COMMERCIAL DEVELOPMENT OF RAILWAY LAND AND AIR SPACE ON INDIAN RAILWAYS (SALEM MARKET RAILWAY STATION) Revised Site (Area – 9857 Sqm) Site Code: 06683001 ACTIVITY-1 RAIL LAND DEVELOPMENT AUTHORITY (RLDA) MINISTRY OF RAILWAYS DESIGNCONSULTANTS HORIZONS C-85, Freedom Fighter Enclave, IGNOU Road, Neb Sarai, New Delhi – 110068 Email : [email protected] Ph: 011-29534318 DESIGN HORIZONS Page 1 1.1 Overview of Salem Salem is a city and a corporation in Salem district in the Indian state of Tamil Nadu, located in the north central part of the southernmost state of India, about 340 kilometers (211 miles) southwest of state capital, Chennai. It is the fifth Municipal Corporation and Urban agglomeration in Tamil Nadu next to Chennai, Coimbatore, Madurai and Tiruchirappalli. Salem town is one of the 20 mandals in the Salem district. List of mandals: Attur - Ayodhiyapattinam - Gangavalli - Idappadi - Kadaiyampatty - Kolathur - Konganapuram – Mac donalds Choultry - Mecheri - Nangavalli - Omalur - Panamarathupatti - Peddanaickenpalayam - Salem - Sankari - Talavasal - Taramangalam - Valapady - Veerapandi – Yercaud. 1.2 District map DESIGN HORIZONS Page 4 Geographical area : 5209 sq.kms a) No. of Revenue Divisions : 4 b) No. Of Mandals : 20 c) Total No. of Villages : 157 d) Total No. Of Gram Panchayath : 20 e) Municipal Corporation : Salem f) Municipalities : Attur,sankari,mettur 1.3 Revenue Divisions and Mandals Division name Taluk name Firka Name Salem Salem Salem, Valasaiyur, Suramangalam, Thirumalaigiri, Vembadithalam, Veerapandi, Panamarathupatti Yercaud, Yercaud, Vellakadai, Puthur Valapady Valapady, Belur, Karipatti, Arunuthumalai. Attur Attur Attur, Malliakarai, Kalrayanmalai, Peddanaickenpalayam, Ethapur, Thalaivasal, Kattukottai. Gangavalli Gangavalli, Veeraganur, Pachamalai Sankari Sankari Sankari (East), Devur, Sankari (West), Ernapuram Edappadi Edappadi, Konganapuram, Poolampatti Mettur Mettur Mettur, Kolathur, Palamalai, Nangavalli, Mecheri, Pottaneri Omalur Omalur, Semmandapatti, Kadayampatti, Taramangalam, Karuppur DESIGN HORIZONS Page 5 1.4 Geography The geographical area of this district is 5209 sq. Km. It is bounded by the following neighboring areas: - a) North by Dharmapuri district. b) East by Attur district. c) South by karur district. d) West by Tharamangalam district. 1.5 Transport Salem is well connected by Road and Rail with other part of Southern India. Road transportation of Salem Three important Highways NH7, NH47 and NH68 pass through Salem. Salem has 2 bus stands. 1. MGR Integrated Bus Terminus - It is also called as Central Bus terminus. It is a new bus stand which has been built by Tamil Nadu Government. It is the terminus for all the Mofussil buses. 2. Town Bus Stand - It is also called as Old Bus Stand and Anna Bus Stand. It operates buses in and around of Salem city. Rail Transportation in Salem Salem is one of the Railway divisions in Southern Railway. Salem division has 824km of length. Six Railway routes are merging in Salem Junction, so it is a major junction point in Southern India. All the trains from Bangalore to Southern Tamil Nadu, Bangalore to Chennai and Chennai to Kerala, Coimbatore are passing through Salem. AirPort in Salem 1. Salem Airport is located in NH7 near to Omalur. 2. Right now Kingfisher Airlines alone operating flights from Salem to Chennai. 3. Number of Runways in Salem Airport - 1 4. Capacity of Salem Airport - 50 5. Runway length of Salem Airport - 6000ft DESIGN HORIZONS Page 6 1.6 Literacy rate in Salem District District average : 77% State Average: 73.45% Male: 72% Male: 60% Female: 82% Female: 40% 1.7 Education Various education institutions available in the district are given below: 1 P.G.Colleges 8 2 Engineering 9 3 Medical Colleges 2 4 Degree Colleges 20 5 Junior Colleges 56 6 MBA Colleges 7 7 MCA Colleges 12 8 High Schools 512 9 Upper Primary High Schools 652 10 Primary Schools 1678 11 Teacher Training Colleges 2 12 Polytechnic Colleges (Govt.) 2 13 Industrial Training Institutions 8 14 B.Ed.Colleges 11 15 Nursing Training Schools 18 Education in Salem Salem has large number of educational institutions which are as under: Periyar University is located in Omalur. Periyar University was started functioning from 1997 onwards. All the Arts and Science colleges in and around Salem region are affiliated to Periyar University. Vinayaka Mission Unversity was established in the year of 2001. 170 years old Government Arts College Government Medical College Government College of Engineering was started in the year of 1966. Sona College of Technology DESIGN HORIZONS Page 7 1.8 Agriculture and crops In Salem district Coffee, Black Pepper, Paddy, Sugarcane, Maize, Jowar, Cotton and Pulses are grown predominantly. Turmeric is also one of the important crops of the district. Salem district is also well known for its goods procurement from various places of the country and it is the place from where it is getting loaded for the ships to the nearby ports through the Lorries. It can also be called as the upcoming Manchester of Tamil nadu. The merchandise of agricultural products is the main revenue income of the district. 1.9 TouristIt is thePlaces nuclear place for various agricultural products. 1. Mattur Dam - This is biggest dam in Tamil Nadu which was built by British across the Cauvery River. 2. Yercaud - Yercaud is located in Servarayan Hills. Yercaud is a beautiful hill station with pleasant climate. It is located 30KM away from the City of Salem. Yercaud is the less expensive hill station in India. 3. Apart from these two places there are a lot of famous temples to visit within the city limit viz., Mariamman Temples, Alagirnathar Thirukovil, Sugavaneshwarar Temple, Kandashramam Temple, Kumaragiri Temple, Kailasanatha temple and Ayothiappattanam temple Mattur dam DESIGN HORIZONS Page 8 Site seeing spaces - Yercaud Ancient church of Yercaud DESIGN HORIZONS Page 9 2.0 Site Survey and Plans 2.1 Land Ownership Records 2.2 Site survey Plan 2.3 City Plan with surrounding Districts 2.4 City Plan with surrounding Localities 2.5 Site Plan with Micro Market Annexure-Land Ownership Record Annexure- Site Survey Plan DESIGN HORIZONS Page 10 2.1 Land Ownership Records The site survey has been carried out with the latest equipment available in the market (TS – Total station survey). Survey plan with proper details locating land Boundaries with surrounding roads/ structures are enclosed along with the report. Site plan enclosing the boundaries and the surrounding roads, is attached as the annexure. 2.2 Site survey Plan The site survey has been carried out with the latest equipment available in the market (TS – Total station survey). Survey plan with proper details locating land Boundaries with surrounding roads/ structures are enclosed along with the report. Site plan enclosing the boundaries and the surrounding roads, is attached as the annexure. Following plans provides better understanding of the site to the developers: 2.3 Salem city key with surrounding districts DESIGN HORIZONS Page 11 2.4 Plan showing Micro Markets 2.5 Plan showing the site superimposed on city map DESIGN HORIZONS Page 12 3.0 Land Use and Development Control Regulations 3.1 Area & Land Use 3.2 Assigned land use of the site Annexure- Master Plan Extract Annexure- T.N act & rules relating to buildings 1971 DESIGN HORIZONS Page 13 3.1 Area & Land Use Site Area: 2.44 acres (9857 Sq. m) Commercial. Present Land Use: As per the Master Plan extract of Salem the present land use is (Master plan layout attached) 3.2 Assigned land use of the site At present the land is being used by the railways for keeping rails, fish plates etc. Some abandoned staff quarters are also present at site. It is covered with bushes, shrubs, and thorny trees. According to the present master plan of Salem the site is falling under the commercial land use. The surrounding lands and the plots are also being used for the mixed commercial purposes. The entire area surrounding the site and even the land of railways is falling under the commercial land use, wherein from the past it is being utilised by the railway department for the purposes of staff quarters. The proposed site is suitable commercial development and would required to intimate the local authority about the development in writing, as per the section 58 of T.N acts and rules relating to buildings, 1971. DESIGN HORIZONS Page 14 Development control Regulations Town Planning Department of Municipal Corporation of Salem is the concerned Authority for the approval and sanctioning of real estate/ construction project within the Municipal jurisdiction. The development control regulations/ by-laws are applicable to Building activities and development work in areas under the jurisdiction of Municipal Corporation of Salem. The extracts of DCR norms applicable for commercial development are as follows: Description As per DCR Norms Compliance as per site conditions Min Plot extend for commercial development 300 Sqm 9857 Sqm Min Plot width/frontage for commercial 9 mtr 43.50 mtr development Min Front Road width 9 mtr 10 mtr Max height of building 15mrt or G+3 15mtr or less Max Floor Space Index (FSI) 1.5 1.29 Max Ground Coverage 65% 34.34% Front Set back Min 3 mtrs, road width 3 mtr as front upto 18mtrs – road width is less 3mtrs, road width than 18mtr 18mtrs to 24mtrs – 4.5mtrs, road width above 24mtrs, NH, SH – 7mtrs. rd Side Set back 3mtrs or 1/3 of 3.3 mtr DESIGN HORIZONS Page 15 height of building whichever is higher. rd Rear Set back 3mtrs or 1/3 of 3.3 mtr height of building whichever is higher. Open Space Reservation 10% of plot area 1175.00 Sqm for plots having (11.92%) area more than 2500 sqm Parking Norms 1 ECS* for every 127 ECS* 100 Sqm of floor area or part thereof for 75% of total covered area Premium*1ECS = 1 EquivalentFSI Car Space = an area of 2.5mtr x 5.0mtr Premium FSI is not applicable as the min width of road required for Multistoried buildings is 12.0mtrs as per the item table given in the 5 (2) of Gazette of Tamilnadu TransferableGovt.