Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

Project Information Memorandum (PIM) Page 1

MINISTRY OF RAILWAYS

RAIL LAND DEVELOPMENT AUTHORITY (RLDA)

Model

Request for Qualification

For

PPP Projects

PROJECT INFORMATION

MEMORANDUM

FOR

MULTIFUNCTIONAL COMPLEX

AT

PATNA SAHEB

Rail Land Development Authority

Near Safdarjung Railway Station, Moti Bagh-1

New Delhi – 110021

Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

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DISCLAIMER

This Project Information Memorandum (the “PIM”) is issued by Rail Land Development Authority (RLDA)

in pursuant to the Request for Proposal vide to provide interested parties hereof a brief overview of plot of

land (the “Site”) and related information about the prospects for development of multifunctional complex

at the Site on long term lease.

The PIM is being distributed for information purposes only and on condition that it is used for no purpose

other than participation in the tender process. The PIM is not a prospectus or offer or invitation to the

public in relation to the Site.

The PIM does not constitute a recommendation by RLDA or any other person to form a basis for

investment. While considering the Site, each bidder should make its own independent assessment and

seek its own professional, financial and legal advice. Bidders should conduct their own investigation and

analysis of the Site, the information contained in the PIM and any other information provided to, or

obtained by the Bidders or any of them or any of their respective advisers.

While the information in the PIM has been prepared in good faith, it is not and does not purport to be

comprehensive or to have been independently verified and neither RLDA nor any of its officers,

employees, advisers or consultants accept any liability or responsibility for the accuracy, reasonableness

or completeness of, or for any errors, omissions or misstatements, negligent or otherwise, relating to, or

makes any representation or warranty, express or implied, with respect to, the information contained in

the PIM or on which the PIM is based or with respect to any written or oral information made or to be

made available to any of the Bidder or its professional advisers and, so far as permitted by law and

except in the case of fraudulent misrepresentation by the party concerned, any liability therefore is hereby

expressly disclaimed.

The information contained in the PIM is selective and is subject to updating, expansion, revision and

amendment. It does not, and does not purport to, contain all the information that a Bidder may require.

Neither RLDA nor any of its advisers undertakes to provide any Bidder with access to any additional

information or to update the information in the PIM or to correct any inaccuracies therein, which may

become apparent. Each Bidder must conduct its own analysis of the information contained in the PIM and

is advised to carry out its own investigation into the prospects of developing the Site, the legislative and

regulatory regime which applies to commercial development in India, and all matters pertinent to the Site

and to seek its own professional advice on the legal, financial, regulatory and taxation consequences of

entering into any agreement or arrangement relating to the proposed Site.

The PIM is for use only by the Bidders. The PIM may not be copied, or distributed by any Bidder to third

parties (other than in confidence to that Bidder’s professional advisers) or prospective consortium

members. Under no circumstances should Bidders make contact with officers or employees of MOR

unless invited by the MOR or in accordance with the PIM.

Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

Project Information Memorandum (PIM) Page 3

TABLE OF CONTENTS

S.NO PARTICULARS

Patna Saheb

1.1 Patna Saheb City Profile 4

1.2 Executive Summary 5

1.3 Location On City Map and Connectivity 6

1.4 Demography 7

1.5 Rail Passenger Traffic 7

1.6 Site Location and Attributes 9

1.7 Site Layout Plan 12

1.8 Site Photographs 13

1.9 Plot Details and Area Assessment 20

1.10 Retail/Real Estate Market 20

1.11 Suggested Product Mix 22

Development of MFC at Patna Saheb Railway Station

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Please refer to General PIM-Knight Frank for the Tender Process chart, Project

Potential, Guidelines on EOI and Clustering and Group Bidding on the RLDA

website.

CITY PROFILE

1.1 INTRODUCTION

Patna is the capital of the Indian state of Bihar and the second largest city in eastern India after Kolkata. Patna is also one of the oldest continuously inhabited places in the world. Ancient Patna, known as Pataliputra, was the capital of the Magadha Empire under the Haryanka, Nanda, Mauryan, Sunga, Gupta, Pala and Suri dynasties.

Pataliputra was also a seat of learning and fine arts. Its population during the Maurya period (around 300 BCE) was about 400,000. The walled old area, known locally as Patna City, is a major trading centre.

The modern city of Patna is situated on the southern bank of the Ganga. The city also straddles the rivers Sone, Gandak and Punpun. The city is approximately 25 km long and 9 km to 10 km wide.

In June 2009, the World Bank ranked Patna in second place in India, after Delhi, in terms of the ease with which a business can be started. As of 2004-2005 Patna had the highest per capita gross district domestic product in Bihar, at Rs31,441.

The Buddhist, Hindu, and Jain pilgrim centers of Vaishali, Rajgir, Nalanda, Bodhgaya, and Pawapuri are nearby and Patna is also a sacred city for Sikhs. The Sikh Guru, Guru Gobind Singh, was born here.

Patna Saheb Gurudwara Patna city

Development of MFC at Patna Saheb Railway Station

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Patna City Patna Museum

1.2 EXECUTIVE SUMMARY

Location: Close to Patna Saheb station. Land Area proposed: 4365 sqm. (Approx.), Built up Area: 6547.50sqm. (Proposed) Existing development at site: Vacant Space (no existing structure) Surroundings: North: Private property

South: Platform East: Station building West: Railway offices

Accessibility: The site is accessible from the station road.

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1.3 LOCATION AND CONNECTIVITY

Patna is well connected to the other Indian cities through rail, road and airways.

1: Location of Patna in Bihar

Source: Maps of India

Roadways

The city is served by several major road highways, including National Highways 19, 30, 31, and 83. It is 1,015 kilometres (631 mi) from Delhi, 1,802 kilometres (1,120 mi) from Mumbai and 556 kilometres (345 mi) from Kolkata.

Railways

The city is a major railway hub and has five major stations: Patna Junction, Rajendranagar Terminal, Gulzarbag, Danapur Junction and Patna Sahib. The construction of India's longest road-cum-rail bridge is underway on the banks on the Ganges nearby and will connect Patna to Pahleja Ghat. When completed it will be the second longest rail-cum-road bridge in the world at 4.55 kilometres (2.83 mi).

Patna

Saheb

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Airways

There is an airport, Lok Nayak Jayaprakash Airport, which is classified as a restricted international airport. The arrival of several low-cost carriers and a number of new destinations have caused a growth in air traffic in recent years, as has an improvement in the situation with regard to law and order. For the period April to December 2009 the airport ranked first in a survey of 46 airports in the country in terms of percentage growth of domestic passengers as well as domestic aircraft movement.

1.4 DEMOGRAPHY

As per the estimate of 2010, Patna Saheb had a population of 18,75,572. Males constitute 59% of the population and females constitute 41%. Patna has an average literacy rate of 63.82%. Male literacy is 73.81% and female literacy is 52.8%.

Description Breakup

Population

Total: 18,75,572

Male: 1106587 (59%)

Female: 768985 (41%)

Literacy Rate

Average: 63.8%

Male: 73.8%

Female: 52.8%

Source: Wikipedia

1.5 RAIL PASSENGER TRAFFIC

Patna Saheb Junction falls in the East Central Railway zone of the Indian railways.

i) No. of Passenger Trains per day – 75

ii) Average No. of passengers per day at station- 12095 Nos.

iii) Average Passenger Ticket earnings per day: ` 5.35 lakhs

Development of MFC at Patna Saheb Railway Station

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RAIL CONNECTIVITY MAP OF PATNA

Source: www.mapsofindia.com

Gaya

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1.6 SITE LOCATION AND ATTRIBUTES

The site is spread over 4365 sqm. The road lying to the east leads to Patna while on the East the road

leads to the city and market area. Railway land and PRS building lay on the west of the plot area and

Parking and exit road are to the South of the plot.

City View

Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

Project Information Memorandum (PIM) Page 10

Location of Patna Saheb station and surrounding areas

MFC

Site

Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

Project Information Memorandum (PIM) Page 11

Closer look at the proposed MFC site

MFC site is indicated in red.

Latitude: 25°35'08.76"N

Longitude: 85°13'53.12"E

Private

Property

Station

bldg

Platform

Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

Project Information Memorandum (PIM) Page 12

1.7 Site Layout Plan

Development of MFC at Patna Saheb Railway Station

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1.8 SITE PHOTOGRAPHS

PHOTOGRAPHIC ILLUSTRATION OF THE SITE

Station building

Inside the station

Development of MFC at Patna Saheb Railway Station

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View of platform from site

View of road along site towards west

Development of MFC at Patna Saheb Railway Station

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View of road along site towards east

View of site towards east

Development of MFC at Patna Saheb Railway Station

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View of station building from the east corner of the site

View of site towards south west

Development of MFC at Patna Saheb Railway Station

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FOB landing on the eastern edge of the site

Road in front of station with FOB landing and site at far end

Development of MFC at Patna Saheb Railway Station

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Circulating area in front of station bldg.

Inspecting team at the eastern edge of the site

Development of MFC at Patna Saheb Railway Station

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View of the site from the platform

Goods shed on site

Development of MFC at Patna Saheb Railway Station

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Site adjacent to the platform

1.9 PLOT DETAILS AND AREA STATEMENT

The area of subject land plot is approximately 4,365 sq m, which is suitable for commercial (retail) and budget hotel development.

AREA STATEMENT FOR THE PROPOSED MFC

Area Statement

Site Area Utilized 4,365.00 in SQM

46,967.00 In sft.

Maximum Built up Area 70,477.29 In sft.

1.10 Retail/Real Estate Market

Patna has long been a major agricultural center of trade, its most active exports being grain, sugarcane, sesame, and medium-grained Patna rice. It is also an important business center of eastern India.

As of 2011, the economy of Patna has seen sustained economic growth. In particular, the economy has been spurred by growth in the Fast Moving Consumer Goods industry, the service sector, along with Green revolution businesses.

Patna is also home to many tourist attractions and it saw about 2.4 million tourists (including day visitors) in 2005. Tourists visiting the city accounted for 41% of the total for Bihar province, although Bodhgaya was the most popular destination for foreign visitors.

The cultural heritage of Bihar is reflected in its many ancient monuments. Kumhrar and Agam Kuan are the sites of the ruins of the Ashokan Pataliputra. Didarganj Yakshi remains as an example of Mauryan art.

Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

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Takht Sri Patna Sahib is one of the Five Takhts of Sikhism and consecrates the birthplace of the tenth Guru of the Sikhs, Gobind Singh. There are five other Gurdwaras in Patna which are related to different Sikh Gurus; these are Gurdwara Pahila Bara, Gurdwara Gobind Ghat, Gurdwara Guru ka Bagh, Gurdwara Bal Leela and Gurdwara Handi Sahib.

Patna is also an educational hub. In the past few years, many educational institutions have opened, such as the Indian Institute of Technology, the National Institute of Technology, and the Birla Institute of Technology. Other colleges include the newly opened National Institute of Fashion Technology Chanakya National Law University and medical schools such as the Indira Gandhi Institute of Medical Sciences.

The city has several hotels ranging from budget hotels to five star ones. Hotel Maurya is a five star hotel

whereas Hotel Chanakya has a four star rating. Hotel Republic and Hotel Windsor are a few of the budget

hotels in the city.

The approximate retail rentals in the city are Rs.400 per sqft per month.

Hotel Chanakya Hotel Maurya

Development of MFC at Patna Saheb Railway Station

Rail Land Development Authority

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1.11 SUGGESTED PRODUCT MIX

Patna as mentioned in the retail/real estate market study has a large tourist population. Thus a budget hotel would be perfect for the MFC location. The products that are envisaged to be developed on the MFC sites as per the Indian Railways are:

HOTEL RETAIL RETAIL AMENITIES • Rooms (AC/ Non AC) • Dormitory • Community

Center/Restaurant/Banquet

• Retail Retail Shops/Dining

• Anchor/Food Court/Food Plaza Vanilla Shops

• Lounge Shops

• ATM • Clinic • Internet

Café/ISD/PCO • Variety Store • Pharmacy/Book

Stalls • Bank Branch + ATM • Prepaid Taxi Car

Rentals • Cloak Rooms • Tourist Information

Boot