As a Model SDZ (Sustainable Development Zone)
TECHNICAL FEASIBILITY REPORT
Report prepared by
INSPIRATION
For nature friendly built environment
Bhavans road, Eroor west,
Tripunithura
Kochi-682306
Kerala, India.
Tel: +91 0484-2779470/ 2779473
Fax: +91 0484 2781324
Bangalore Muralidhar Rao (Engineer) Phone.+91 080 41130772/ 098450 75543 E-mail. murali772@gmail.com |
CONTENTS
CHAPTER 1: SDZ (Sustainable Development Zone) Concept
1.1. Introduction………………………………………………..……………… 04
1.2. Components of SDZ…………………………………………………….. 06
CHAPTER 2: Eda Kochi Project Area
2. 1. Illustration: Eda Kochi – Overall Map………………………………… 11
2.2. Present Statistics of the Area………………………………………… 12
CHAPTER 3: Existing proposals in Eda Kochi and its consequences
3.1. Interventions…………………………………………………………… 14
3.2. Business as usual Model………………………………………………. 15
CHAPTER 4: Adopting SDZ concept for Eda Kochi
4. 1. Alternative for Business as usual Model – SDZ Model……………….16
4. 2. Special Purpose Vehicle (SPV)……………………………………… 16
4. 3. Zoning & Reduction of FAR of proposed area to 1.0 instead of 2.0... 17
4. 4. Illustration: SDZ –Schematic Layout Plan ………………………… 18
4.5 Land Pooling…………………………………………………………… 18
4. 6. Need and Justification for reducing FAR (FSI) from 2.0 to 1.0…….. 18
4. 7. Amending FAR of consolidated land to 4.0 and make it into HDZ…. 19
4. 8. Capital and Areas brought in HDZ by various Stakeholders…………19
4. 9. Draft Master Plan………………………………………………............ 20
4. 10. Construction of Infrastructure………………………………………….. 20
4. 11. Partnership with large builders…………………………………………. 20
4.12. Area Statement – HDZ………….. …………………………………….. 21
4.13. Project Cost – SDZ …………………………………………………… 22
4.14. Further Additional Costs which may be incurred during
Construction……………………………………………………………. 25
4.15. Timelines and Cash flow for SDZ …………………… ………… 26
4.16. Phasing of Costing – HDZ……………………………………………… 27
4.17. Phasing of Costing – SIZ………………………………………………. 27
4.18. Post Construction Maintenance……………… ……………………… 27
CHAPTER 5: Advantages …………………………………………………………… 28
APPENDIX: Soil Report………………………………………………………………… 31
ANNEXURES
Annexure 1: Land Pooling
Annexure 2: Draft Master Plan-Overall
. Annexure 3: Ground Floor Level Plan
Annexure 4: Fourth Floor Level Plan
Annexure 5: Sectional Elevations
Annexure 6: View from North-West
. Annexure 7: View from South-West
Annexure 8: View from South-East
. Annexure 9: View of Boat jetty and Marina
Annexure 10: View of entrance to the Stadium
Annexure 11: View showing Phased Development-1
Annexure 12: View showing Phased Development-2
Annexure 13: View showing Completed Phase -3
Annexure 14: Phasing of Costing – HDZ
Annexure 15: Phasing of Costing – SIZ
CHAPTER 1:
SDZ (Sustainable Development Zone) Concept
1.1. INTRODUCTION
Due to the rapid pace of urbanization, the number of towns and cities are on the increase in the country today. In Kerala, the rate of urbanization is higher than the national average giving rise to the concept of urban settlements where the rural urban divide is narrowed down giving rise to these continuums.
However, the growth of these towns and cities are taking place in an un –planned manner giving rise to various infrastructure bottlenecks in all the vital areas of development viz. Sewage, Drainage, Roads and Transportation, Water Supply, Housing .There are demand-supply constraints in all these sectors, thus very often creating non sustainable environments .
As a solution to these problems, a concept of Sustainable Development Zone is being mooted by Mr.Jaigopal G Rao of M /s Inspiration. A Sustainable Development Zone envisages holistic development of select zones which would comprise High Rise development cores and Low rise settlements coexisting and supporting each other.
As a pilot demonstration of this project, a Sustainable Development Zone is being conceptualized on 4.5 sq.km of land at Eda Kochi. This would comprise a High Rise Development Zone on 35 acres of land with a FAR (FSI) 4. This core would be a self sustaining neighborhood with a mixed land use of Residential, Commercial and Institutional areas with all necessary supporting infrastructure contained within this core. The core would also promote pedestrianization and concepts like walk to work.
This High Density Zone would be surrounded by Low Density zone with restricted FAR (FSI) .The developer taking up the development of the high density zone would essentially bear the burden of building up the social and necessary physical infrastructure facilities in the Low Density Zones.
The operation and maintenance of the facilities created in the Low Development Zones would be through an Eda Kochi Development Society (EDS) which may be formed to coordinate the sustainable development of this village .The Chairman and Coordinator of this Society will be the MLA and Mayor respectively .INKEL being a Gok Initiative, could be the professional agency to support the EDS
1.2. COMPONENTS OF SDZ
Presently, a number of Indian city centers and suburbs show 10 to 15% growth in investments and population. With the emerging scenario of higher economic investment possibilities, the pressure on land is being felt in the following ways…
- More and more massive encroachments, destruction and exploitation of forests, fields, wetlands, canals, oceans.
- Poorer people getting pushed further away from place of work, resulting in large daily commuting distances and/or large cancerous slums within cities.
- Lack of consolidated space for large scale capital investments in agriculture and industry to take place.
- Lack of space for disposal and assimilation of solid, liquid and gaseous wastes
- Severe lack of space with water holding capacity for rain water to recharge and replenish the ground water table before run off into rivers and the sea
- Increasing conflict within the populace for resources like clay for making bricks, river sand for construction and other purposes, mining of minerals etc. and the environmental and social consequences of all these activities
Indiscriminate exploitation of natural heritage often aggravates disasters caused by minor and major natural calamities including floods, cyclones, earthquakes, tsunamis etc
The present general upswing in Indian economy is the best time to try and improve the conditions of these regions. Higher investment in a region gives us the opportunity to get the right planning tools ready to absorb the impact of the same, at the same time try, preserve and enhance the quality of life and the built and natural heritage of the region.
SDZ (Sustainable Development Zone) is a land use cum financial model which attempts to reach such a balanced solution. A city or town is divided into a number of SDZs depending on expected investment opportunity, present land use, population density, and carrying capacity of the land. A typical SDZ can be optimally designed to take a population increase of around 12000 people in the next 20 years. Constituents of SDZ include:
A. HDZ - High Density Zone:
· The basic assumption in a HDZ is that all daily activities of at least 60% of the people in the core such as going to work, going to school, shopping for essentials, everyday essential services, recreation, sports and cultural facilities are all within a walking distance of less than 500m.
· To facilitate this, a mixed land use of residential, commercial and recreation spaces are given a high FAR (FSI) (Floor Area Ratio) of 4 or more, coverage 33%, thus interspersed with large open spaces and playgrounds, within this 500m distance.
· Inside this compact core, there will be only bicycle (and tri-cycle for goods, handicapped or elderly persons) and pedestrian movement, making it automobile unfriendly. Ample parking facility will be provided in the periphery.
· A typical 35 acre HDZ will have around 12,000 people staying and around 3000 people working mostly in IT, ITES or similar commercial office based works.
· 30 to 50 acres with a maximum population of 15000 will be the optimum size for residential part of HDZ considering 500m walking distance as comfortable scale. If the economic activity of a particular HDZ demands more space, then size may have to be flexible to accommodate that activity.
B. NDZ - No Development Zone:
· Natural heritage features such as forests, wetlands, beaches and coastal areas, paddy fields, sacred groves, lakes, ponds etc. has to be conserved as No Development Zones.
· Similarly built heritage areas should also be conserved as No Development Zones.
· Owners of privately owned such areas will get compensation as development rights in HDZs by a concept of Transfer of Development Rights. (TDR).
C. SIZ - Social Infrastructure Zone:
· Reasonably comfortable space for accommodation, recreation, and education etc of the Economically Weaker Sections (EWS) of the population has to be provided near their work places.
· Considering approx. 15% of the population belonging to EWS, land for built up area of an average of 250 sq.ft. Per house hold should be planned for, at probably 2.0 FAR (FSI).
· Areas needed for social infrastructure ( such as houses for houseless, anganwadis and PHCs for the weaker sections of population, slaughter houses and abattoirs, crematoriums, women’s development zones etc.) comes under Social Infrastructure Zone (SIZ). SPV will identify the areas needed for / belonging to the above zones.
D. IZ - Physical Infrastructure Zone:
· In a typical SDZ, the following utilities may need service areas.
· Water tanks, pump houses and space for running main lines for water supply.
· Roads, foot paths, street lights and storm water lines.
· Transformers, power stations, space for high tension lines and buffer zones.
· Decentralized solid waste, sewage and liquid waste treatment / management areas and buffer zones.
· Buffer zone for hazardous chemical storage and transfer.
· In water scarce regions, it is advised that an SDZ be equipped with its own rain water harvesting reservoir to meet peak summer short fall.
Parks, playgrounds and community open spaces can be in and around the HDZ in a typical SDZ.
Public spaces such as community halls, markets, bus stand, rail or mass transit stations etc. also will find its place in HDZ.
E. LDZ - Low Development Zone:
The rest of the areas in the SDZ will be demarcated as Low Development Zones with 1 FAR (FSI) and less than 33% coverage. These will have
· Villas with their own gardens and open spaces.
· Plant nurseries, automobile workshops and other small industries and enterprises which need land.
· Religious institutions.
· These areas will be encouraged to have maximum green cover, to harvest rain water, treat their own solid and liquid wastes in own premises etc. by means of tax relaxations and other incentives.
· Feeder buses within an SDZ will connect all parts of SDZ to the HDZ from where mass transit lines or trunk buses will take commuters to more distant places.
Advantages of SDZ:
The present central government initiated Special Economic Zone (SEZ) and large Technology parks will mean large concentration of work spaces alone in a comparative small area. This will mean
- Long commuting distances for a large population,
- Result in unplanned urban sprawl and
- Multiplication of automobile users.
World over, these three are now considered the big three evils of urban development.
Concept of SDZ is mooted as an alternative to SEZ. Advantages include
- Improvement of Infrastructure
By selling developed HDZ land with high FAR (FSI) to builders to develop as mid and high end housing and mixed use facilities, local bodies can meet the cost of:
· Purchase of land at market price for HDZ, for SIZ, for service areas such as solid and liquid waste management, rain water storage reservoir, internal road widening, playgrounds and parks, buffer areas for hazardous chemical storage etc.
· Actual capital expense for basic needs services such as sewage treatment, solid waste treatment and disposal, critical water reservoir, essential drainage, water harvesting and tree planting in the whole of SDZ.
· Top class infrastructure for HDZ such as good road link from main road, parking facilities all around and linkage with MRT lines.
- Conservation
With proper land use tools such as zoning and Transfer of Development Rights (TDR), natural heritage areas (such as mangroves, paddy fields, sacred groves, beach etc.) and built heritage areas can be conserved as No Development Zone (NDZ). By concept of TDR, those losing out on development rights in their land in NDZ will get proportionate development rights in the HDZ within that SDZ, which they can sell to developers in HDZ.
- Urban planning
In an existing city, if three or four existing wards are combined together and declared as SDZ, and if proper mass transit systems such as elevated metro rail is laid, then it can arrest a) urban sprawl b) commuting distances and c) automobiles - these three being the biggest enemies of scientific urban planning. Life within an HDZ can be child friendly, elderly friendly and pollution free as there are no automobiles. Money does not get wasted in road widening, flyovers and petrol consumption within a city.
- Funding, investment and economic development
Taking advantage of the existing economic developments in the area viz the upcoming stadium complex planned by the KCA. The Government through INKEL in partnership with KCA can generate funds from the market in a combined project effort.
- Decentralisation of economy.
Declaration of small towns as an SDZ will help in decentralized growth. Local bodies will be able to plan their own SDZ as the constituents with the SDZ gets reasonably standardized, needing only little adaptations from place to place. Small towns can even compete with each other to attract investment in their SDZ.
- Arrests speculation in land prices.
As high (5 or 6) FAR (FSI) land will be consolidated and auctioned only by local bodies, private land speculators will have to content with low FAR (FSI) lands. This will arrest land price speculation considerably
CHAPTER 2:
EDA KOCHI PROJECT AREA
2. 1. EDA KOCHI – OVERALL MAP
Eda Kochi, southern suburb of Cochin and part of corporation area, with a project area of about 4.5 sq.km, has been chosen for a pilot SDZ project.
2.2. PRESENT STATISTICS OF THE AREA
Population of the area
· Total number of households - 5306
· Water Supply - Satisfactory according to SCMS study, Quantity not enough for future development with complaints of salinity ingress.
· Sanitation Status - All houses have toilets. But there is no sewage system
· Roads - Roads are adequate for present population. But may not withstand growth
· Street Light - Poor
· Drainage - Poor
· Solid Waste Disposal - Poor
· Crematoriums and Slaughter Houses - Absent
· General quality of Social and
Physical Infrastructure - Average bordering on being not satisfactory
CHAPTER 3
EXISTING PROPOSALS IN EDA KOCHI AND ITS CONSEQUENCES
3.1. INTERVENTIONS
Because of poor connectivity and Infrastructure, Eda Kochi has remained under developed. But a new proposed bridge connecting Eda Kochi directly to Wellington Island and (Kerala Cricket Association) KCA’s initiative to set up a new cricket stadium there, are expected to change the face of Eda Kochi in the coming years.
3.2. BUSINESS AS USUAL MODEL
But without any clear planning guide lines, Eda Kochi will become another unplanned Suburb of Kochi just like other areas. We can expect
a) Immediate speculation in land prices all around as land prices there suddenly rise up.
b) Large building complexes come up with little support infrastructure such as drainage, sewage, water supplies, adequately wide roads etc.
c) All the roads leading into and out of Eda Kochi get congested resulting in traffic snarls in the whole region
d) Poorer people get pushed out as high paying population will start buying up all the prime land including water edges.
e) All existing mangrove and wetlands get systematically destroyed.
CHAPTER 4:
ADOPTING SDZ CONCEPT FOR EDA KOCHI
Instead of this unplanned growth, the state government along with the local government and infrastructure arm INKEL proposes a controlled growth in the region, through the concept of Sustainable Development Zone (SDZ).
4.2. SPECIAL PURPOSE VEHICLE (SPV)
The first step suggested towards this will be to set up a Special Purpose Vehicle (SPV) with the said objectives. The KCA could be approached and persuaded to become partners with local self-government to develop the SDZ. The stakeholders in the SPV will include KCA, the local government and the state government through INKEL. The SPV could establish the area (of 4.5 sq. km) coming under its purview, with all the necessary commercial, social and physical infrastructure required. The area could be declared as ‘Eda Kochi SDZ’.
4.3. ZONING & REDUCTION OF FAR (FSI) OF PROPOSED AREA TO 1.0 INSTEAD OF 2.0
As the first step in planned intervention, the SPV with help from LSG of GOK will need to notify reduction of global FAR (FSI) in the area to 1.0 instead of the present FAR (FSI) of 2.0. Besides this, the SDZ land will be divided into 5 probable zones –
a) High Density Zone (HDZ)
b) Low Density Zone (LDZ)
c) Mangrove area, water edges, and heritage areas will come under protected No Development Zone (NDZ).
d) Areas needed for physical infrastructure such as water reservoirs, solid and liquid waste treatment areas, bus stands, electric corridors etc. will come under Infrastructure Zone (IZ).
e) Areas needed for social infrastructure ( such as houses for houseless, anganwadis and PHCs for the weaker sections of population, slaughter houses and abattoirs, crematoriums, women’s development zones etc.) comes under Social Infrastructure Zone (SIZ).
SPV will identify the areas needed for the above zones.
4. 4. SDZ – SCHEMATIC LAYOUT PLAN
4. 5. LAND POOLING
Land belonging to KCA, St. Dominic’s convent, Victalis family, Lis developers and a few individuals opting to join in the development project has to be consolidated to form land for the HDZ. Similarly, land needed for essential physical and social infrastructure too has to be identified and consolidated under the SPV.
4.6. NEED AND JUSTIFICATION FOR REDUCING FAR (FSI) FROM 2.0 TO 1.0
- A notification by LSG department, announcing reduction of FAR (FSI) of the whole project area of 4.5sq.km. from 2.0 (or what it is at present) to 1.0, at the very inception stage itself, is a vital important step forming the very crux of the concept of SDZ.
- Since the FAR (FSI) of the whole area is equally reduced from 2.0 to 1.0, there is no question of this move being inequitable or disadvantageous to any particular persons or groups.
- It is only when consolidated land demarcated for HDZ is brought in partnership with the local body, that the FAR (FSI) of this land is raised from 1.0 to 4.0. So the advantages of raising the FAR (FSI) are enjoyed by the local body which is under an elected representative and hence democratic in structure. The local body can then get into partnership with builders or developers (in this case KCA) so that there is financial development, improvement of social infrastructure and improvement of physical infrastructure of the whole project area.
- Poorer sections of the population are not affected by this move, since they get higher advantage because of development of social infrastructure.
- Middle class people in the Low Development Zone (LDZ), who wish to build a house, have small shops or workshops are not adversely affected as 1.0 FAR is more than adequate for all normal needs.
- The only people who are adversely affected are those who have speculative interests in appreciation of land value, when a high value investment is planned in the region. This right for unthinking and unscientific exploitation of land is an unfortunate outcome of the present method of uniform zoning of large tracts of land. This concept of SDZ is an opportunity to set right, this mistake in planning done over decades.
- The present KBR allows for up to 4.0 FAR (FSI) in most regions of Kerala. But while compiling the structural plan for Greater Cochin Development Region, the LSG department reduced this 4.0 FAR (FSI) to a maximum of 2.0 in this region. So reduction of FAR (FSI) uniformly over a region has a precedent and can be done by LSG department, if the advantages are properly understood.
4.7. AMENDING FAR (FSI) OF CONSOLIDATED LAND TO 4.0 AND MAKE IT IN TO HDZ.
The LSG department (with initiative from SPV, Local government and INKEL) then has to amend the rules for raising the global FAR (FSI) of the consolidated land under HDZ from 1 to 4.0.
4.8. CAPITAL AND AREAS BROUGHT IN HDZ BY VARIOUS STAKE HOLDERS
AREAS BROUGHT IN HDZ BY VARIOUS STAKE HOLDERS | |||
Sl. no | Stake Holders | Area contribution in Square meters | Capital contribution |
1 | KCA | 97128 | 150 Cr |
2 | St.Dominic Convent | 19223.00 | Nil |
3 | LIS | 20235.00 | Nil |
4 | Asharicheril Joe | 7284.00 | Nil |
5 | Victalis Family | 38041.00 | Nil |
6 | Land from Local small Holdings | 22475.00 | Nil |
Total | 204386 | ||
4.9. DRAFT MASTER PLAN
The focus of the HDZ is an international stadium for about 50,000 spectators along with a live proposal of an indoor stadium and swimming pool. The other components include high-rise residential apartments, hotels, a convention center, Healthcare facilities, low-rise commercial / retail spaces (G+3) organized around the stadia.
The commercial spaces have been planned along the prime waterfront land that is to be a marina. The zone is designed for pedestrian movement internally with a peripheral vehicular access. The service lines such as electrical ducts, water and sewage lines, communication lines etc. has been accommodated in a Ground level horizontal duct structure that runs through most of the areas; the open area above this structure acts as a pedestrian walkway.
A continuous strip of G+2 parking will serve the stadium as well as other facilities. The residential facilities may accommodate floating population and permanent residents. The open spaces in this zone occur as a continuous strip above the parking and weave in and out of high-rise buildings through a continuous sequence of green pockets also connecting the bus terminal.
These spaces above the parking act as lobby spaces for the hotels, residential facilities etc.
Detailed area statement of facilities is given in table 4.12. ( Refer annexures 2-13 for drawings)
4.10. CONSTRUCTION OF INFRASTRUCTURE
After freezing the master plan, the SPV has to Float Tenders for Construction of infrastructure, especially within the HDZ. Meantime KCA can initiate the designs for the construction of stadium and related facilities.
4.11. PARTNERSHIP WITH LARGE BUILDERS
SPV can then enter into agreement with one large builder, or a number of builders for the construction of the various components of the HDZ. The builders in turn can start developing the designs, marketing, taking advances and bookings. The original stakeholders who participated with contributions in land can be gradually compensated as built up areas or as percentages of sale realizations.
4.12. AREA STATEMENT-HDZ
TOTAL BUILT UP AREAS | |||||
Sl no | Description | Total Built Area in m2 | |||
1 | Residential buildings -7 Nos 3 towers- 35 floors each, 4 towers of 30 floors each. | 279200 | |||
2 | Hotel -2 Nos-40 floors each | 88720 | |||
3 | Commercial retail-2 floors | 25000 | |||
4 | Commercial office-2 floors | 25000 | |||
5 | Convention centre | 4500 | |||
6 | Horizontal duct-2 floors | 8000 | |||
7 | Parking space-4 floors | 47400 | |||
2 | Hospital -30 floors | 40080 | |||
Total | 517900 | ||||
The risk of being in the naval airport funnel has been noted and the same could be addressed at the time of approvals. In the event of there being height restrictions the same could be modified accordingly. LAND AREAS in m2 | |||||
1 | Land under KCA | 97128.00 | |||
2 | Land under St. Dominic Convent | 19223.25 | |||
3 | Land under LIS | 20235.00 | |||
4 | Land under Asharicheril Joe | 7284.60 | |||
5 | Land under Victalis family | 38041.80 | |||
6 | Possible further acquisition | 22474.35 | |||
7 | Total Land area | 204387.00 | |||
OTHER DETAILS | |||||
1 | Length of Water front | 160 m | |||
2 | Length of Road | 1600 m | |||
Note: 0.5 FAR (FSI) as reserve and released at additional fees.
4.13. PROJECT COST-SDZ
I | COST OF PHYSICAL INFRASTRUCTURE INCLUDING LAND COST | ||||
a | LAND | ||||
1 | Cost of consolidation of land for HDZ considering Total land area 44.95acres @ 2 Crores per acre | 89.9 | crore | ||
2 | Total land from local small holdings -5.55 Acres | 11.1 | crore | ||
3 | Land to be purchased for Rain water Harvesting Reservoir -25 acres | 50 | crore | ||
Total land cost | 151 | crore | |||
b | POWER DISTRIBUTION NETWORK FOR HDZ | ||||
Total connected load of HDZ - 517900 sq.m x 50 watts per sq.m | 26Megawatts | ||||
1 | Distribution @ approx. INR Rs.1.00 crore per Megawatt | 26 | crore | ||
2 | Street lighting for HDZ area | 5 | crore | ||
Total | 31 | crore | |||
c.1 | WATER SUPPLY, STORAGE AND DISTRIBUTION FOR 20000 POPULATION OF HDZ and SIZ(4500 X 4 = 18000 PERSONS + 2000 floating population) | ||||
1 | Cost of installation of storage facility for 120 days storage for 20000 persons @ 80lpcd - 192000 cu.m + evaporation loss ~ 275000 cu.m = 23 acres land at 3.0m depth at 40ps per liter | 11 | crores | ||
2 | Desalination Plant for drinking water supply @ 20 lpcd for 20000 population = 400 cu.m per day @ Rs. 1.20 lakhs per cu.m | 4.8 | crores | ||
3 | Main Distribution lines 10 km @ Rs10 lakhs per km | 1 | crores | ||
4 | Pumping stations & other specials @ 15% | 2.52 | crores | ||
Total | 19.32 | crores | |||
c.2 | LDZ AREA IT IS PROPOSED TO RETAIN THE PRESENT HUDCO WATER SUPPLY ALONG WITH DECENTRALISED RAIN WATER HARVESTING TANKS BY OWNERS WITH TAX INCENTIVES | ||||
ALLOCATION OF AROUND 25 CRS FOR Rainwater harvesting in individual plots | 25 | crores | |||
d | DECENTRALISED SEWERAGE AND WASTE WATER TREATMENT FOR TOTAL SDZ AREA WITH 57000 POPULATION (9000 x 4 = 36000 in LDZ + 4500 x 4 = 18000 in HDPC + 2000 floating population) @ 70 lpcd = 4 MLD | ||||
1 | Interceptors at household level for LDZ areas - 9000 households | 7.29 | crores | ||
2 | Sewer lines-10km per sq.km for 4.5 sq.km @ Rs 15 lakhs per km | 6.75 | crores | ||
3 | Anaerobic treatment and recycling system for 4.0 MLD sewage generation (Rs.15000/- per cu.m) | 6 | crores | ||
TOTAL | 20.04 | crores | |||
e | Storm water drains and drip irrigation for arboriculture - approx. 30 km @ Rs. 9.0 lakhs per km | 2.7 | crores | ||
Drip irrigation network | 3 | crores | |||
5.7 | crores | ||||
f | ROADS NETWORK | ||||
1 | 6 lane inner roads - approx. 2.0km in HDZ@ Rs. 2.0 crores per km | 4 | crores | ||
Total | 4 | crores | |||
g | SOLID WASTE COLLECTION AND DISPOSAL | ||||
1 | Collection vehicles, bins etc | 0.5 | crores | ||
2 | Sorting yards and composting facilities | 0.3 | crores | ||
3 | Other miscellaneous items | 0.2 | crores | ||
Total | 1 | crore | |||
h | LANDSCAPING & GARDENS | ||||
Approx. 20 acres @Rs.5 lakhs per acre | 1 | crore | |||
II | COST OF SOCIAL INFRASTRUCTURE FACILITIES INCLUDING LAND COST | ||
1 | Up gradation of 30 nos. anganwadis (as per SCMS study) | 3.00 | crores |
2 | 25 to 30 bedded hospital of 25000 SFT built up area (as per SCMS study) | 8.09 | crores |
3 | A socio cultural centre of 20000 SFT built up area (as per SCMS study) | 5.84 | crores |
4 | 2 nos. Post office cum internet communication centre of 1500 SFT built up area (as per SCMS study) | 0.36 | crores |
5 | A security centre of 500 SFT built up area (as per SCMS study) | 0.12 | crores |
6 | A private park of 2 acres (as per SCMS study) | 4.2 | crores |
7 | A market of 15000 SFT built up area (as per SCMS study) | 4.38 | crores |
8 | A Clinic of 10000 SFT built up area (as per SCMS study) | 2.92 | crores |
9 | 3 dispensaries of 4500 SFT built up area (as per SCMS study) | 1.12 | crores |
10 | 1 vocational centre for women of 10000 SFT built up area (as per SCMS study) | 2.46 | crores |
11 | 1 crematorium of 15000 SFT built up area (as per SCMS study) | 4.38 | crores |
12 | 1 slaughter house of 20000 SFT built up area (as per SCMS study) | 5.84 | crores |
13 | Land to be purchased for Housing for EWS -10 acres | 20 | crores |
14 | 1 senior secondary schools of 60000 sft built up area (as per SCMS study | 20.26 | crores |
TOTAL | 82.97 | crores | |
III | COST OF CIVIL WORKS FOR TOTAL BUILT UP AREA IN HDZ | ||||
1 | Total Built up area of 56 lakh sft. x Rs. 2000 /sq. ft | ||||
2 | Residential- 7 towers | 601.06 | crores | ||
3 | Hotel-2 no | 191.00 | crores | ||
4 | Hospital | 86.28 | crores | ||
5 | Commercial Retail | 53.82 | crores | ||
6 | Commercial offices | 53.82 | crores | ||
7 | Convention Centre | 9.69 | crores | ||
8 | Horizontal duct | 17.22 | crores | ||
9 | Parking space | 102.04 | crores | ||
Total | 1114.94 | crores | |||
TOTAL PROJECT COST | 1486.96 | crores | |||
Compensation component for land owners in No Development Zone/ Conservation Zone | Land to be surveyed and assessed | ||||
4.14. FURTHER ADDITIONAL COSTS WHICH MAY BE INCURRED DURING CONSTRUCTION
1. Costs towards developing road infrastructure in the rest of SDZ area has not been considered in the above costing. A likely expense of over 6 crores might be needed towards this.
2. Approximately 88 acres of land or more (actual figures can be computed only after detailed survey). These are the areas which currently have mangroves and wetland ecosystems adjoining water edges. When privately owned such land is declared as No Development Zone, the owners of such land will loose out their development rights. So a monitory compensation may have to given to such affected people. An amount of rupees up to 25 crores may need to be earmarked for this purpose.
3. The construction of over 56 lakhs sft built up area spread over 7 years could bring in a large number of migrant labour .it may be a socially equitable option to provide rental housing for such migrant labours . A budgetary allocation may be needed for land, building and other facilities for the segment of this population at a later date.
The amounts for these factors have not been taken in to consideration while making the above budgets.
4.15 .TIME LINES AND CASH FLOW FOR SDZ
Sl. no | Mile stones | Desired time line | Cash flow in Rs. |
1 | Completing feasibility report | 1st March 2010 | 0.5 Crore |
2 | Formation of Special Purpose Vehicle including zoning | 2 months | 1.0 Crore |
3 | Notification reducing FAR (FSI) from 2 to 1 in SDZ. | 2 month | 0.25Crore |
4 | Land consolidation of HDZ including 6.85 acres of land from local holdings and initial essential land for physical and social infrastructure. | 3 months | 15.0 Crore |
5 | Amending FAR (FSI) of HDZ to 4 | 1 month | 0.25 Crore |
6 | Preparation of Master plan and Detailed project report | 3 months | 3.0 Crore |
7 | Floating tenders for infrastructure facilities | 2 months | 30.0 Crore |
8 | Foundation stone laying | 14th month after feasibility report | 1.0 Crore |
9 | Launch of marketing and bookings by various builders, for residential and commercial spaces. | 6 months after foundation stone laying | 20.0 Crore |
10 | Completion of Stadium | 24 months after foundation stone laying | --- |
11 | HDZ- Probable completion by various builders | 6 years after foundation stone laying | --- |
12 | Physical and social infrastructure for the whole of SDZ | 6 years after foundation stone laying | --- |
4.16. PHASING OF COSTING - HDZ
Annexure 14
4.17. PHASING OF COSTING – SIZ
Annexure 15
4.18. POST CONSTRUCTION MAINTAINENCE
For the maintenance of the whole SDZ a new body (perhaps Eda Kochi Development Society) with new stake holders has to be formed, as the role of SPV ends on completion of the various buildings.
CHAPTER 5:
Advantages
ADVANTAGES OF SDZ MODEL
Advantages for original stakeholders:
The original stakeholders who participated by contributing land such as St.Dominic Convent, LIZ developers, Victalis family etc can have substantially enhanced incomes if they choose to participate as equity holders. Or else, they can sell the land at market price to the promoters in the beginning of the project itself.
Advantages for Local government:
The Local government (with INKEL) will benefit as there will be a substantial amount which will be spending on improvement of physical and social infrastructure of the SDZ land (approximately over Rs.250 crores).
Advantages for Kerala Cricket Association (KCA):
KCA can probably get
a) The amount needed to build the stadium without going for loans through commercial development of the land.
b) All government clearances and sanctions since it is going to a state government initiated project.
c) The infrastructure needed for stadium such as water supply, electricity, roads and bridges, boat connectivity etc.
d) can become the principle promoter (partnering kerala state government) of a large sports town ship project capital out lay of over Rs.2000 crores
Commercial and social advantages in the proposed Edakochi SDZ:
The central economic magnet of the HDZ will be a cricket stadium to accommodate over 50,000 spectators .There can be subsidiary sports facilities integrated with this including an indoor stadium which can accommodate up to 18 badminton courts, 1 basketball court, facilities for table tennis, tennis, squash, snooker, billiards, bowling and other indoor games with spectator capacity of 15000, an Olympic size indoor swimming pool etc.
.
The HDZ will have the following facilities:
a) 2,50,000 sq. ft of commercial retail spaces which can probably be the best shopping facilities for sports goods and related items in South India.
b) 2,50,000 sq. ft of commercial office spaces which can be the office spaces for several sports bodies, sports visual media, sports print media etc.
c) 40, 00,000 sq. ft area for residential, hospitality, medical and other accommodation spaces.
d) Parking facility for 2400 cars
e) World class infrastructure facilities.
f) Inside this HDZ, there will be only bicycle (and tri-cycle for goods, handicapped or elderly persons) and pedestrian movement, making it automobile unfriendly. Thus Life within an HDZ can be child friendly, elderly friendly and pollution free as there are no automobiles. Money does not get wasted in road widening, flyovers and petrol consumption within the township.
g) Township will have common facilities like shopping centers, hotels, convention centre, hospital, commercial establishment like banks ,entertainment facilities like multiplex, food courts etc together at one place and which can be used by people staying in HDZ ,staying in LDZ around and people from outside too.
h) Transportation hubs like bus terminal, boat jetty will connect people in HDZ to other parts of the city through bus or boat mass transit systems.
Advantages for LDZ people:
a) The LDZ can develop supporting facilities like coaching clubs, home stays for sports persons etc and several other job opportunities
b) People will get better physical infrastructure facilities such as water reservoirs, roads, solid and liquid waste treatment systems and better social infrastructures such as hospitals, cultural centers, parks, market, clinic, dispensaries, schools, crematorium, slaughter house etc.
c) There will not be any displacement of existing population to make way for the development of the region.
d) In LDZ the buildings will be essentially low rise buildings with lots of greenery, who will be encouraged to have their own rain water harvesting systems, waste treatment systems, substantial green cover and trees, decentralized renewable energy generation systems etc through tax incentives.
e) People in LDZ need not fear an unplanned high rise or large development in their region which will affect their serenity of life, yet can have the advantage of having facilities such as good shopping, good entertainment, good transportation hub, good hotels, good hospitals etc in their vicinity.
f) A feeder bus will move around in the LDZ to take commuters to HDZ at frequent intervals, from where commuters can go to the other parts of the city in trunk route buses or large water based mass transit systems.
g) Water edges and mangrove areas within LDZ will be conserved as No Development zone (NDZ) .Those who privately own such areas will get compensation for surrendering their development rights.
h) Built heritage will also be conserved as NDZ and owners of heritage buildings also will get compensation for surrendering their development rights.
i) The Economically weaker section of people, the marginal labour, and the socially disadvantaged among the community will also find space within the SDZ.
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