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COMMERCIAL DEVELOPMENT OF RAILWAY LAND AND AIR SPACE ONINDIAN RAILWAYS(SALEM MARKET RAILWAY STATION)

Revised Site (Area – 9857 Sqm)Site Code: 06683001

ACTIVITY-1

MINISTRY OF RAILWAYSRAIL LAND DEVELOPMENT AUTHORITY (RLDA)

CONSULTANTSDESIGN HORIZONSC-85, Freedom Fighter Enclave,IGNOU Road, Neb Sarai, New Delhi – 110068Email : info@designhorizonsindia.comPh: 011-29534318

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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, about340 kilometers (211 miles) southwest of state capital, Chennai.It is the fifth Municipal Corporation and Urban agglomeration in Tamil Nadu next toChennai, 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.

1.1 Overview of Salem

1.2 District map

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Geographical area : 5209 sq.kmsa) No. of Revenue Divisions : 4b) No. Of Mandals : 20c) Total No. of Villages : 157d) Total No. Of Gram Panchayath : 20e) Municipal Corporation : Salemf) Municipalities : Attur,sankari,mettur

Division name Taluk name Firka NameSalem Salem Salem, Valasaiyur, Suramangalam,Thirumalaigiri, Vembadithalam,Veerapandi, PanamarathupattiYercaud, Yercaud, Vellakadai, PuthurValapady Valapady, Belur, Karipatti, Arunuthumalai.Attur Attur Attur, Malliakarai, Kalrayanmalai,Peddanaickenpalayam, Ethapur,Thalaivasal, Kattukottai.Gangavalli Gangavalli, Veeraganur, PachamalaiSankari Sankari Sankari (East), Devur, Sankari (West),ErnapuramEdappadi Edappadi, Konganapuram, PoolampattiMettur Mettur Mettur, Kolathur, Palamalai, Nangavalli,Mecheri, PottaneriOmalur Omalur, Semmandapatti, Kadayampatti,Taramangalam, Karuppur

1.3 Revenue Divisions and Mandals

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The geographical area of this district is 5209 sq. Km. It is bounded by the followingneighboring areas: -a) North by Dharmapuri district.b) East by Attur district.c) South by karur district.d) West by Tharamangalam district.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 anew bus stand which has been built by Tamil Nadu Government. It is theterminus for all the Mofussil buses.2. Town Bus Stand - It is also called as Old Bus Stand and Anna Bus Stand. Itoperates 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 pointin Southern India. All the trains from Bangalore to Southern Tamil Nadu, Bangalore to Chennai andChennai to Kerala, Coimbatore are passing through Salem.AirPort in Salem1. 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 - 14. Capacity of Salem Airport - 505. Runway length of Salem Airport - 6000ft

1.4 Geography

1.5 Transport

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District average : 77% State Average: 73.45%Male: 72% Male: 60%Female: 82% Female: 40%Various education institutions available in the district are given below:1 P.G.Colleges 82 Engineering 93 Medical Colleges 24 Degree Colleges 205 Junior Colleges 566 MBA Colleges 77 MCA Colleges 128 High Schools 5129 Upper Primary High Schools 65210 Primary Schools 167811 Teacher Training Colleges 212 Polytechnic Colleges (Govt.) 213 Industrial Training Institutions 814 B.Ed.Colleges 1115 Nursing Training Schools 18Education in SalemSalem has large number of educational institutions which are as under:

Periyar University is located in Omalur. Periyar University was startedfunctioning from 1997 onwards. All the Arts and Science colleges in and aroundSalem 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

1.6 Literacy rate in Salem District

1.7 Education

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In Salem district Coffee, Black Pepper, Paddy, Sugarcane, Maize, Jowar, Cotton andPulses are grown predominantly. Turmeric is also one of the important crops of thedistrict. Salem district is also well known for its goods procurement from various placesof the country and it is the place from where it is getting loaded for the ships tothe 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 thedistrict. It is the nuclear place for various agricultural products.1. Mattur Dam - This is biggest dam in Tamil Nadu which was built by British acrossthe Cauvery River.2. Yercaud - Yercaud is located in Servarayan Hills. Yercaud is a beautiful hillstation 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 thecity limit viz.,

Mariamman Temples, Alagirnathar Thirukovil, Sugavaneshwarar Temple, Kandashramam Temple, Kumaragiri Temple, Kailasanatha temple and Ayothiappattanam temple

Mattur dam

1.8 Agriculture and crops

1.9 Tourist Places

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Site seeing spaces - Yercaud

Ancient church of Yercaud

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2.1 Land Ownership Records2.2 Site survey Plan2.3 City Plan with surrounding Districts2.4 City Plan with surrounding Localities2.5 Site Plan with Micro MarketAnnexure-Land Ownership RecordAnnexure- Site Survey Plan

2.0 Site Survey and Plans

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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 Boundarieswith surrounding roads/ structures are enclosed along with the report.Site plan enclosing the boundaries and the surrounding roads, is attached as theannexure.

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 Boundarieswith surrounding roads/ structures are enclosed along with the report. Site plan enclosing the boundaries and the surrounding roads, is attached as theannexure.Following plans provides better understanding of the site to the developers:

2.1 Land Ownership Records

2.2 Site survey Plan

2.3 Salem city key with surrounding districts

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2.4 Plan showing Micro Markets

2.5 Plan showing the site superimposed on city map

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3.1 Area & Land Use3.2 Assigned land use of the siteAnnexure- Master Plan ExtractAnnexure- T.N act & rules relating to buildings 1971

3.0 Land Use and Development Control Regulations

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Site Area: 2.44 acres (9857 Sq. m)Present Land Use: As per the Master Plan extract of Salem the present land use isCommercial. (Master plan layout attached)

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 underthe commercial land use. The surrounding lands and the plots are also being used for themixed commercial purposes. The entire area surrounding the site and even the land of railways isfalling under the commercial land use, wherein from the past it isbeing utilised by the railway department for the purposes of staffquarters. The proposed site is suitable commercial development and wouldrequired to intimate the local authority about the development inwriting, as per the section 58 of T.N acts and rules relating tobuildings, 1971.

3.1 Area & Land Use

3.2 Assigned land use of the site

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Development control RegulationsTown Planning Department of Municipal Corporation of Salem is the concernedAuthority for the approval and sanctioning of real estate/ construction project withinthe Municipal jurisdiction.The development control regulations/ by-laws are applicable to Building activities anddevelopment 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 persite conditionsMin Plot extend for commercial development 300 Sqm 9857 SqmMin Plot width/frontage for commercialdevelopment 9 mtr 43.50 mtrMin Front Road width 9 mtr 10 mtrMax height of building 15mrt or G+3 15mtr or lessMax Floor Space Index (FSI) 1.5 1.29Max Ground Coverage 65% 34.34%Front Set back Min 3 mtrs, road widthupto 18mtrs –3mtrs, road width18mtrs to 24mtrs– 4.5mtrs, roadwidth above24mtrs, NH, SH –7mtrs.

3 mtr as frontroad width is lessthan 18mtr

Side Set back 3mtrs or 1/3rd of 3.3 mtr

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height of buildingwhichever ishigher.Rear Set back 3mtrs or 1/3rd ofheight of buildingwhichever ishigher.3.3 mtr

Open Space Reservation 10% of plot areafor plots havingarea more than2500 sqm1175.00 Sqm(11.92%)

Parking Norms 1 ECS* for every100 Sqm of floorarea or partthereof for 75% oftotal covered area127 ECS*

*1ECS = 1 Equivalent Car Space = an area of 2.5mtr x 5.0mtrPremium FSIPremium FSI is not applicable as the min width of road required for Multistoriedbuildings is 12.0mtrs as per the item table given in the 5 (2) of Gazette of TamilnaduGovt. Part II – Sec 2 issued on June 16 2010.Transferable Development Rights (TDR)TDR is not applicable for this as per the item table given in the 7 of Gazette of TamilnaduGovt. Part II – Sec 2 issued on June 16 2010.Acts/Regulations/Government OrdersThe buildings/developments within the city limit of Salem must follow the T.N act &rules relating to buildings 1971. The approval for the same must be bought from thelocal planning office of that particular locality.Important contact information with respect to Building Approval and change of landUse are as follows:MunicipalityS.no Designation Name Contact number (std code- 0427)1 Commissioner S.Natarajan 2213131, 23180982 SALEM COPORATION - 2212844 ,2213993 ,2213994,2213995,22139963 EXECUTE ENGINEER - 2213100

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4 PUBLIC RELATIONOFFICER - 2222659Corporation

NAME OFFICE RES. (OR) QUT. CELLCOMMISSIONER 2213131 2318098EE 2213100 2316996 9443353439SPECIAL SCHEME

NAME OFFICE RES. CELLMr. Balasubramani – SE - - 9442274776Mr. Venkatesh – EE - - 9443361228Mr. Kamalanathan – AEE - - 9443232414Mr. selvaraj – AEE - - 9095079980Mr. Azhakeshan – AE - - 9443208061Mr. Ashok kumar – AE - - 9443751717Mr. Madhusuthanan – AE - - 9944967455Mr. Mohanraj – AE - - 9095284129Mr. Balasubramani – AE - - 9443194728TOWN PLANNING

NAME OFFICE RES. CELLEXECUTIVE ENGINEER(P) 2213435 2334330Mr. Suresh – AE - - 9865297779Mr. Subramani – AE - - 9443573026

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4.1 Real Estate Developments4.2 Site Assessment4.3 Experts Advise4.0 Real Estate Trends, Proposed Development and Land ValueAP Tourist hotel Development at the site stretchSBI Head office Wholesale market4.1 Real

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Commercial development Iconic element in road turn over

Commercial mixed use complex Commercial Building near siteThe site under consideration is surrounded by a partly mix commercial development.The site is being belonging to the railways does not have a boundary and is unprotectedfrom the trespassers.Within the walking proximity of the site a fare number of schools, restaurants, govthospital, churches, banks exists catering to the surrounding area and loading stationsfor the goods train.Market survey, Demand assessment and Viability of productsThe demand assessment is done based on six parameters.

Location, Infrastructure, Connectivity, Accessibility, Visibility and Perception.

4.1 Real Estate DevelopmentsAP Tourist hotel Development at the site stretchSBI Head office Wholesale market4.1 Real

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Products Viability:For analyzing the demand assessment of the subject site, the following Commercialoptions are considered: - Hotels, Educational Institutions, Retail/Shopping centres Retail Shops, Banks, Function hall,Based upon this survey the most suited product mix option can be derived which willoptimize financial benefit to the stakeholders as well as Railways.

Hotels:The site is located in a place the commercial space. There are a number of hotelscatering to all segments of tourists in the city. This area of city is filled with whole salemarkets and many people visiting this area is moderate on daily basis.The hotel can also provide facility for banquet / conference facility in the area. Part ofthe site is recommended for a budget hotel.Educational Institutions:The site is in close vicinity of commercial and mixed commercial space. Beyond thecommercial hub the entire area is surrounded by residential development and alsoSalem acts as an educational hub for the nearby districts.The present site can be very well used for coaching & vocational training instituteswhich normally like to occupy less expensive spaces such as second floor of commercialbuildings.Retail/ shopping centres:Salem acts as a hub for a number of activities like consumer goods, educations,wholesale trading & supply of processed and semi processed crops to the majornational and international markets. Some of the areas of Salem like sheveroy hills areproducers of crops like pepper, coffee, cinnamon and natural herbs etc. Also a nominalamount of minerals like bauxite are also found in the region. As the surrounding areasof the site are being currently used for the retail/wholesale market stores and theprocurement depots/centres in a bulk quantity.The retail/wholesale shops will be a suitable option which can be developed along withother commercial activities.

4.2 Site assessment

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Office Complex:A region filled with commercial activities generally required good spaces for support aswell as marketing staff to keep an eye and control over the different activities. Acomplex with multi functional activities including office spaces can generate goodamount of revenue for the developer. The planning for a good commercial mix needs tocater to varying requirements of the users as different activities requires different modeof services like parking, infrastructure etc.Banks: -This parcel of land is comparatively pretty larger one for the individual bank to functionwithin it. But there is scarcity of such facility in the area so the banks can beincorporated into requirement as a piece with sufficient space. It will fetch up much ofrevenue.Multipurpose /Function hall:There is a few facilities in the nearby surrounding market area but the parcel of landavailable is so small, which won’t be sufficient for this purpose. The function hall can beachieved in the form a banquet hall in any one of the floors when built for a retail outletarea.

It is advised to use the present site with good product mix having hotels, retail shops,banks, offices, coaching institutes and other commercial activities. The market surveyreports of experts in real estate sector is attached.

As per the Policy note issued by the Revenue Department Govt of Tamilnadu 2009 –2010 the Minimum lease period is 3 years and maximum is 30 years as per theconditions laid down under the R.S.O. 24-A.The lease rent inclusive of LC and LCS is fixed at 7 percent of the market value of theland for non-commercial purposes and at 14 percent for commercial purposes, theannual lease rent is revisable once in 3 years. (Copy of extract of policy note is attachedfor reference)The similar kinds of activities are present in the nearby areas. A few examples are asunder:

4.3 Experts Advise

4.4 Land Lease period and Lease rates

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1. Raja’s ArcadeA newly constructed commercial building having shops / offices in the front andwarehouse / godown in the rear part, situated at main suramangle road and around200mtrs from proposed site.This type of buildings aregrowing very rapidly in the areaand traders shows goodresponse towards them. In thisbuilding the ground floor haveeight no of shops and fullyoccupied. The occupants arewholesale traders, lorrybooking office, marketing officeand an ATM of HDFC bank. Therear godown is used by thetraders from different area forstoring their goods beforelevying.The first floor is completely booked but people have yet to start their businesses.The rentals are almost equivalent to the one that we have surveyed and attached withthe report.2. Commercial Building A G+3 commercialbuilding situated atMain Suramangleroad next to therailway crossing andfacing proposed site.Having shops /offices on the groundfloor and commercialflats on upper floor.The building is fullyoccupied at present.This building wasconstructed a fewyears back; the building is mainly occupied by wholesale traders, lorry booking officesand other marketing offices.The prevailing land lease rates and rents for different activities have been surveyed andattached for reference.