land use plan of cochin port 2012-2042

LAND USE PLAN OF COCHIN PORT -2012-2042

April 2012

Land Use Plan of Cochin Port 2012-2042

COCHIN PORT TRUST WILLINGDON ISLAND

COCHIN-682009

LAND USE PLAN OF COCHIN PORT -2012-2042 Page - 1 -

TABLE OF CONTENTS

1. Introduction...............................................................................................: 3

2. Existing Land Use Plan of Port Area.....................................................: 4

2.1. Existing Land Use Plan of Willingdon Island.......................................: 4

2.1.1. Land Lease Details....................................................................................: 7

2.1.2. Height Restrictions due to Flying Funnel restrictions.........................: 9

2.1.3. Coastal Regulation Zone Restrictions....................................................: 11

2.2. Existing Land Usage of Other Areas Outside Willingdon Island.....: 12

2.2.1. At Vallarpadam..........................................................................................: 12

2.2.2. At Puthuvypeen.........................................................................................: 12

2.2.3. At Bolghatty................................................................................................: 13

2.2.4. At Ernakulam.............................................................................................: 13

2.2.5. At Palluruthy..............................................................................................: 13

2.2.6. At Fort Cochin............................................................................................: 13

3. Proposed Land Use Plan...........................................................................: 1 3

3.1 Proposed Land Usage Plan of WIllingdon Island.................................: 14

3.1.1. Proposed Port Side Land Usage..............................................................: 15

3.1.2. South End Land Use Plan.........................................................................: 18

3.2. Proposed Land Usage Plan of Other Areas outside Willingdon Island.: 21

3.2.1. At Vallarpadam..........................................................................................: 21

3.2.2. At Puthuvypeen.........................................................................................: 21

3.2.3 At Bolghatty...............................................................................................: 22

3.2.4 At Ernakulam.............................................................................................: 22

3.2.5 At Palluruthy..............................................................................................: 22

3.2.6 At Fort Cochin............................................................................................: 22

3.2.7. Future Development..................................................................................: 22


LIST OF FIGURES

Figure 1 Port Area in Cochin Port......................................................................... : 4

Figure 2 Existing Layout of Willington Island.................................................... : 5

Figure 3 Willington island Area Breakup............................................................ : 6

Figure 4 Land Area based on Lease Expiry (Northern End)............................. : 7

Figure 5 Land area based on lease expiry (Northern End)…………………... : 8

Figure 6 Flying Funnel and Height Restriction on Northern Part of Island... : 9

Figure 7 Flying Funnel and Height Restrictions on Southern end of Island.. : 10

Figure 8 Height Restrictions for Core Port operations...................................... : 10

Figure 9 Height Restriction at South End Reclamation Area............................ : 11

Figure 10 Proposed Land Usage Plan.................................................................... : 14

Figure 11 Backup Area for Port Operations : 15

Figure 12 Location of the Proposed Logistics Park and port User’s Complex. : 16

Figure 13 Area Statement- proposed Business District....................................... : 19

Figure 14 Land Use Plan 2012 – 2042…………………………………………….. : 24


1 . Introduction

In pursuance of the Guidelines of the Ministry of Shipping (MoS) vide letter

No. PT-11033/4/2009-PT dated 13th January, 2011, the Perspective Land Use

Plan of Cochin Port Trust for the period of 2012–2027 has been revised. The

guidelines issued vide earlier communications from the Ministry have also

been taken into account; to the extent they are consistent with the current

policy guidelines.

The land use plan forms the matrix for the balanced development of the Port

by planned distribution of the land area for various activities. The

requirement of land for future expansion projects of the Port, requirement of

land for trade that add to the cargo and vessel volumes, area that are required

for Port Users for creation of allied facilities/ additional facilities and services

to be provided to the existing lessees, etc. has been considered while working

out the land use plan.

The area requirement for various purposes has been identified considering

the projected traffic volume as per Master Plan of the Port. The development

proposals for the Port during the XIIth plan period and also the requirement

of major port user organizations of the hinterland have been considered and

matched with the local conditions, wherever necessary. The method adopted

is at best only a fairly approximate one since the activities are also in the

proposal/ planning stage.

Allowances have also been made for accommodating the variations to a

certain extent. Further, the dynamics of international trade does not permit a

rigid planning, as the fluctuations in the business will have an impact on the

land utilization by the Port users. This would also vary in accordance with

the trade cycle, market conditions and the economic reform policies of the

Government. Ecological and environmental considerations have also been

taken in to account while finalizing the plan. Thus, it can be seen that the

entire land/ water area under the jurisdiction of Cochin Port has been

judiciously distributed to obtain maximum utility/ production and without

adversely affecting the delicate ecology or hampering the natural beauty of

Cochin backwaters, which have to be conserved in the overall interest of the

country.

While finalizing the Land Use Plan the fact that the land resource is only a

means towards achieving the end objective of efficient cargo/ vessel handling

has been taken into cognizance. Accordingly, the proposed land utilization is

objectively focused towards maximizing revenue returns by putting them

into judicious and productive use.


The Land Use Plan of Cochin Port is divided into two sessions viz. (a) Land

Use Plan of Willingdon Island and (b) Land Use Plan of other areas and both

are discussed below.

2 . Existing Land Use Plan of Port Area

Cochin Port Trust has under its jurisdiction approx. 886.046 hectares of land

at various locations in Kochi including Willingdon Island (385.82 Ha.),

Bolghatty (16.670 Ha.), Vallarpadam (163.637 Ha), Puthuvypeen (308.552

Ha.), Ernakulam (5.447 Ha.), Fort Kochi (2.06 Ha.), and Palluruthy (3.86 Ha.).

Figure 1: Port Area in Cochin Port

Location Areas (Hectares)

A. Willingdon Island 385.82

1. Land in North Area of Island 233.44

2. South End Reclamation Area 152.38

B. On Ernakulam Mainland 5.447

1. North & South Tanker Jetties 1.130

2. At Thevara 0.587

3. Adjacent to GIDA land 3.510

4. In front of Chathiyath church 0.220

C. On Fort Cochin Headland 2.060

1. Fort Cochin Wharf 0.940

2. Old Workshop 0.300

3. Fort Cochin Jetty area 0.140

4. Area Occupied by Quarters 0.230

5. Beach Bungalow 0.450

D. Vallarpadam 163.637

E. Puthuvypeen 308.552

F. Bolghatty 16.670

G. Palluruthy 3.860

T O T A L 886.046

2.1 Existing Land Use Plan of Willingdon Island

Most of the Port activities are based on Willingdon Island, which consists of

reclaimed area of 233.44 hectares and an area of 152.38 hectares of land at

south end of Willingdon Island partially reclaimed. The land area on

Willingdon Island is almost completely developed barring the south end area.

The reclaimed south end area cannot be used for core port operations as

presence of rail and road bridges across the channel make it un-navigable for

ships in both the Ernakulam and Mattancherry channels southwards beyond

the Naval jetties and Cochin Port workshop respectively.


The existing layout shows the berth areas and the corresponding facilities

available on the island. The distinction between the naval area and the area

under the Cochin Port Trust is clearly visible. The entire land mass of

WIllingdon Island is shared between CoPT and the Indian Navy.

2.1.1 Land Usage

Willingdon Island consists of reclaimed area of 233.44 Hectares and an area of

152.38 Hectares of land at south end of Willingdon Island which is partially

reclaimed.

The general pattern of present land utilization of area on Willingdon Island

and the split up of the developed land under different category of use in

various locations are as given below. Out of the total land area of 385.82

Hectares on Willingdon Island, Cochin Port has leased 76.53 hectares of land

to Government/Quasi-government and Private organizations for Port

connected activities.

Figure 2 Existing Layout of Willingdon Island


Location Area (Hectares)

Land in North Area of Willigdon Island 233.44

Leased to Government Agencies 11.64

Leased to Quasi-Government Agencies 17.27

Leased to Private agencies 47.62

Port operation, including backup area, workshop, dry dock etc. 56.72

Railways (area handed over to railways in 09/2000) 29.32

Roads 27.95

Port residences and other non-operational purposes 37.13

Vacant land 5.77

Land Available at South End Reclamation Area 152.38

Vacant land at South End (partially reclaimed/being reclaimed) 141.60

Leased land at South End Reclamation Area 10.79

Total 385.82

The total proposed backup area, as per the revised master plan, required for

the future Port operations at Willingdon Island is approximately 80.12

hectares. The existing land area being used for core operations of Willingdon

Island is approximately 56.62 hectares.

Additionally, CoPT has approximately 37.13 hectares of land housing port

residences and used for non-operational purposes and vacant land of 5.77

hectares. Thus the total land area, that has not been leased out, available with

the port is approximately 99.52 hectares.

Hence, CoPT will be able to create infrastructure for proposed scale of

operations by realigning the existing land being used for core operations as

well as non-operational purposes based on the new land use plan. The

existing lease tenure of land with third parties has been taken into account so

that there is minimum disruption to existing tenancy and the proposed

development may be carried out in a phased manner.

Figure 3: Willingdon Island Area Breakup


2.1.2 Land Lease Details

The above diagram provides a layout plan detailing the land area based on

lease expiry. The colour coded layout of the land area of Willingdon Island

gives an idea of the land available to the port in the coming years. The areas

marked in red belong to the port and have not been leased out. The other

areas are colour-coded as per the legend based on their lease expiry dates.

Figure 4 Land Area based on Lease Expiry ( Northern End)


The breakup of land area by lease tenure is as given below:

Lease Expiry

Land Area ( Hectares) Percentage

2006-2010 0.64 1.19%

2011-2015 24.26 45.48%

2016-2020 11.41 21.39%

2021-2025 8.80 16.49%

2026-2030 0.96 1.80%

2031-2035 4.51 8.46%

2036-2040 1.55 2.91%

2041-2080 1.21 2.28%

Total 53.34 100.00%

Approximately 46.67% of the total area under the port trust’s jurisdiction in

the northern end is likely to be free of any lease or tenements beyond FY15,

provided Cochin Port Trust does not extend the lease contracts with the

existing lessees. Beyond 2020, about 68.06% of the area on the northern end of

Willingdon Island will be available for development as per the existing lease

agreements. Remaining lessees can be suitably relocated to other parts of the

island or may be allowed to continue their tenancy as per the port’s

developmental plans.

The entire area on the south end reclaimed land is available for development.

Land parcel measuring 4.046 hectares has been allotted to the Indian

Maritime University for setting up a campus. An area admeasuring 1.62

hectares has been allotted to the Indian Navy.

Figure 5 Land area based on lease expiry (Northern End)


2.1.3 Height Restrictions due to Flying Funnel restrictions

i) Area under flying funnel

Figure 6 Flying Funnel and Height restriction on northern part of island

Willingdon Island is also home to an airstrip that is used by Indian Navy.

Hence a significant portion of the port land falls under the flying funnel

because of which there are height restrictions for built-up development. The

flying funnel and height restrictions are detailed in the diagrams


Figure 7 Flying Funnel and Height restrictions on southern end of island

The details of height restriction at various proposed berths in the port area in Willingdon Island are as follows:

Figure 8 Height restrictions for core port operations


The details of height restriction at various proposed facilities in the south end

reclamation area are as follows:

Sl. No.

Plot ID

Proposed Usage Area Height Restrictions due to Flying Funnel

1 A15 Commercial Area 1.82 Ha Partially Applicable (G+6/7)

2 A16 Commercial Area 5.5 Ha Applicable, only small portion can be built with (G+0) Structures

3 A17 FTWZ 41.27 Ha Mostly applicable ( G+1/2/3/4/5/6/7/8/9)

4 A18 Business District 7.88 Ha Partially Applicable (G+3/4/5/6/7/8/9)

5 A19 Hospitality Node & Business District 22.38 Ha Applicable (G+5/6/7/8)

6

Maritime University 4.05 Ha Partially Applicable (G+4/5)

*Not Applicable implies that the area does not fall under any of the flying funnels

ii) Area not under flying funnel

The height restriction for built-up development in land parcels that do not fall

under the flying funnel restrictions has been assumed to be 17.3 m,

considering the height achieved by infrastructure at Vallarpadam ICTT and

restrictions imposed by Indian Navy, which occupies considerable portion of

the island.

2.1.4 Coastal Regulation Zone Restrictions

As per the CRZ notification, the CRZ areas of Kerala including the

backwaters and backwater islands requiring special consideration for the

purpose of protecting the critical coastal environment needs to be taken into

consideration by CoPT. As per the Coastal Zone Regulation for Kerala, entire

Non port activity area of the Willingdon Island is covered under the CRZ

notification and hence has 50 meters width from the High Tide Line on the

landward side as the CRZ area where no new construction is permitted.

However, facilities such as fishing jetty, fish drying yards, net mending yard,

fishing processing by traditional methods, boat building yards, ice plant, boat

repairs and the like, may be taken up within 50 meters width from HTL of

these backwater islands.

Figure 9 Height restriction at south end reclamation area


2.2 Existing Land Usage of Other Areas Outside Willingdon Island

2.2.1 At Vallarpadam

Cochin Port Trust is developing a Special Economic Zone at Vallarpadam in a

land area of 115 Ha, out of the 163.637 ha. available. This will be the first port-

based Special Economic Zones in the country. M/s Dubai Port World (DPW)

is the Co-developer of the Vallarpadam SEZ

i) International Container Transshipment Terminal (ICTT)

A land area of 115 Ha. has been earmarked for the ICTT and land is allotting

in phases. The ICTT project envisages development of facilities for handling

mother container ships of 8000+ TEU capacities. This is a State of the Art

Terminal with 1800m berth in the final stage with supporting handling

equipment to have an annual throughput of 3 million TEUs. The project is

executed on BOT basis by M/s. India Gateway Terminal Pvt. Ltd (IGT), a

subsidiary of M/s Dubai Port World (DPW). The anticipated investment of

the BOT Operator is Rs. 2118 Crores.

The License Agreement contemplates the development of the terminal in

phases. Phase-I of ICTT consisting of construction of 600m berth and

development of stacking area and other allied facilities has been partly

commissioned on 11th February 2011.

Phase I B and Phase II for Extension of berth by 300m & 900m respectively

and providing related facilities will be taken up for Implementation by BOT

operator, based on traffic build up.

ii) Other Areas

At Vallarpadam 2.58 ha. and 7.59ha. of land area have been leased to

M/s.Distipark Ltd. And M/s.M.I.V Logistics Ltd respectively for developing

Container Freight stations.

2.2.2 At Puthuvypeen

Cochin Port Trust is developing a Special Economic Zone at Puthuvypeen in

a land area of 285.8413 Ha.. M/s. BPCL-KR, Petronet LNG Ltd. and IOCL are

the Co-developers of the Puthuvypeen SEZ. The SPM project of M/s.BPCL

KR has already commissioned.

i) LNG Re-gasification Terminal

A land area of 33.4 ha. has been allotted to M/s.Petronet LNG Ltd. for setting

up of re-gasification plant of LNG Re-gasification Terminal. The LNG

terminal will consist of a jetty for LNG vessels up to a length of 280 m and

draft of 12.5m.


ii) LPG Import Terminal

M/s Indian Oil Corporation Ltd (IOCL) is intend to set up 0.6 MTPA capacity

LPG import terminal at Cochin Port to feed the markets of Kerala and South

West Tamil Nadu. Cochin Port has already leased 15 Ha. of land at

Puthuvypeen SEZ for providing facilities for pressurized storage of LPG and

the ships with LPG will be berthed at the Multi-User Liquid Terminal

proposed to be set up at Puthuvypeen SEZ under Cochin Port.

2.2.3 At Bolghatty

At Bolghatty 0.81 Ha. has been leased to Kerala Tourism Development

Corporation for their Marina, 0.50 Ha. to IWAI for their Inland waterway

terminal and 10.59 Ha. to M/s.Lulu Convention Centre for setting up of

hospitality complex. Apart from this, the water area lying adjacent to the

Vallarpadam NH connectivity can be developed later.

2.2.4 At Ernakulam

i) Land near GIDA area and Chathiyath

3.51 Ha. of land near GIDA area and 0.22 Ha. of land at Chathiyath are lying

vacant.

ii) Ernakulum Tanker Berths

At Ernakulam tanker berths an area of 1.13 Ha. is already occupied for South

and North tanker berths.

iii) At Thevara

At Thevara 0.587 Ha. area is available to be leased out for development.

2.2.5 At Palluruthy

At Palluruthy 3.86 Ha. area is available to be leased out for development.

2.2.6 At Fort Cochin

At Fort Cochin 0.16 Ha. has been leased to Kerala State Police for their

Coastal Police Station, 0.053 Ha. to Acquatic club and 0.267 ha. to M/s.Suvira

Energy.

3 . Proposed Land Use Plan

A drawing showing the proposed land usage of the whole area coming under

Cochin Port Trust is attached as Figure - 14.


3.1 Proposed Land Usage Plan of Willingdon Island

Figure 10 Proposed Land Usage Plan


3.1.1 Proposed Port Side Land Usage

The proposed port side layout plan requires an area of approximately 40.9

hectares of land for port operations which includes the backup area for dry

bulk cargo terminal, backup area for cruise terminal, storage area for Ro-Ro

berth and tank farms for liquid cargo.

The backup area for the port operations is presented in the table below:

Figure 11 Backup area for port operations

Sl. No.

Proposed Usage Location Proposed

Backup Area

1 Cruise Terminal

Operations

BTP 1.3 Hectare

2 Bulk Cargo Storage Q8, Q9 14.0 Hectare

3 General Cargo Storage Q5, Q6, Q7 6.4 Hectare

4 Fertilizer Storage Q10 2.4 Hectare

5 Cement Handling Q1, NCB 4.3 Hectare

6 Ro-Ro Storage Q2, Q3 6.0 Hectare

7 Liquid Tank Farms Q4, SCB 3.0 Hectare

8 Container Freight Station CFS 3.5 Hectare

In addition to the above the following land requirements totaling to 104.07

Hectares is also envisaged as a part of redevelopment of the Willingdon

Island.

Logistics Park – 44.8 Hectares

Ship Repair yard – 18 Hectares

FTWZ – 41.27 Hectares

Barring the FTWZ, which is proposed to be located on the Southern end of

the Island all the other facilities will need to be developed on the Northern

end. Hence the total land requirement for direct and indirect port operations

on the northern part of the island is around 103.08 Hectares.

i) Logistics Park

A logistics park spread across approximately 44.8 hectares to the north of

Willingdon Island is proposed to be created. The identified land parcel for

logistic park is being occupied by various port users and related entities. The

lease agreements of the existing tenants need to be evaluated in detail prior to

any extension and the relocation must be planned in a phased manner. The

area will be acquired and developed in a phased manner based on the expiry

of existing lease agreements.


The logistics park is proposed to abut the coal stack yard to the east and will

be close to the port user’s complex. A portion of the proposed logistics park

may be allotted for storage of cargo such as coal, timber, etc. depending on

the future traffic. Adequate measures will have to be implemented to avoid

contamination and pollution from the coal stack yard.

The area measuring 10.12 hectares to the west of the proposed Port User’s

complex is being used for CFS operations. It is proposed to continue handling

of containers at this location and may be used as an alternate CFS catering to

the ICTT at Vallarpadam. ICTT has a no-compete clause as per which CoPT

cannot undertake any container operations till ICTT has achieved 2.5 million

TEUs for three successive years of operations. Handling of container traffic

beyond this stage may be evaluated at this CFS area at a future date.

The area identified for Port Users Complex of 3.7 Ha, functionally is also a

part of Logistic Park and hence activities planned in this area as well as the

Logistic Park are interchangeable based on demand and constraints existing

under Flying Funnel restrictions.

Figure 12 Location of the proposed Logistics Park and Port User’s Complex


ii) Ship Repair yard

A land area of approximately 18 Hectares, located to the east of the

Mattancherry Channel has been earmarked for the ship repair yard. This area

includes the existing dry dock, departmental ship repair facility, the land

surrendered by F.C.I and the existing Timber Yard. The new facility will be

developed with minimum dislocation of the existing workshop and the repair

yard which is currently in operational condition. The proposed plan suggests

widening the arterial road to 10 meters and extension of the roads.

Other proposals include:

1.03 hectares of green area

Relocation of the two existing general store buildings

Open Storage area in front of the general store buildings

Two ELL cranes to service the dry dock replacing existing steam crane

and diesel crane

The Repair Jetty has been proposed to be enlarged in length to 185 m (as

against present length of 86.0 m) to be able to service Handy Size vessels

up to 25,000 DWT, in tune with the capacity of the proposed new dry

dock.

The available space has been optimized to create three facilities: Dry Dock

(size 180m x 32m x 9m), container repair yard and a supply base for

commercial ships. These facilities will be in addition to the existing dry dock

which will continue to remain operational.

The proposed land use plan will require freeing up of land presently leased

out to various tenants who may or may not be involved in direct or indirect

port related operations. This needs to be carried out in a phased manner so as

to create minimum disturbance to the ongoing operations and with due

considerations to the needs of the existing users. It is thereby suggested that a

port user’s complex be developed on priority wherein the existing port users

can relocate their office spaces. The port user’s complex will accommodate

the offices of shipping agents, banks, stevedores, shipping lines and any other

maritime related service provider.

The proposed land use plan also takes into account various administrative

needs and amenities that are required on Willingdon Island. The proposed

layout incorporates the existing infrastructure such as Cochin Port Trust

administrative building, hospitals, schools, and hotels such as Taj Malabar,

Trident, Casino and ATS Willingdon Island. The building housing the

Bristow School has been declared as a heritage structure. Therefore, this

school is proposed to be relocated at the plot adjoining the Kendriya


Vidyalaya and the playground, south of the logistics park. This will ensure

clustering of the educational institutes and playground for children at a single

locality and also free up the heritage Robert Bristow building within the

proposed logistics park.

To cater to the water requirements of the port, a rain water harvesting facility

in 1 hectare land is proposed near the southern end of the Bulk cargo storage

facility. The water from the facility could be either used for firefighting or

dust suppression system at the Bulk cargo terminal and stackyard.

The Land Use Plan has earmarked the land on Willingdon Island for activities

directly aiding and augmenting throughput of the Port. It is recommended

that there should be a Minimum Guarantee Tonnage (MGT) /Minimum

Guarantee Revenue (MGR) attached to each allotment in general. The MGT or

MGR is recommended to safeguard ports financial risk while renting its

facility to a BOT operator. The MGR for a particular period could be an

average of the forecasted revenue that the BOT operator is expected to earn

from cargo operations over the period. Similarly, MGT for a particular period

could be an average of the forecasted volumes that the BOT operator is

expected to handle over the period.

It recognizes that built up space would be required for activities incidental to

running of a port, but in view of the differential between the rents charged by

lessees from sub-lessees and the share passed on by the lessees to the Port, it

is recommended that allotments of land for providing office space on sub-

lease may be done by offering land on tender for putting up office complexes

for sub-lease, so that the Port may benefit from the revenue fetched by the

lessees in the form of the upfront premium in the tender.

3.1.2 South End Land Use Plan

The land identified for the proposal for the development of Business District

area is beyond the bridges which connect to the island. Hence the area cannot

be used for primary port activities and is about 85.32 hectares at South End of

Willingdon Island consisting of the following:

Land parcel A15 on western part of the island spread in 1.82 hectares of land.

Land parcel A16 area on west to existing tank farms spread in 5.5 hectares of land.

Land parcel A17,A18 adjacent to Indian Maritime University and spread into 49.15 Hectares of Land

Land parcel A19 at south end of the island spread into 22.38 hectares of land.


Land area measuring approx. 4.05 hectares abutting A17 on the western side and A18 on the south eastern side, for Indian Maritime University (IMU) campus

Land area measuring approx. 1.62 hectares, situated to the north of A19 and to the east of the proposed IMU campus, considered for allotment for use of Indian Navy

Land area, A21 measuring 0.4 hectares for Waste to energy facility

Land area, A22 measuring 0.4 hectares for Sewage Treatment Plant.

The canal abutting this portion of the land is currently being used by the

Indian Navy for conducting drills and training exercises. Options to make use

of the canal for providing water connectivity between the proposed FTWZ

and the container terminal or the Inland Waterways may be evaluated. The

area statement for the proposed business district is as follows:

Cochin being a preferred tourist destination and considering the unique and

exclusive nature of the location; star hotel facilities, convention centers are

proposed (A19 area) which can attract many domestic and international

tourists. The clustering of tourism functions such as five star hotels,

convention centre, commercial areas, offices, public spaces including

children’s play areas, Chinese fishing net, open food plazas and activities

such as “Kochi Haat” are proposed in the south end reclamation area(A19

area).

Considering the shift in shopping habits of Keralites towards organized

retailing and their requirement for associated entertainment, the commercial

projects are proposed (A15 area). Further, the planned reallocation of office

Land Parcel

No Proposal Suggested Functional Configuration

Total Area

Area under CRZ

A19

Business District and Hospitality

Node

Five star hotel, convention centre, commercial complexes, budgeted hotel, an open shopping area with a concept of

“Kochin Haat” and public spaces in the CRZ belt

22.38 Ha

7.36 Ha

A17 Free Trade

Warehousing Zone (FTWZ)

General Warehousing, Sea Food, Cashew, Tea, Shipping Ancillary, Empty Container Yard, Open Storage, Rain Water

Harvesting and Roads and Green Areas.

41.27 Ha

None

A18 Business District

Commercial Complex, office building, and public space. 7.88 Ha

A16 Commercial Offices 5.5 Ha

None

A15 Commercial Shopping complex 1.82 Ha

1.36 Ha

Total

78.85 Ha

8.72 Ha

Figure 13 Area Statement - Proposed Business District


space in Willingdon Island will create a definite demand for office spaces in

the proposed project (A16 & A18 area).

Hospitality Node and Business District (A19): The proposed development at

the south end of Willingdon Island will create a self-sustained investment

grade Central Business District (CBD) including hospitality components such

as star hotels and convention/ MICE (Meetings, Incentives, Conference and

Exhibition) centers. The CBD will cater to the growing need of corporate for

high quality built-up space for offices, meetings, events, conferences etc.

FTWZ and Business District (A17 & A18): A Free Trade Warehouse Zone with

a processing area of 41.27 hectares and Business district of 7.88 hectares will

be part of the development at the south end reclamation area. The processing

area will house warehousing operations and will provide necessary enabling

infrastructure for various logistics players to setup base and operate out of

the area. The Business District will act as enabler to the processing area and

will contain supporting infrastructure and amenities such as housing, banks

and financial institutions, public utilities, parks/ green areas, convenience

stores etc.

Commercial space (for offices – A16): This land parcel lies within the flying

funnel of the naval air strip and hence is constrained by the height of built-up

space that can be developed. The land parcel also abuts the liquid tank farms

on the eastern side due to which a 100 m buffer area has to be left vacant on

the eastern side of the plot. The land parcel is proposed to be leased out to

third parties for office space requirements.

Commercial space (for shopping and entertainment – A15): The area at A15 is

accessible by NH47A which connects it to the western part of Cochin i.e. Fort

Kochi area. The triangular site covers an area of 1.82 hectare. One of the main

constraints for development at the site is that a major part of the area falls

under Coastal Regulation Zone (almost 75% of the total site area of 1.36

hectares). Hence the site area available for development is reduced to 0.46

hectares. Despite this constraint, this area offers a great opportunity to

develop the land for commercial use due to its connectivity, visibility aspect

of the site (i.e. once developed the area can become a visible landmark along

the water edge. The site can be easily spotted from New Mattancherry as well

as old Mattancherry Bridge) and that the old Mattancherry bridge is

proposed to be converted to a heritage bridge for tourism. Public space

utilizing CRZ area with open air restaurant, small scale boating jetty facility,

walkways along the water-front, children’s play area can be planned in the

area falling under CRZ regulation. The development can be envisioned as

commercial development with urban plaza opening out along the water


front. The commercial activities such as shopping complex clubbed with the

public space designed along the waterfront will mark the area as active public

zone in the city.

3.2 Proposed Land Usage Plan of Other Areas Outside Willingdon

Island

3.2.1 At Vallarpadam

i) International Container Transshipment Terminal (ICTT)

The License Agreement for ICTT with M/s Dubai Port World (DPW)

contemplates the development of the terminal in phases. Phase-I of ICTT

consisting of construction of 600m berth and development of stacking area

and other allied facilities has been partly commissioned on 11th February

2011.

Phase I B and Phase II for Extension of berth by 300m & 900m respectively

and providing related facilities will be taken up for Implementation by BOT

operator, based on traffic build up.

ii) Other Areas

The remaining area is earmarked for setting up of MT depots, Container

freight stations and value services, Distribution parks closely related to

container logistic activities etc..

3.2.2 At Puthuvypeen

i) LNG Re-gasification Terminal

The LNG terminal along with re-gasification plant is expected to be

commissioned by the end of 2012. On commissioning of the terminal a lot of

processing units using the byproducts generated on LNG regasification are

expected to come up in the vicinity of LNG regasification terminal.

ii) LPG Import Terminal

M/s Indian Oil Corporation Ltd (IOCL) is setting up 0.6 MTPA capacity LPG

import terminal at Cochin Port to feed the markets of Kerala and South West

Tamil Nadu on the 15 Ha. of land leased at Puthuvypeen SEZ for providing

facilities for pressurised storage of LPG and the ships with LPG will be

berthed at the Multi-User Liquid Terminal proposed to be set up at

Puthuvypeen SEZ under Cochin Port.

iii) Multi – User Liquid Terminal

The Multi – User Liquid Terminal is proposed to be set up at Puthuvypeen,

near the entrance to Cochin Harbour. Services proposed to be provided at the


terminal include LPG handling, Bunkering, re-export of crude oil to refineries

in Mumbai by M/s. BPCL-KR etc. The terminal will be located within the

Special Economic Zone promoted by the Cochin Port Trust.

iv) Other Areas

The remaining areas available are earmarked for setting up of facilities for

handling energy related cargoes.

3.2.3 At Bolghatty

At Bolghatty most of the area has been already leased out. Apart from this,

the water area lying adjacent to the Vallarpadam NH connectivity can be

reclaimed later. After developing, this area can be utilized for way side

parking, setting up of gas stations and other wayside amenities.

3.2.4 At Ernakulam

i) Land near GIDA area and Chathiyath

3.73 ha of land area available is proposed for the commercial development

considering the potential of this area in the heart of city and also the similar

developments taking place in the vicinity.

ii) Ernakulum Tanker Berths

No land area is available at Ernakulam tanker berths for leasing.

iii) At Thevara

At Thevara 0.587 Ha. land area available is proposed to be leased out for

commercial / non-port related development.

3.2.5 At Palluruthy

At Palluruthy 3.86 Ha. area is available to be leased out, which is also

proposed for non port related development.

3.2.6 At Fort Cochin

Out of the 2.06 Ha. land at Fort Cochin 0.48 ha. area has already laesed to

various parties and balance area is proposed for commercial/ non port based

development.

3.2.7 Future Development

Land accreted / developed in future within the limits of Cochin Port shall be

used appropriately for port related/ non-port related/ commercial

development.


iii) Phasing of Land Use

The phasing of the various facilities at Willingdon Island is as follows:

Area Area

Requirement (Hectare)

Status Development

Period Commencement

of Operation

Dry Bulk Stock Yard - A1 14 Backup area of 14 ha available for immediate development 2013-2015 2015

Storage Area - Fertilizer - A3 2.3 Backup area of 2.4 ha available for immediate development 2013-2015 2015

Storage Area for Ro-Ro - A2 6 Storage Area available for immediate development 2013-2014 2014

Tank Farm - A4 3 Area available immediately 2013-2014 2014

Storage Area for Cement - A5 (i) 1.3 Backup area of 1.3 ha available for immediate development 2013-2014 2014

Storage Area for Cement - A5 (ii) 1.4 Backup area of 1.4 ha available for immediate development 2013-2015 2015

Storage Area for Cement - A5 (iii) 1.6 Backup area of 1.6 ha available for immediate development 2013-2014 2014

Storage Area for General Cargo -A6(i)

5.1 Backup area of 5.1 ha available for immediate development 2013-2015 2015

Storage Area for General Cargo -A6(ii)

1.3 Backup area of 1.3 ha available for immediate development 2013-2014 2014

Backup Area - Cruise Terminal - A7 1.3 Backup area of 1.3 ha available for immediate development 2013-2014 2014

Container Freight Station - A8 3.5 Backup area of 3.5 ha available for immediate development 2013-2014 2014

Rain Water Harvesting - A9 1 Backup area of 1 ha available for immediate development 2013-2014 2014

Logistics Park - A10

44.8 Around 20 ha of land will be available after 2015 and remaining 24.8 ha after 2020

Phase 1 - 2016-2017 Phase 1 – 2017

Phase 2 - 2020-2021 Phase 2 - 2021

Port Users Complex - A11 3.7

Around 1 ha of land available for immediate development, 1.5 ha available after 2015 and remaining 1.2 ha available after 2040

Phase 1 - 2013-2014 Phase 1 – 2014

Phase 2 - 2016-2017 Phase 2 – 2017

Phase 3 - 2041 -2042 Phase 3 - 2042

Dry Dock/ Ship Repair - A13 18 Backup area of 18 ha available for immediate development 2013-2015 2015

Commercial Area - A15 1.8 Area for development available only after 2015 2016-2017 2017

Commercial Area - A16 5.5 Area for development available only after 2020 2021-2022 2022

FTWZ - A17 41.27 Area for development available only after 2015 2016-2017 2017

Business District -A18 7.88 Area for development available only after 2015 2016-2017 2017

Hospitality Node and Business Area - A19

22.38 Area for development available only after 2015 2016-2017 2017

land use plan of cochin port 2012-2042

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