 - 20 lac (near Big Bazar) ` GT Road Near Gopalpur 16 1 – 2 Crore City Centre 15 - 20 lac Rate/cottah GT Road, Murgasol 30 (near Junction Mall) Areas: G.S. Road Rambandhu Talab 90 Andal, Airport City 4 lac

Source: NK Realtors, Survey period: September 2013.

October 2013 /real-ties/26 October 2013 /real-ties/27 community responsibility Alipore: Kolkata’s safest pin code! Alipore. Where the Viceroy once lived. Where the wealthiest of Eastern India now reside. The Alipore Citizen’s along with the Kolkata police and Reliance Security Solutions Limited installed 119 outdoor CCTV to make it one of the safest pin codes in India. We engaged in a conversation with m K Jalan who talks about how Alipore’s electronic surveillance plan is showing the country the way…

Q: Why is this electronic surveillance of 3.84 sq km. Nearly 70 percent of Alipore has been Alipore at all necessary? covered by this footprint. A: here is a simple answer to this. Following the Q: How many hours does the system work? abduction of a senior business personality and the A: he system works 24x7. here is no downtime pursuit of one of the city’s leading industrialists, a certain scare descended on Alipore. Every prominent Q: What ‘memory’ does the system possess? businessman or industrialist living in Alipore began A: he system retains a week’s recordings on its system; to feel insecure. he result is that most excerpts can be extracted and saved on the hard disk for an interminable period of their homes became fortresses. he hese cameras have been message became increasingly clear: either thereater. placed with the objective that all those who live in Alipore recruited Q: How efective (or powerful) is the dedicated security agencies to guard their where one camera’s footprint system? homes or invested in collective surveillance ends, the other camera’s A: One can answer this from various with minimal security. Either all those who footprint begins. he result perspectives. he system is powerful live in Alipore did so in collective fear or is an extensive coverage of enough to locate residents sitting inside invested in a security provision that made Alipore. a vehicle, ‘capture’ car numbers, identify it possible for them to breathe easier. petty criminals and provide citizens with Q: What is the nature of this a recourse that is as close to all-seeing on security provision? the roads as one can ind. here is another perspective A: his security provision comprises 116 electronic as well. Now that the miscreants know that there is surveillance cameras in strategic Alipore locations. surveillance, it acts as deterrence, which is a powerful antidote. Q: What is the footprint of this surveillance system? Q: A number of residents might consider this A: he footprint extends from the Police Training to be an intrusion on their privacy? School at the start of AJC Bose Road at the Northern A: he system does not enter people’s homes, so it end to Majerhat Bridge at the Southern end covering does not intrude on their privacy. Whatever images

October 2013 /real-ties/28 are ‘captured’ on the streets are retained for a week, the Q: Can you explain some of the points relevant images saved and the rest discarded. he system mentioned above? is not directed to capture images relating to the vehicles A: Let us assume that you want to drive through or movements of speciic individuals. Alipore and are short on time. Today, there is no way Q: Are the cameras pilfer-proof? of knowing whether the roads will be congested or not. We expect to create a portal that will make it possible A: hey are not. However, the deterrents are that they for people to log in and view which roads would be are placed at a height of 30 feet above street-level and most navigable, making it possible for them to select the would be able to ‘capture’ images of thieves moving right road and save time. Or take another instance; you up the poles by which time the police would be in a need to ile an FIR and the usual response would be to position to reach the spot and apprehend them. So go to a police station and ile one. What if technology while the system is not entirely pilfer-proof, there are made it possible for you to ile it online? So the broad reasonable safeguards in place. aspect is how one can potentially leverage technology Q: What kind of cameras are these? to get the beneit of public services quickly A: he cameras that have been used are of If we can mobilise a mere and conveniently. hat is the vision with two kinds - one with a reasonable range of which this technology surveillance has been vision and one with a 360 degree range of ` 50 from each – average of commissioned. vision. hese digital French cameras are top- ` 4 per month per person Q: How will it be possible to pay for of-the-line. he ive-year warranty protects – then it would be possible users from operational failures as well as this expensive system? A: Let us consider that Alipore has 80,000 technology upgrades. for this subscription-based system to pay for this. residents. If we can mobilise a mere ` 50 Q: Is the solution in Alipore only for from each – average of ` 4 per month per security purposes? person – then it would be possible for this A: On the contrary, the technology-led subscription-based system to pay for this. surveillance will start out with a security orientation but his is a model that can be applied in Alipore and every gradually extend to a holistic rejuvenation of Alipore other pin code of Kolkata. herefore, the responsibility covering culture, dependable public service delivery, is to ‘market’ the Alipore model, generate a public responsible citizenship, delivery of responsible civic buy-in, draw the broad population into the subscription services, identiication of water-logging, apprehension model and treat every resident as a customer. of traic violators and the creation of a vibrant Q: What is the overall objective of the Alipore community. It might sound ironical but the upside of Citizens’ Forum? impersonal technology will be leveraged to create a A: To create a ‘Happiness Index’ across transparent personalised community; it might sound amazing but parameters that makes it possible for every Kolkata pin a singular system can potentially achieve wide-ranging code to calculate where they stand and then to establish beneits. Alipore consistently at the head of that list.

The OC, New Alipore, Mr. NA Khan in the control room monitoring the CCTV cameras

October 2013 /real-ties/29 October 2013 /real-ties/30 October 2013 /real-ties/31 for long, tangra served as calcutta’s chinatown. most of the standing structures were built by the industrious hakka chinese upon marshy and reclaimed low-lying land. As a result, the area was not on the map of real estate developers. until now. over the last five years, a number of real estate projects have emerged in that pin code making tangra a compelling residential destination. raj pasari, cmd of rajat group, answers questions related to tangra’s potential.

What makes Tangra an attractive residential destination? A: Let me start with Tangra’s fundamentals: Q Tangra is a large 14 sq km pocket of Kolkata Tangra possesses an estimated population of 70,000 people By the virtue of being an old residential-cum- industrial locality, Tangra attracted a number of institutions (corporate and social) that provide a rich cultural depth Tangra is attractively positioned as a median between Park Circus on one side and an emerging Kolkata on its let

Q: How is this legacy pin code expected to transform? A: he implications of the word ‘transformation’ are exciting. For decades, Tangra was an industrial suburb of Kolkata. Because the tanneries generated chemical eluents, Tangra was generally forgotten on the map of Kolkata’s residential expansion. People saw it as an industrial cluster, period.

However, two dramatic developments have transpired over the last decade. One, the city has grown beyond Tangra (Salt Lake, Rajarhat and EM Bypass) without the development touching Tangra at all, which was still facing a lux in the transition from industrial to non-industrial use. Two, the West Bengal Government directed the tanneries to cease their operations and shit outwards to Bantala, which is really an inlection point in the modern history of Tangra, opening the way to a complete makeover.

Q: What kind of a makeover? A: When entire pin codes are statutorily required to change their character, as in this case, there are

October 2013 /real-ties/32 “Tangra“Tangraisis at thethe cusp cusp of of a a dramaticdramatic transformation”transformation”

October 2013 /real-ties/33 emerging opportunities. Let me put it this way: Tangra evolved into its existing character across more than six decades. Until a decade ago, the ‘Tangra’ brand stood for an industrial cluster and home to a speciic ethnic community. When the government stipulated that the existing tanneries would need to relocate, it created the ground for the industrial units to be sold and residential property developers to move in. Interestingly, the transformation did not happen overnight. I would go to the point of saying that its makeover has only just begun and will continue for the next few decades. Q: What could be the reason for this delayed transformation? A: here are a number of factors that accounted for the stagger. One, real estate prices did not improve immediately following the government order, as a result of which there was no incentive for the old residents to vacate. Two, the infrastructure required to connect and sustain this transformation was still some years away. hree, the recession of 2008 staggered the transformation. Four, infrastructure projects are generally long-term in Rajat Boulevard (54 units) their gestation and commissioning, so even though some infrastructure projects began to be implemented a few years ago, they are still work-in-progress and the beneits even decades), I foresee that the transformation will of these are yet to pass through for people to consider extend wider and deeper. As real estate prices rise, moving into Tangra. the weaker holders will be tempted to cash When infrastructure is in their holdings and move elsewhere; the Q: What gives you the optimism created, it serves to attract aggregation of properties will result in that the transformation is a reality larger and more modern properties to be and presently underway? people, buildings and commissioned and when this happens, the A: here are some good reasons to companies. In our experience, transformation of Tangra will accelerate. believe so. Over the last three years, some the most powerful driver attractive and deining real estate projects Q: What is going to be the driver of have been initiated in and around Tangra. of residential growth is this transformation? One is Silver Spring, which was among transportation infrastructure. A: In one word: infrastructure. When the irst residential projects to be ofered infrastructure is created, it serves to attract on the EM Bypass around Tangra, setting people, buildings and companies. In our the standard for prospective pricing and positioning. experience, the most powerful driver of residential he other is Atmosphere by Forum Projects, which growth is transportation infrastructure. In this instance, is possibly the most expensively upmarket real estate two of the most attractive infrastructure investments project attempted in Kolkata, coming up just behind are coming up within the vicinity: one, the lyover from Science City. hen there are a number of other projects the EM Bypass to the AJC Bose Road lyover through like the 16.38 acre Active Acres (1,000 apartments), the the Topsia Road will shrink the distance between the 5 acre Ekta Floral (452 apartments) and the upmarket two terminal points from an estimated 20 minutes to Aqua Beaumont. It is not just that these projects are just 5 minutes. Besides, the metro rail from Garia to the bigger and better than the erstwhile standard; it is Kolkata Airport passing through the EM Bypass will that these projects have been promoted by various create the basis for robust growth along the hinterland prominent builders, which is a safe index of the fact that through which the train route will pass. he one area more realtors are buying into the Tangra transformation that is common to both – lyover and metro rail – is story. Tangra. Q: Why is there an optimism that this re- Q: Do you see this transformation continuing? rating will indeed happen? A: I think we are only at the beginning of the A: Simply because these two signiicant infrastructure transformation. Until now, the transformation of investments have already commenced with a growing Tangra has only touched stray pockets where landmark visibility on when they are likely to be completed. properties have been built. Over the years (and Take the lyover for instance. he last blocker for this

October 2013 /real-ties/34 Rajat Boulevard campus with a play area and gym

important arterial network was the peaceful removal foil as it is directly across the wetlands. In our opinion, of squatters from the Park Circus number four bridge, the wetlands will prove to be a sizable carbon sink. which will accelerate construction to a point where Besides, the Ramsar convention now protects the the lyover will be completed in a year and a half. resource from commercial exploitation, which means Besides, the construction of the metro rail has already that this ecological balance will be sustained over the commenced and there is optimism that this will be decades, beneiting hinterland pockets like Tangra. As a completed in the next four years. result, Tangra stands to beneit for economic Rajat Boulevard (54 units), and environment reasons over the foreseeable Q: Is Tangra alone going to be Rajat Group future. re-rated? Arihant Viento (45 units), A: We feel that the entire area starting Q: his brings us to an important Arihant Group from Topsia Road on the Southern fringe concluding point. How attractively and the Tangra Road at the Northern Ideal Niketan (133 units), priced is Tangra? fringe will emerge as one of the pockets Ideal Group A: One needs to compare the prevailing price of residential real estate in Tangra in Kolkata for some good reasons: JW Altius (101 Units), Space Group Marriott is commissioning a hotel project with the prices prevailing in the adjoining in the area, ITC Sonar Hotel is expanding, Aqua Beaumont (40 units), vicinity. For instance, the price of he Park is commissioning a hotel, Avani Space Group residential real estate in Tangra is less than Group is loating an upmarket residential Luxuria Heights (66 units), half that prevailing rate for Silver Spring and adjoining vicinity. In our opinion, property, Atmosphere is already Salarpuria Group constructing Kolkata’s most opulent this diferential is vast. So hypothetically, resident property and Ideal Group is Ekta Floral (452 units), two things can happen: the rates around commissioning a prominent commercial Ekta Group Silver Spring can decline or the rates within property. As a result, Rajat Boulevard Alcove Regency (76 units), Tangra could rise. In our opinion, the latter is more likely, given that real estate prices in is being located in a space with one of Alcove Group the most attractive investments that will Kolkata have tended to be cautiously bullish signiicantly transform its character over for the last number of years. As a result, it the next couple of years. is only a matter of time before prospective buyers ind Tangra prices attractively low with a correction Q: here is a fear of congestion following the process being set into action. sizable investment. A: his is precisely the point that needs to be made. We feel that the pin code possesses an attractive ecological

October 2013 /real-ties/35 focus on bhubAneswAr WATCH Here comes Eastern India’s OUT! second largest city BhuBANESWAR IS ThE SECoNd LARgEST CITy IN EASTERN INdIA. PoSITIoNEd FoR ALL- RouNd gRoWTh ACRoSS VARIouS INdICAToRS - ECoNoMIC, CuLTuRAL, EduCATIoNAL CAMPuSES, SoFTWARE ExPoRTS, REAL ESTATE VALuATIoNS ANd goVERNANCE.

October 2013 /real-ties/36 here are 33 big cities in India today with Marketing, Space Group. each zone having a multiple number of A recent World Bank survey (‘Doing Business 2013’) cities - North (Chandigarh, Jaipur, Delhi underlines this reality. Bhubaneswar was identiied as and Gurgaon), West (, Ahmedabad, the third most business-friendly location in India out TSurat and Baroda), South (, Bangalore, of a list of 17. his survey was conducted across factors and Hyderabad) and Central India (Gwalior, Raipur, as diverse as the ease in starting a business, dealing and Bhopal). Except for Eastern India where the only with construction permits, registering the property, really large city is Kolkata. paying taxes, trading across borders, enforcing Until now. Bhubaneswar, the capital of contracts and closing a business. What is Odisha, has emerged as the second largest city surprising was that Bhubaneswar performed of Eastern India. better than even India’s capital (number six) or India’s inancial capital Mumbai (number ten). here is a speciic reason why Bhubaneswar is not just growing its recall among planners What drives Bhubaneswar and developers; Odisha is attracting the So what has made Bhubaneswar a much- largest industrial investment in India today Sand art festival in Bhubaneswar considered city when it comes to investments? constituting 3.19 percent of the total investment of he success of the information technology initiative ` 219,628 crore translating into a need for corporate is deinitely high on the list, say a number of oices in the city and this, in turn, translating into a observers. For instance, when Infosys commissioned higher residential traction. “Today, the simple message Eastern India’s irst sotware development centre in passing through developers is that if you want to grow Bhubaneswar in 1997, brows arched. Bhubaneswar? in Eastern India, then Bhubaneswar is the only option he Company will not be able to attract and retain beyond Kolkata.” says Mayank Singh, Head Sales and talent, they said. he city will have connectivity issues

October 2013 /real-ties/37 Bhubaneswer boasts of low population, short commuting time, organised traffic flow and infrastructure development faster than population growth... with other Infosys centres across the country. he state widened, the government would immediately invest will not be able to generate an adequate throughput of towards such projects, expanding roads before any professionals to sustain Infosys’ interest. traic problems actually occurred. Problems related to infrastructure development or electricity connectivity It is more than a decade and a half since Infosys put would merely require a call in the morning to have the down its roots in Odisha’s capital. And the verdict is problem solved by the very same evening. Government out: Infosys is so happy with its experience in the state sanctions were hassle-free and granted without any that it has embarked on an expansion in space and seats. unnecessary delays. Bhubaneswar set an example for Clearly, Odisha’s largest IT company intends to take its the rest of the country with proactive government leadership ahead – for the beneit of the initiatives!” company, employees, state and country. Infosys’ success did something Infosys’ decision to expand its sotware Infosys’ success did something else for development facility in Bhubaneswar, else for Bhubaneswar. It Bhubaneswar. It created a new economic according to insiders, is based on some inspired more engineering layer – the young engineering graduate who credible nitty-gritty: Low pollution, aspirants, resulting in some could aford a car and an apartment. his short commuting time, organised traic 40 engineering colleges inspired more engineering aspirants, in turn low, infrastructure development faster triggering a demand for engineering colleges, than population growth and a positive being commissioned in resulting in some 40 engineering colleges governmental stance on industry. Within Bhubaneswar in only the being commissioned in Bhubaneswar in only a decade, Infosys emerged as the largest last seven years, more than the last seven years, more than the number IT employer in Odisha with a campus the number created in the created in the preceding 50 years! size of 50 acres (50 percent green), the he educational boom largest facility in Bhubaneswar. Employee preceding 50 years! In the last few years, Bhubaneswar has strength grew from a modest 90 in 1997 to emerged as one of India’s fastest growing 700 in 2002. technical education centres, prompting comparisons “hroughout Infosys’ presence in Bhubaneswar, the with Pune, says Jay Panda, Member of Parliament from Odisha government supported our company in every Kendrapara, Odisha. he education centres are likely to possible way,” says Abhijit Sen, who heads the Infosys enhance value to the local population and additionally outit in the city. “Whenever major roads needed to be draw students from other states, many of whom are

October 2013 /real-ties/38 West Bengal, Chhattisgarh and Bihar. People thought it would be wise to make new houses and give it on rent, which led to an increase in real estate demand.”

On the realty map Bhubaneswar is emerging on the country’s real estate map. In March 2013, Tata Housing Development Company announced the launch of Ariana, the city’s irst integrated residential complex at Shankarpur. “Over the last few years, real estate as an industry has gained momentum across Odisha with improvements in infrastructure like the new international airport here,” said Managing Director and CEO of Tata Housing, Brotin Banerjee. “Given its proximity and connectivity to metro cities such as Kolkata, Bhubaneswar is showcasing a great appetite for high-end living,” says Pawan Agarwal of N K Realtors, Eastern India’s largest realty marketing agency. Ariana, which would be a luxury residential gated community with 12 towers ranging from 14 to 19 stories, is expected to be one of the land mark projects of international standards, Banerjee said.

“Bhubaneswar as a city also ofers a much better infrastructure and connectivity,” says Singh. “Bhubaneswar and Cuttack are the most developing expected to seek employment within and stay back. twin cities.” Covent Garden, an English-themed luxury “Bhubaneswar is on its way to emerge as a villa housing project was launched by knowledge hub,” says Dr. Dhanada Kanta “We launched a residential Space Group, is nearing completion. “We Mishra, Chairman, Human Development villa housing project,” launched a residential villa housing project,” Foundation. “he city is home to several says Mayank Singh. says Mayank Singh. “his luxury project national-level institutions like IIT (Indian was launched three years ago and was sold Institute of Technology), IIIT (Indian “his luxury project was out within two days! hereater, supply has Institute of Information Technology), launched three years ago increased and prices have remained sluggish,” NISER (National Institute of Science and was sold out within he indicates. Besides, revenues from mines Education and Research), NIFT (National two days!” and allied industries that was being invested Institute of Fashion Technology), AIIMS earlier in the real estate sector has declined, (All India Institute of Medical Sciences), staggering the real estate boom.” XIMB (Xavier Institute of Management – he future Bhubaneswar), KIIT (Kalinga Institute of he future holds promise for Bhubaneswar, Industrial Technology) and Silicon Institute following the implementation of an IIT of Technology and Institute of Physics, KGP plan, whereby the city will assimilate among others.” neighbouring clusters like Khurda, Peepli and he impact on real estate Cuttack, thereby transforming what is referred he trickle-down has been relected in the Covent Garden - a luxury villa project to as a Tier-II city into a unique cohesive city’s real estate sector’s growth. “here are structure. Meanwhile, the big news is that a number of reasons why the real estate Infosys Bhubaneswar is preparing for the next sector has grown attractively,” says Priya, correspondent, league. Says Sen: “We are looking to expand facility space he Telegraph. “I have been here for eight years. I came in anticipation of growing our manpower from 3,000 here for my studies and did my course in journalism to 4,000.” Sustaining prospects of growth- for Eastern from KIIT (Patia). At that point this city was not India’s fastest growing city. that developed. he university grew and became a successful venture as a result of which many people set up engineering institutes and private universities, which accelerated student migration from Andhra Pradesh,

October 2013 /real-ties/39 October 2013 /real-ties/40 Elita Garden Vista new town Action Area iii

Land area: 25 acres Number of lats: 1,278 Completion time: Phase 1 expected to be completed by 2013 Number of blocks: 15 Unit size: 1,350 sq. t to 1,956 sq. t Number of loors: Tower size Location: Action Area 3, Rajarhat Open space: 60 percent (approximately) ranging from G+ 14; G+ 17; Developer: Keppel Magus G+ 24; and G+ 29 Development Private Limited

Contact: 033 4040 1010/6620 1010 | Email: [email protected]

he developer speaks: “he landmark Elita Garden Vista comprises high-end residences, ofering an international lifestyle like no other in Rajarhat. With 15 towers (15-30 storeys) and options between 2/3-BHK apartments, Elita Garden Vista is a perfect blend of futuristic design within a luxurious setting. Set in an oasis of foliage and lora replete with water bodies, boulevards, relax zones and a host of amenities located on a one-of-a-kind podium at the irst loor level, this development is designed for the elite. he project replicates a modern, functional layout, sleek designs, elegant inishing and space optimisation - hallmarks of any international home interior created by Keppel Land.” 80-year-old turns green and young again!

hoW ThE hERITAgE BuILdINg oF CESC houSE TuRNEd ThE CLoCK BACK ThRough A LANdMARK gREEN ENERgy INITIATIVE.

t is an irony – a positive one - that a company as the irst to become a LEED - certiied Green Building created to encourage the greater consumption of by 2014.” electricity should actually have embarked on the Idea whose time has come exercise to reduce it. I Why was the exercise at all necessary? “From a number And that is one of the most positive corporate electricity of perspectives, it is an idea whose time has come,” says consumption stories to be coming out of Kolkata in Chandak. “One, in a resource-starved nation, CESC recent years, especially among heritage buildings, most stands for the responsible use of resources and there of which appear to have convinced themselves that there was no better way of showcasing what we believe than is no way they can rationalise their electricity bill. through demonstrating this ourselves. As a result, it was So what makes this story diferent? “We are an 80-year not just important to rationalise the use of electricity to save costs for the company; it was also important to old building,” explains BL Chandak, Executive Director “with brick on the outside and steel on the inside. here prove to every other heritage property in Kolkata that what they invest in energy consumption reduction can are more than 500 heritage buildings in Kolkata, but CESC House (once Victoria House) intends to emerge be paid back within four years. As a result, at CESC we

October 2013 /real-ties/42 are not just interested in reducing our carbon footprint measures,” explains Mr Chandak. “We replaced a legacy but are interested in inspiring others to reduce their 357 TR chiller with a modern 340 TR high eiciency carbon footprint as well - the most efective way for us chiller, which enhanced chiller eiciency by 50 percent. to make the world a cleaner place.” his was just one of the improvements, which translated ` And then there was the issue of rising consumption. into a saving of 25 lac per annum.” (For other he bean counters at CESC discovered that even as their initiatives, see box) oice space was not growing, the lagship building was In the numbers consuming more electricity every single year. A building Eventually, God lies in the details. that consumed 29 lac kWh in 2006 now consumed 33 lac kWh in 2012. he annual incremental consumption Ater six years of successive increase in electricity was a visible 2 percent; besides, the increasing consumption, CESC House had interesting numbers to cost of electricity resulted in a higher notional present for Fy13: a decline from 32.46 lac kWh electricity cost being incurred by the company. CESC House had in Fy12 to 30.16 lac kWh in Fy13. interesting numbers to And during the irst two months of Fy14, Objective present for FY13: a decline hat’s when the brains trust at CESC sat down to energy consumption declined 25 percent over work the math. If the company could modernise from 32.46 lac kWh in the corresponding period of the previous year as against a projected increase of 2 percent. its energy management systems at a cost of ` 1.8 FY12 to 30.16 lac kWh in crore, the annual savings would translate into an FY13 “Now that we know what is possible, we are estimated ` 52 lac – a payback of less than four going for the jugular,” says a delighted Chandak. years translating into an IRR of 25 percent. “I expect CESC House to consume 26 lac kWh in Fy14 against what could have been a consumption of CESC’s brief to its vendor Johnson Controls (India) 34 lac kWh without the green energy initiatives, taking could have been just this…achieve a reduction in costs our energy consumption to levels we had seen in 2005.” and thank you very much. However it went beyond that: transform CESC House into a ‘Green Building’ he big surprise with a Leadership in Energy and Environmental Design So what’s the big message? “hat you don’t need a new (LEED) certiication from the U.S. Green Building building to be green,” says Mr Chandak. “When we Council (USGBC) under the Green Building rating embarked on this exercise, there were a number of systems based on the ive major categories (sustainable people who said that nothing perceptible would emerge site, water eiciency, energy and atmosphere, materials since the building and its equipment were old. However, and resources and indoor environment quality). And what we amply demonstrated that you can rewire a secondly, achieve a concurrent 25-30 percent savings in building, however old it may be. he rewiring is not energy consumption. a cost but an investment and that even something as his obviously required the heart, lungs and kidneys of passive as electricity cost can actually be turned into a the building’s energy operating system to be replaced or competitive advantage.” retroitted. “We carried out nine facility improvement Touche.

INITIATIVES THAT MADE THE BIG DIFFERENCE Replacement of an archaic 357 TR consuming 51W (including ballast) chiller with a modern 340 TR high with 1,200 energy-eicient 28W T-5 eiciency chiller. Installation of an tube lights consuming 30W (including energy-eicient 500 TR cooling tower to ballast). Result: direct energy savings of replace the existing 300 TR cooling tower. 117,000 kWh and indirect savings in A/C Result: enhanced eiciency by 50 percent. load amounting to 21,623 kWh Replacement of three ineicient 52 occupancy sensors. Result: cabin pumps with new primary and condenser lights switched of within 20 minutes of pumps. Result: increase in pump eicien- the occupant leaving the cabin. cy by 40 percent State-of-the-art building automation Installation of twelve new variable system which monitors the operation. frequency drives. Result: optimised air Result: 20 kW energy savings potential handling unit (AHU) fan power available. With BAS control and monitor- Replacement of 36W tube lights ing, 15 kW excess load is reduced.

October 2013 /real-ties/43 “Kolkata was the first great modern city in Asia.”

you hAve A lovely baari in A quiet neighbourhood And then one dAy, people stArt hAmmering it down to mAKe wAy for A modern showpiece. writer Amit chAudhuri explAins why KolKAtA could soon become Another pune if we don’t wAKe up to the fAct thAt we Are grAduAlly stripping AwAy our ArchitecturAl heritAge.

ou seem to be very passionate about the regulations could not be destroyed. She also told me how issue of ‘Neighbourhood preservation in citizen groups and laws were strong enough in Buenos K o l k a t a’. Why so? Aires and Montevideo to see to it that distinctive old Yhe neighbourhoods in Kolkata have buildings and neighbourhoods were untouched. here is architecturally rich buildings in which people are still no inkling of this concern in Calcutta. living and, ironically, without a care about the fact that Why is this conservation now a passion for they are being destroyed. here will come you? a time when this unawareness will lead to Hindustan Park is an he two things that I continue to emphasise a Kolkata beret of its cultural inheritance. is that not every city is fortunate to possess We will progressively destroy what we are, architecturally rich area but an inheritance as rich as Kolkata; this as a result of our greed and ignorance and today at least one out of ive destruction is something that should be then spending our precious fortunes to go houses are being destroyed countered. Interestingly, this distinctive to some of the western cities of the world every month! architectural ethos not only constitutes to gaze in wonder at their architectural colonial Kolkata buildings or the rajbaadis of richness. What an irony! North Kolkata but also middle-class homes of hirties, While I was travelling from Dubai to London, an air- vintage houses in Bhowanipore and art-deco Hindustan hostess told me she was from Montevideo and how her Park homes of the Forties and Fities. Hindustan Park mother lived in a 90-year old house which according to is architecturally rich but at least one of ive homes are

October 2013 /real-ties/44 being destroyed every month. I must emphasise that Coming to a basic question. Why is Kolkata I am not interested in these buildings for reasons of unique? ‘heritage’ or ‘nostalgia’, but because they are a part of It was the irst great modern city in Asia. What Calcutta’s lived fabric and memory. Kolkata was in the 19th century was an extraordinary cosmopolitan centre; there were very few places in the Is this internationally relevant? world like it. Kolkata’s amazing history makes it a world Oh, absolutely. During my travels to Asian cities like centre of modernity and to have no understanding of Kuala Lumpur and Hong Kong, I have seen how little this fact is a tragedy. has been done to preserve their architectural heritage, a model we are now mindlessly following. hese If I were to compare it to other world class cities, I’d international cities in Asia have completely destroyed say New york used to be a really interesting city when it was performing badly economically in the Seventies. their architectural past. Or for that matter look at how he Berlin Wall collapsed and America became the sole one of our most distinctive small towns, Pune (which super power in the world. Rudy Giuliani cleaned it up I used to visit once a year as a child), has completely in the Nineties which led to its reinvention as a global destroyed its architecture. It is now a Mumbai-style inancial centre for the free market. Earlier, it was a city suburb like Versova. So when you hear someone like with a shady reputation, but that’s also when its culture Dr Manmohan Singh say that ‘We must turn Mumbai was very alive. It made us understand that great cities into Shanghai’ he probably has no awareness of what the can also be quite unsavoury on some level. he same is Chinese have done to Shanghai. If we were to do the true for Berlin, which had an ambivalent status because same to Mumbai it would be a failure of vision on ater the Second World War it occupied a place between our part. the East and the West. here was no investment in Berlin, and it was for historical reasons a So how are some of the prominent bankrupt city, as it still is. But culturally it global cities preserving their In Mumbai they introduced was the capital of Germany which wouldn’t architectural heritage? a law two years ago which have been possible without its artists and I also began to become aware, as I travelled protects old buildings intellectuals confronting, rather than through Europe, that European cities like from being destroyed, the denying, Berlin’s neighbourhoods. Kolkata London and Paris and American cities is more akin to Berlin as its history is like New york, have laws preventing the powerful real estate property imprinted on its architecture. People are destruction of old buildings. you can sell lobby notwithstanding. aware of this legacy and make the most of it the buildings but you can’t destroy them. over there. My question: do only European Of course new buildings come up in areas cities have the right to address their spatial, which can accommodate them. New architectural, and cultural legacies? What about the buildings came up in Europe in place of old buildings people living here? he only way to re-imagine Kolkata which were destroyed during the Second World War. is not in the way of destroying old buildings and But post the War, laws ensured that the destruction building new shopping malls. hat is not the reinvention did not take place and their architectural inheritance we need. was preserved. he older buildings are much coveted Which parts of Kolkata are unique? as properties there; their price is higher than new he tragedy is that Kolkata is still synonymous with properties. he diference is that these properties are the South. With developments proliferating in Rajarhat being bought to live in and not destroy them. and the Eastern Metropolitan Bypass, no one is concerned about the North Kolkata today. But all of Are reforms in this area taking place anywhere North Kolkata is unique. Some other areas include in India? Khidderpore which is steadily being destroyed, as are In Mumbai, they introduced a law two years ago Bhowanipore, Paddapukur, Hindustan Park and Bakul which protects old buildings from being destroyed, the Bagan and gradually losing their character. For instance, powerful real estate property lobby notwithstanding. I am sitting in Sunny Park which is considered to be a hen there is this model of Transfer Development ‘privileged area’ but this entire lane has lost most of its Rights (TDR) in, which when a person who owns an distinctive buildings to new developments. old building, can be given a TDR to sell it to a promoter How are you taking this subject ahead? commensurate with the property value of the building. What I am looking for is a solution where these he result is that the old building inds resources to properties will be recognised as an important part of sustain its growth and doesn’t have to be destroyed. It our cultural inheritance. I am working with the Heritage has been used with some success in Mumbai. his is Commission to gradually bring about a law that will something we should be trying to easily do in Kolkata as stop the destruction of the buildings that form the well. It could be a good solution. visible ethos of Calcutta.

October 2013 /real-ties/45 south city mAll SUCCESS STORY

outh City Mall’s average Southwards, most mall shopping options Anwar Shah Road in 2008 - to address new monthly footfall of two million were still located in Central and Eastern age South Kolkata consumers with rising is estimated to equal the footfall Kolkata. disposable incomes, modern mindset and of the next two malls combined aspirational lifestyle. Besides, the mall was he promoters of South City Mall perceived in Kolkata. built as part of an integrated mixed use an opportunity to not merely plug the gap development comprising ive residential SStarting from the previous decade, an that existed but also commission a facility towers (1,675 apartments), an international interesting churn began to transpire in that would catalyse the city’s consumption curriculum school (2,000 children capacity) Kolkata: even as an increasing number appetite. It is with this perspective that and a club; hence, some of the consumption of the aluent Kolkatans were moving South City Mall was created at 375 Prince

south city mall was the.. first mall to install cctv surveillance with around 200 cameras all over the mall in 2008, covering every corner including the car parking area. first mall in india spread over a million sq. ft. first mall in india with a scientific zoning system. first mall in india with a multi-level roof top car park facilities with a capacity of 1,500 car parks and 700 parking space for two-wheelers. first mall in india with a collection of four anchor stores (largest in their own field) – shoppers stop (84,000 sq. ft), pantaloons (74,000 sq. ft) inox cinemas (58,000 sq. ft), spencer’s (72,000 sq. ft) and 3 mini-anchors – time zone (18,000 sq. ft), starmark (20,000 sq. ft) and urbano (17,000 sq. ft). first mall in india (when launched) with six movie screens (inox cinemas). first mall in india with the largest food court spread over 40,000 sq. ft with a 850-person seating capacity.

October 2013 /real-ties/46 would be driven from within. benchmark. he result is that all retailers get the same kind of footfalls and South City Mall is possibly the only Over the last ive years, South City Mall has lived up to mall in the country with uniform rentals on all three its promise. “It is not in the numbers but in the overall loors; where our retail stores on the upper loors deliver impact on Eastern India that South City Mall’s biggest equal returns as those on the ground loor whereas it is inluence lies,” explains Man Mohan Bagree, VP, South the opposite everywhere else.” City Projects (Kolkata) Limited. “Before South City Mall, no large global retailer was interested in coming And then there is attention to detail. Bentel Associates to Eastern India. But our management persuaded International of Johannesburg redesigned what the respected global brands like Marks & Spencers, Next, promoters had initially designed: the common passage Guess, he Body Shop, Lacoste, Lladro, among others inside the Mall is six metres wide in comparison to to enter Eastern India and the trend still followed with the standard practice of three metres, by malls across Timberland and Forever New opening their earliest the country, the driveway in the parking area gives the Indian retail outlets - Forever New’s third outlet and customer a seven metres wide passage on a single lane Timberland’s second outlet in India - in South City Mall. as opposed to the usual ive metres. he success that they encountered prompted an array of he results: nearly 98 percent retailers at the time of renowned international brands like FCUK, Jack & Jones, the mall’s launch in 2008 continue to be active tenants; Vero Moda, Nautica, Sisley, Tommy Hiliger, Chicco, US South City Mall has been rated as the number one in Polo, among others, to take the plunge. he Eastern India and among the top ive Best result is that South City Mall has enhanced south city mall in numbers Performing Malls in the country. South City respect for Eastern India as an important Working staff 3,000 Mall was the sixth largest mall till a year retail destination, beneiting not just itself back. he prosperity is coming down to one million sq. ft area but the entire retail community.” its tenants. In a single day, Pantaloons and Seven specialty fine dining Shoppers Stop reported sales of So the big question: what is the reason ` 1crore-plus in its August 2013 end-of- behind the unusual success of South City options season sale, setting Indian records for Mall? 40,000 sq. ft. food court the highest otake in a single day from a

A number of reasons. “Principally, South 20 escalators and eight departmental destination inside a shopping City Mall is a one-stop shop. you can elevators mall. Both Pantaloons and Shoppers Stop get everything under one roof - from a 200 closed circuit cameras, outlets at South City Mall still igure in needle to an airline ticket, from salon/spa 200 security guards and three their top three outlets all over India. Even to gym equipment” says Bagree. “Besides, sniffer dogs six years following launch, South City it has something for everyone in the Mall attracts around two million visitors a family – while the wife shops, the husband Average monthly footfalls: month, peaking at a staggering 2,75,000 on can spend time at the bookstore and the two million-plus Christmas Day 2012. children can spend time at Timezone and Mall occupancy: 100 percent he result is that South City Mall has ater they have inished, they can have a evolved in a sub-economy driver. “We meal followed by a ilm – without stepping have six anchors and 134 vanilla retailer out. South City Mall represents a balance of establishments within, which provide scale and sophistication...just right.” employment to more than 3,000 individuals directly and here are a number of other reasons why South City other thousands indirectly, having an annual business Mall is a destination of irst recall. he mall caters turnover in excess of ` 900 crores with an annual to all budgets – from the premium to the aspiring to exchequer contribution of a few hundred crores,” says the afordable across products. hen the zoning which Bagree. “We are not just an economic island; we are makes access convenient. “We zoned our mall like contributing to the city, state and country.” a departmental store - diferent zones for diferent So what of the future? “It has just been ive years since products complemented by proper placement of South City Mall was commissioned,” says Mr. Jugal brands (premium to medium range),” says Bagree. Khetawat, Director, “but we are planning to ofer a new “For example, when you talk about formal brands, experience to our patrons - not out of necessity but out there is Raymonds, Giovani, Louis Phillippe, Zodiac, of passion - which no mall in the country has attempted, Blackberry followed by Turtle, Hofmen, Success, Peter to beat the boredom and sameness yet. England and Siyarams... from premium to aspiring. All fashion footwear is zoned together. Sports wear on one side, with leather next to it. It was the irst mall in the country with 97 percent successful zoning, which set a

October 2013 /real-ties/47 Goodbye beams, welcome slabs! FoR dECAdES, BuILdINgS WERE dESIgNEd uSINg BEAMS ANd CoLuMNS ANd ThE RESuLT WAS INEVITABLy PILLARS IN ThE MIddLE oF LIVINg APARTMENTS oR BEAMS juTTINg ouT oF CEILINgS. ThE SuRPRISE IS ThAT PEoPLE LIVEd WITh ThESE AddITIoNAL MEMBERS oF ThE FAMILy WIThouT CoMPLAINT, CoNVINCEd ThAT ThERE WAS No ALTERNATIVE.

ut now there is an alternative to simpler. Besides, in a three-year construction cycle, ugly beams and slabs. one can potentially save up to nine months through this cutting-edge construction development, which is he time has come for this oten a huge diference in the economic viability of the construction system, marked by proposed development. ineiciency and disproportion, to Bbe replaced. he solution lies in “his futuristic trend is already a reality in our Hiland beam-less ‘lat slabs’ where one doesn’t need to worry Sapphire project in Ballygunge Park Road” says Sumit about ugly beams (12-18 inches thick) protruding from Dabriwala, Director, Riverside Developers Pvt. Ltd. the ceilings and walls (5-10 inches thick). “We’ve used lat slabs and designed the interiors in such a way that one gets a For long, construction companies inlicted We’ve used lat slabs and sweeping seamless sense of 1,000 or 2,000 this pain on their customers because designed the interiors in sq. t space, emerging as the irst in Kolkata’s customers themselves were tolerant. But such a way that one gets a residential segment to use this cutting-edge over the last decade, some interesting sweeping seamless sense of technology in line with the global practice developments have emerged: commercial where conventional beam column frames loor plates have got larger and clearer with 1,000 or 2,000 sq. t space. have become obsolete.” no intervening pillars; as an extension, - Sumit Dabriwala residential spaces have got larger and there Dabriwala feels this an idea ready to be has been an increased need for pillar-less halls. embraced. “I have absolutely no doubt that one will ind such a diference striking when one enters such Since necessity is the mother of invention, the result a place; there is an even bigger conviction that this is a modern construction development that does away construction practice has huge positive implications for with both. In this technique, lat slabs and shear walls the psychological well-being of those who live within.” eliminate the need for ungainly columns and proiles. he beneit is more than aesthetic; this improves the A small diference but it goes a long way… construction quality and makes the structural design

he ‘freewheeling’ on house thets in the last issue he write-up on domestic thet in Readers Tstruck a chord deep inside. his is what I have to say: Tthe last issue was like someone had we are responsible for our actions. We are anarchic, provide articulated what I have always felt. he speak luxuries to our children, show our wealth of and ignore best way forward is to be as practical those who do not have enough. My prescriptions: keep our as possible. Our interaction with the valuables in a safe place, refrain from showbaazi, care for domestic helps should be open; we the ‘extended family’, value everyone’s work and remunerate need to address their grievances to the appropriately. Only then can we expect to be paid back in maximum extent. his man-management kind. issue needs to be tackled with vigilance and humanity. Rajesh Kumar Bagri Praveen Baid

October 2013 /real-ties/48 Su Casa Twins Charaktala, Dakshin , Rajpur

Land area: 55 cottahs (Approximately) Unit size: 2 BHK (791-1,039 sq. t); Location: Charaktala, Dakshin Number of blocks: 2 3 BHK (945-1,188 sq. t) Jagatdal, Rajpur Number of loors: G+4, Proposed G+5 Open space: 54 percent (Approximately) Developer: Rupayan Construction Pvt. Ltd. Number of lats: 110 (Approximately) Completion time: March 2016

Contact: 033 4040 1010/6620 1010 | Email: [email protected]

he developer speaks: “Su Casa Twins is located at Dakshin Jagaddal, Rajpur, Kolkata. he project is barely a minute away from the upcoming E.M. Bypass Extension and 10 minutes from Garia Metro, thus one can reach any part of the city in a convenient manner. ‘he most afordable’ project ofers a nice and cozy feel at home, in a community of well-designed 110 lats. It also ofers modern amenities like AC multi-gym, swimming pool, AC community hall, indoor games amongst others. Welcome to Su Casa Twins and experience a life of convenience and comfort!” Gossipwallah O for a butterly! result: the Rajarhat location traditional market without Red loors Are butterlies disappearing has begun to attract butterlies afecting the interests of its Why doesn’t someone talk from our lives? Looks from within kms. Or for that tenants. Some said that the about the lost art of making like. Findings from the matter even Raichak, which has old tenants would be afected. lovely polished red mosaic, so Environmental Survey 2013 seen an increase in butterlies Others said that one needed typical of Calcutta? Where have by he Energy and Resources ‘by thousands’. So while it is to do things to take the legacy the artisans gone? Why have Institute indicates that around easy to crib that the world is into the modern. his is the we given up our heritage for 55 percent of interviewees in going from bad to worse, is result: a number of old tenants modern glitzy tiles? And oten its survey felt that they now anyone willing to spend some rehabilitated into the new monotonously inelegant marble encountered fewer sparrows simple money in greening property, six storeys, 100 retail or mosaic? Can someone write and butterlies. Some 37 neighbourhoods? spaces, four-screen multiplex in to this magazine on how percent felt that water in lakes and a 40,000 sq.t. Big Bazaar we can bring this art back into Finally! and ponds has deteriorated, hyper market. you may be circulation? Can someone When it rains, it pours. afecting biodiversity. So my haggling on the side of the write in on which homes of the Slowdown or not, Kolkata has question is: it is easy to crib, street shopping for groceries city still have lovely polished got two new malls in the space but how many will venture to while avoiding a speeding car red loors so that we may take of four months. Lake Mall on fund an NGO (Nature Mates, and all the related sights and pictures before these buildings . When for instance) that is actually smells in the name of nostalgia, are torn down to make way for launched in 2004, Lake Mall seeding butterly habitats across but there is always an excuse to some glass-cum-stainless steel was positioned as a test case the city? Eco Space did. he move on… high-rises? of how one can modernise a What the media reported

Delhi leads world in 202 storeys in four in the United States during Under the amendments real estate price rise! months! the 12 months ending March proposed by the rural 31, 2013. he Chinese development ministry and “India has witnessed the “China is home to 60 of the accounted for 18 percent of due to be taken up by the sharpest appreciation in real world’s 100 tallest buildings all realty sold to foreigners in cabinet soon, all records of estate prices in the last couple now under construction! 2012-13. At a median price future property transactions of years, according to data Broad Group, a manufacturer of $425,000, the Chinese will be digitised and made from the Global Property based here in Changsha, Guide, an organisation which also bought more expensive easily available for any has been planning to erect collates real estate data from homes than other foreign potential buyer to access. his across the world. Property the world’s tallest building buyers, who spent a median means that ownership would prices in Delhi witnessed (202 storeys) in winter 2013 of nearly $276,000 on US be clearly established, as also the steepest appreciation of - in only four months using homes.” prices at which the property roughly 60 percent, when factory-built modules of steel (Source: Times of India, 09.07.2013) changed hands, making it compared to cities from and concrete.” easier to value in years to 43 other countries. Delhi’s (Source: he Economic Times, come. he changes, which 60 percent rise in property 29.08.2013) Digitisation, inally could be the most signiicant prices over the past two years in the 105-year history of the is nearly 20 percentage points “A big chunk of the stress Act, will beneit buyers in higher than Brazil’s Sao Buying homes in US associated with buying a Paulo, which is the second piece of property could be both rural and urban areas.” “Indian buyers accounted fastest rising international eliminated if a government (Source: he Hindustan Times, for nearly $3.5 billion of the 16.05.2013) property market.” proposal to amend the $68.5 billion that foreigners (Source: he Times of India, registration Act goes through. 05.08.2013) spent on purchasing homes

October 2013 /real-ties/50 Unitised Substation POwERfUL. COMPACT. VALUE-fOR-MONEy.

RTS Power Corporation Ltd has been the lagship safety proposition that the product brings to the table. company of the Bhutoria Group, providing power the product It suits the residential set up because of its adaptability, conversion and power quality solutions for 38 years. comprises of three which ensures that it can be installed outdoors, he Company is one of the leading manufacturers of compartments- indoors, on rootops as well as in basements. power, distribution, extra high voltage and dry type ht side panel, lt transformers. side panel and What are the USPs of this product? transformer. What this product brings to the fore is superior power RTS has always believed in optimising its product generation capabilities and it does that by occupying portfolio with the evolving user demands. In a bid to ht side protection a fraction of the space that the other run-of-the-mill cater to the burgeoning real estate residents in and comprises a rmu, transformers do. his unique ofering from the RTS around the city, RTS has come up with a state-of-the- with sf6 vcb which pipeline utilises state-of-the-art equipment with SF6 art Unitised Substation (USS)/Compact Substation. makes the sub gas technology and is a testament of the cutting-edge station compact. Unitised Substation or Compact Substation is a R&D capabilities at our disposal. And RTS is the one-

transformer with all substation switchgear components stop-shop for any access or maintenance-related issues. transformer can attached in a single modular structure. Its outward both be oil-cooled Why choose this product above others? appearance is similar to a silent generator; it is easy to as well as dry type. he Unitised Substation combines the transformer install, saves time and is portable. with a control panel and that too at an afordable price At this juncture, a few pertinent questions pop into lt panel comprises compared to the products of its kind manufactured by one’s mind, namely the ‘where’, ‘what’ and ‘why’ of it all: all lt side protection multinational conglomerates like Schneider Electric. equipment including he Unitised Substation is thus all set to turn the power Where can this product be used? mccb, the same can distribution and transmission landscape on its head he product inds multiple applications in oil and gas be customised as from the perspective of the booming real estate scene installations worldwide as well as factories, airports, per requirement. in the city. railways and metro stations. All this vindicates the One coat of paint... Finally a puja where the aesthetics extended from the pandal to the community. The Badamtala Ashar Sangha puja organisers painted neighbourhood doors and windows so that they gelled with the pandal aesthetics. So long after the pandal has been dismantled, the fragrance of this puja will linger – and enrich the neighbourhood. one coat of paint made architectural features come alive. If only all pujas had a similar element of sustainable improvement… Mudar Patherya

October 2013 /real-ties/51 FUN ZONE places and monuments of india find places and monuments of india hidden in this grid (horizontal, vertical, downward and reverse)

A D C f y B E R A R N I H C O K I N D I A G A T E G N D N A N A f K E E R X D O T M G X R Q S w H Q Q N I C f f M A D H U B A N I E R Z E w L V G L T I B C G H X K O f P I B Z y H y R M A L N w R A w P B f O H A K A A T A K L O K U J O I S A S J M U Z S O D N I N J Z R w P S S B A D H T N R M Z I B C N B D H N I D E I J A f R J U I N N A A Q K K D A I S Z H B A D N y R f L M U R X U A H B S V K S U S O X S G y U f I w A f L I P G T A M Q M C I A R K V K G H A T G G C J N G A Q G L E Z A J I S X O w A N A V C y N H M H L G A H K A G B M V I O y V V B Z w K I A A M T I O w A Q A G N L A K Q N C I Z E B U S X A Q M N P f w E D L B L Z K X Q K J L H D X J V M H U G M H L D K Z I B A X I f N y L L T D B C L M Z S J H N R A f O N w X D B X y R G E X C G S E X U Z J H A J O C R G K N S I E V E U G A R N B f w X Z P L N y X w E A K A G B Z L N P

1. Erstwhile state that currently 11. City founded by in capital. forms the Vidarbha region of 1690. 21. Winter capital of . Maharashtra. 12. Vasco-Da-Gama landed near this 22. Ancient name of Odisha. 2. State that joined the Indian Union city in 1498. 23. National Park in Assam famous for in 1975. 13. Busy market in old Delhi built the great one-horned rhinoceros. by Mughal Emperor Shah Jahan’s 3. Judiciary capital of . 24. Small town in Bihar known for its daughter Jahan Ara. 4. Darga of the Sui Saint Khwaja famous folk paintings. 14. ‘Manchester of South India.’ Moin-Ud-Din Chisti 25. he ‘City of Joy’ associated with 15. Place in New Delhi that was 5. Prayag of ancient times. Rani Roopmati. renamed as Rajiv Chowk in 1995. 6. Town in Gujarat associated with 16. Important tea growing region of milk production. South India. 7. Aurangzeb’s tribute to his wife 17. City where the Falaknuma Palace is Begum Rabia Durani. located. 8. he ‘City of Dawn’ designed by Send in your answer at 18. Place in Assam considered sacred French architect Roger Arger. by Hindus, Muslims and Buddhists. [email protected] 9. Site of the famous Gol Gumbaz, the 19. Humayun’s tomb built by Bega Please keep sending your answers second largest dome in the world. Begum in 1565 A.D. served as a and we might just feature you in 10. Siddhartha Gautama became ‘he model for this later day monument. the next Real-Ties. Buddha’ here. 20. Famous war memorial of India’s

October 2013 /real-ties/52 NUMBERS WHAT THEY SAID...

C K Prahalad Million sq. t, the inventory of Management guru unsold housing stock in the major 700 cities (Source: Mint, August). “Every minute during the next 20 years, 30 Indians will leave rural India for settling in urban areas. here is an imperative need for India to Escalation in urban Indian land create 500 new cities to accommodate and provide a better quality life to costs prices in the last two years its migrating people. Otherwise every existing city will become a slum (Source: 10 August 2013). 40 when India becomes 75 in 2022.”

Decline (in percentage terms) in Donald Trump commercial/residential property demand in the last two years Real estate tycoon 20 (Source: 10 August 2013). “he growing demand for luxury products in India is a well-known fact and India has always been an important growth market for Trump. We Number of operational malls believe that India holds great potential on many levels and are excited in India (as of May 2013) with a total area of 180 million sq. t about the many opportunities here. We have set the standard and will 570 compared to just 225 malls ive continue to exceed expectations with all of our developments, including years ago (Source: TOI, August). Trump Towers Pune.”

Sabyasachi Mukherjee 10,500 Fashion designer he annual apartment demand (in terms of units) in Kolkata “Professionally, Kolkata has helped balance my ambitions; it keeps me culturally inclined and slows me down so I do not burn out. If you lose your way in the city and ask somebody for directions, he or she will drop you all the way to your place. In return, the person will make sure you don’t leave his or her home without a cup of tea. hat’s how warm 1,000 people in Kolkata are.” Total area (acres) developed for residential purposes on either side of Kona Expressway and Lal hanhawla National Highways 6 and 3. Mizoram Chief Minister

$bn worth realty bought by “Out of 221,077 households, 65.8 percent live in their own houses and 31.8 Indians in US in 2012-13 (Source: percent have rented accommodation, while the rest live in staf quarters, 3.5 Times of India, 9 July 2013). which makes Mizoram a state with virtually no homeless people.”

Number of units launched in the Winston Churchill mid-end segment in 2012 priced 83 between Rs 36 lac and Rs 60 lac. Former Late Prime Minister, UK

“Land monopoly is not only monopoly, but it is by far the greatest of Percentage decline in the supply of luxury homes in 2012 - from monopolies; it is a perpetual monopoly, and it is the mother of all other 280 (2011) to just 23 in 2012 forms of monopoly.” 92 (Source: HBL, January 2013). Robert Kiyosaki Number of malls that opened in Businessman, author and inancial commentator India in the last year (Source: TOI, August 2013). 60 “If you do not like real estate, all you have to do is make hamburgers, build a business around that hamburger, and franchise it.”

October 2013 /real-ties/53 Mudar Patherya, [email protected] freewheeling wAnt some excitement in life? become the secretAry of the residents’ committee of your building.

My wife did. reinforced security so this would to crack the subject. Here is the money for three to six months be pretty impossible.” ‘manual’ she dictated to me: ater the work has ended.” She became the secretary in a challenging year. he building Point: “I refuse to pay until the “Write that no building repairs “Write that the building must repairs and repainting were ceiling leakage problem is irst can ever be efectively concluded photograph each labourer; if warranted ater eight years. addressed.” without a three-way agreement any labourer is changed, the between the paints company, contractor must inform the In most high-rise buildings, Counter-point: “We must get the contractor and the building manager immediately.” this would have been simple. her neighbour to sweet-talk her committee. If the contractor Convene a meeting. Share costs. to relent.” “Let the repairs cure for 15 days plays hookey, complain to the Propose a vote of thanks. Go before the paint can inally be Point: “I want to pay across 24 paints company and he could be home. applied. Don’t rush this.” months at the rate of ` 1,000 per delisted.” Not so in ours. Even though we m ont h .” “Communicate, communicate “Write that people must are a high-rise building with and communicate with the Counter-point: “We will speak to the other buildings for a frontage, residents. Otherwise, the introduce you to a bank to which the contractor has earlier we have a fairly middle-class building’s secretary will be inance you with a loan.” w or ke d .” residents’ proile (blessing).he treated as a vendor with residents challenge: try marketing a Point: “We will be away in “Write that they must negotiate trooping in with various private ` 25,000 per apartment America. We don’t want anyone paint costs directly with the demands (‘Khetey-khetey rojgaar renovation outlay to a diverse, to be working near our verandah Asian Paints or the Bergers of korechi. Jaana uchit na?’). multi-ethnic, multi-age and while we are away for three the world – for genuine material he latest is that work has multi-income neighbour proile m ont h s .” without the contractor’s mark- commenced. he money is without smelling salts. up.” Counter-point: “We will skip trickling in. Some residents have Point: “We don’t need repairs or your part of the verandah which “Write that the contractor must extended bridge loans. Life goes repainting.” can get painted at your expense provide a weekly scheduling of on. when you return.” what he will achieve. hen share Counter-point: “But if some PS. he wife wants to convince this with the building residents.” block falls and someone is he upshot is that my wife residents to start a computer training programme for the seriously injured, there could be spent precious hours convening “Write that if they can underprivileged in the manager’s a police complaint and each of us meetings, screening contractors, cross-check the worklow with ground loor room in the would be held responsible.” someone who understands chasing paint companies, evening (ater he has let). here maatha-maaroing with the construction. he moment you Point: “I don’t want any she goes to speak to ‘seduce’ building’s manager and have a counter-opinion, the labourers to walk through my residents once again… intellectually seducing each contractor will know that you room. What if one of them resident before the collective cannot be fooled.” comes back to murder me a few verdict could be a ‘yes’. months later?” “Write that it is imperative to (You are most welcome to he wife now carries herself keep about 10 percent of the dissent... send mail!) Counter-point: “We have with an authoritative air on how contractor’s payment as retention

October 2013 /real-ties/54 Sai Plaza A. J. C. Bose Road

Land area: 12 cottahs Unit size: 888 sq. t onwards Location: 89, A. J. C. Bose Road Number of loors: B+G+ 7 floor size: 4,433 sq. t opposite Entally Market Number of oices: 28 Completion time: February 2014 Developer: Sri Sai Group

Contact: 033 4040 1010/6620 1010 | Email: [email protected]

he developer speaks: “Shree Sai Plaza is an inspiring workplace in the heart of Kolkata. It is situated at a glorious location on the AJC Bose road providing an extraordinary location advantage!” unitiSed SubStation.

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