Project Report

DETAILED PROJECT REPORT
Star Hotel, Convention Center & Commercial Complex for VI SA URBAN I NFRA at
Naya Raipur
Chhattisgarh

INDEX

P PA AR RT T A A : : I Introducti on
1 1. . The Promoter Group.
2 2. . Advisors & Consultants

P PA AR RT T B B : : Chhatti sgarh An Overvi ew
3. Chhattisgarh An Overview
4. Tourism- Overview....
5. Highlights
6. Indian Hotel Industry Overview...
6.1. Current Status of Indian Travel and Tourism Industry
6.2. Industry Structure & Segments...
6.3. Travel and Tourism Industry in India..
6.4. Premium and Luxury Segment
6.5. Mid-Market Segment.
6.6. Budget Segment
6.7. Heritage Hotels..
6.8. Others.
6.9. Key Consumer Segments
6.10 The Business Traveller
6.11. The Leisure Traveller..
6.12. Airline Cabin Crews
6.13. Pilgrimage Travellers..
7. Performance of Indian Hotel Industry.
7.1. Financials of Indian Hotel Industry during FY11.
7.2. Nationwide Occupancy and Average Rate Performance..
8. Competition.
9. FDI Flow...
10. Outlook...
11. Potential
12. Performance Indicators..
13. The General Economy.
14. Outlook for the Industry..
14.1. Medium to long Term
14.2 Short Term Outlook
15. Location Highlights.
15.1 Raipur Overview:.

15.2 Raipur Industrial Overview:...
15.3. Investments in Raipur District..
15.4. Weather...
16. Market Potential Assessment
16.1. Existing Hospitality Scenario
16.3. Rack Rates of Raipur Hotels
16.4 Performance of Competitive Hotels.
16.5 Future Supply of Hotel Rooms..
17. Naya Raipur..
17.1. Land Allocation Plan for Naya Raipur
17.2 Naya Raipur Master Plan..
17.3 SITE EVALUATION

P PA AR RT T C C : : Site Context and Connecti vi ty
18. Site Connectivity..
18.1. Naya Raipur Connectivity.
18.2 Air Connectivity and Present Status
18.3. Rail Connectivity and Present Status.
18.4. Distances from the site...

P PA AR RT T D D : : Project Brief
19. Development Controls for the Properties as per NRDA
19.1. FAR & Ground Coverage.
19.2. Parking Standards
19.3. Setback Regulations.
19.4. Retail
19.5. Utilities & Requirements of the Project...
19.6. Phasing Plan.
20. Design Brief
20.1 Key Features
21. Design Features.
21.1. Architectural Design

PART E : Surveys
22. Contour Survey...
ANNEXURE-1
23. Soil Investigation
24. Field Investigations
24.1. General.
24.2. Boring...
24.3. Sampling..
24.4. Standard Penetration Tests..
24.5. Measurement of Water Table...
24.6. Rotary Core Drilling
24.7. Laboratory Testing.
25. Discussions.
25.1. General.
25.2. Use of open Foundation (Around BH-09)..
25.2.1. Evaluation of strength and deformation parameters........
26. Determination of Bearing Capacity..
27. Settlement Calculation
27.1. For Isolated Footing...
27.2. For Strip Footing.
28. Recommendations...
28.1. Use of RC bored pile..
29. Design Strength Parameters..
29.1. Determination of Vertical Pile Capacity..
29.2. Uplift Pile Capacity.
29.3. Lateral Pile Capacity..
29.4. Chemical Tests...
30. Summary and Conclusions
Annexure-2

P PA AR RT T F F : : The Princi ple Architect
31. Vision and Concept.
32. Conceptual Design Process Development.
32.2. Design Process Option A.
32.3. Design Process- Option B...
32.4. Design Process Option C.
32.5. Design Process Option D.
33. Approved Master Plan: ..
ANNEXURE-3

P PA AR RT T G G : : The Structural Design Concept and Brief
34. Concept and Project Profile:-.
34.1. Average sub-soil profile
34.2. DESIGN LOADS (OTHER THAN EARTHQUAKE LOADS)..
34.3. DESIGN FOR EARTHQUAKE RESISTANCE.
34.5. DESIGN OF CONCRETE ELEMENTS
34.6. Strength Requirement of Concrete
34.6. DESIGN OF STEEL STRUCTURAL ELEMENTS...
35. Design Parameters .
35.1. Materials of Construction.
35.2. Reinforcement..
35.3. Imposed Gravity loads on floors..
ANNEXURE-4
36. Materials
37. Form Work (Centering & Shuttering)
38. Wind loads.
39. Proposed Approach of Structural Analysis .
40. Proposed specifics of the modeling technique..
41. Design of Structural Elements...
42. Foundations :...
43. Other Data:...

P PA AR RT T H H : : MEP Concept f f o or r Central ized System
ANNEXURE-5

P PA AR RT T I I : : Proj ect Impl ementati on Schedule
44. Component wise analysis...
4 45 5. . C Co on ns st tr ru uc ct ti io on n P Pr ro og gr ra am m . .

PART J : Financial Report
46. Financial Assessment.
46.1. General..
46.2. Key Financial Assumptions

PART K : Hotel and Conventi on Centre Operator...

PART L : Project Organogram....

P PA AR RT T A A

Introduction

3. The Promoter Group

VISA URBAN INFRA is part of the Rs 5,000 Crore VISA Group a minerals,
metals and energy conglomerate with business interests in steel, power,
international trading, shipping, mining and real estate. The Group has a strong
global presence across countries including India, China, Indonesia, Australia,
South Africa and Singapore.

The Company, VISA Urban Infra Limited was incorporated as a Special Purpose
Company in terms of the Consortium Agreement executed between VISA Steel
Limited, VISA Infrastructure Limited and VISA Realty Limited to Bid for the
project of Star Hotel and Convention Centre at Naya Raipur, Chhattisgarh. The
Company has taken up the project of setting up a Star Hotel & Convention
Centre project at Naya Raipur, Chhattisgarh.

The Company has executed an Authorization Agreement on 28 August 2010 with
the Naya Raipur Development Authority (NRDA) to implement the Project.
Further, a Lease Deed for land admeasuring 5.0 hectares (12.36 acres) abutting
main arterial road in the west side of Naya Raipur, Tuta Village, Abhanpur Tehsil,
Raipur Distirct, was signed by the Company on 17 February 2011 with NRDA for
implementation and development of the project.
The Company, VISA Urban Infra Limited is having its registered office at VISA
House, 8/10 Alipore Road, Kolkata 700 027. Mr. Vishambhar Saran, Ms. Saroj
Agarwal, Mr. Vishal Agarwal, Mr. Vikas Agarwal are the Directors of the
Company where Mr. Vishambhar Saran is the Chairman of the Company.

The Company intends to do business in the field of Infrastructural development
and real estates in and around Raipur, Chhattisgarh and have approached Naya
Raipur Development Authority for allotment of further projects, e.g. Logistics Hub
etc.

4. Advisors & Consultants
List of expertise firms / consultants engaged

In consideration to full fill the project implementation as per the authorized
agreement conditions, we have approached expert consultants for various
components of the project, widely south Indian Metro cities and the following are
chosen for design and implementation of the project

ARCHITECTS Bentel Associates, South Africa
52years of Expertise in Designing
Retail / Mixed-use Developments
across Africa, Middle east and India
World Since1960
India Since 2003

Soil Investigation and Test CE Testing Company Pvt Ltd

A single point source for solutions covering the entire gamut of geological &
geotechnical subsurface investigation, foundation consultancy, engineering
surveys and highways and bridge engineering across the nation.

STRUCTURAL and CIVIL: - MN Consultants Pvt Ltd., Kolkata

A leading structural and civil designing consultants of eastern region having a
wide experience in all natures of domestic, commercial and industrial projects in
India and abroad. M N Consultants are working on many star hotels in eastern
and northern India.

MEP and HVAC Pankaj Dharkar and Associates, Mumbai

PDA is reputed consulting engineering firm involved in the field of providing
quality MEP services to the utmost satisfaction of the client. The scope of
activities include all aspects of building services including Design, Installation,
Testing and commissioning of Various services like Air-conditioning, BMS,
Electrical, Plumbing, Fire Detection & Protection. The company was formed to
meet the demand for high quality Building Services.

PDA through its various well equipped offices at Ahmedabad, Mumbai, Delhi,
Surat, Bangalore & Indore co-ordinates & executes successfully the different
Projects going on in diverse fields such as Hotels & Resorts, Office buildings,
Pharmaceuticals, Hospitals, Textiles, Shopping Complexes, Multiplexes,
Software and IT Parks, Multi storied Apartments, Banks , Schools, J ewellery
shops, Garment Factories , Showrooms , Exhibition Centers etc.

LOCAL ARCHITECT Sandeep Neena + Associates

One of the most renowned architectural firm practicing since last 10 years in the
Raipur district and also credited with presence across various other states.

P PA AR RT T B B

Chhattisgarh An Overview
Detail Project Report

3. Chhattisgarh An Overview

Chhattisgarh was carved out from Madhya Pradesh to become 26
th
state in Indian
Union on 1
st
November 2000. The state has a population of 25.5 Million (2011
Census). Agriculture and Mining are the major activities in the state. Chhattisgarh is
also known as Rice Bowl of India. Chhattisgarh supplies food grains to almost 600
rice mills and accounts for more than 70% of Indias total production of Tendu
leaves that are used for making bidis. The state has dense forest cover with 44% of
states land being forests, constituting 12% of Indias forests.


Chhattisgarh is centrally located in the country and is well connected to the rest of
the country by Rail, Road and Air. Raipur is the Capital city of the state of
Chhattisgarh and the administrative head quarters of Raipur district. Naya Raipur is
the new capital city being developed south east of Raipur.


The per capita income of Chhattisgarh grew at CAGR of 22% over the last 5 years
i.e. between 2005-06 (Rs. 16311) and 20010-11 (Rs. 44,097). Moreover it has


grown with CAGR of 14% in the last 14 years. GDP of Chhattisgarh in 2010-11 has
been estimated at Rs. 129,718 Cr. , growing at 18.11% over the previous year.

Chhattisgarh - Per Capita Income Growth
0
5
10
15
20
25
30
35
40
45
50
1996-
97
1997-
98
1998-
99
1999-
2000
2000-
01
2001-
02
2002-
03
2003-
04
2004-
05
2005-
06
2006-
07
2007-
08
2008-
09
2009-
10
2010-
11
Years
R
s
.

T
h
o
u
s
a
n
d
s

6. Tourism- Overview


WTOs Tourism 2020 Vision forecasts that international arrivals are expected to
reach over 1.56 billion by the year 2020 of which 1.18 billion will be intra-regional
and 377 million will be long-haul travellers. The global market size of travel and
tourism industry reached US$ 5.7 trillion in 2010 from an estimated US$ 5.4 trillion
in 2009, reflecting a growth of 5.42%. Travel & Tourism is the world's biggest
industry, accounting for nearly 200 million jobs, and over 10 per cent of world GDP,
more than US$ 3,500 billion. It is a "high- multiplier effect" industry - it employs large
numbers of people, and requires large amounts of local inputs for ongoing
operations. In Central and South America, many countries have experienced strong
economic growth, which is boosting domestic travel and Brazil is a prime example of
this trend. Europe in 2010 was impacted by the continued economic uncertainty
facing the euro zone members but London gears up for the 2012 Olympic Games.
Middle East is the only world region that experienced declining in RevPAR due to
regional problems. The total market size of Indian travel and tourism industry
reached to Rs.3,23 trillion in 2010 as compared to Rs.2,70 trillion in 2009, a growth
of around 19.63% because of Commonwealth Games in 2010, India's travel and
tourism industry has witness around 150,000 additional visitors to Delhi for the
Commonwealth Games.

The Indian hotel industry, which was estimated at about Rs.145 billion in 2010-11, is
projected to touch the Rs.230 billion mark by the year 2014-15. To bridge this
demand supply gap, India is investing in Hospitality industry Rs.462.3 billion in next
five years.

Existing hotel room supply during 2010-11 was about 62,000 which included some
major cities and emerging cities. It is expected to reach around 151,853 room
supplies in next five years. The occupancy of India was 68% in 2010-11 which was
near to the 68.8% nationwide occupancy attained in 2007-08 and Average Rate has
grown by 5.8% in the year 2010-11.

Rev PAR is estimated to increase by 10.7% in 2010-11 through increases in both
occupancy and average rate, as hotels across the country saw strong increases in
demand and were optimistic about the future outlook to increase rates despite new
supply entering their markets.

The report starts with the global hotel industry to give a perspective of the Indian
hotel industry in the global context. The report covers hotels industry structure,
trends in growth of and challenges, critical success factors and foreign direct
investment trends from Indian perspective. It also gives a glimpse of proposed
investments by domestic and foreign players in the hotel industry of India. The

report also covers various emerging concepts in India such as service apartments,
spas, medical tourism, wildlife resorts, cruise tourism, adventure tourism etc. An
analysis of the industry performance is made on critical business parameters like
occupancy rates, revenue per available room (RevPAR) and average room rates
(ARR) and comparisons have been made with global trends. The report also
analyses the performance of the industry across major markets, and profiles the
major players in the industry.

In India, total share of Travel and Tourism has reached to Rs 3.23 trillion to GDP in
2010 with the growth of 20% over 2009 as India attracted large number of tourist
worldwide during Commonwealth Games in 2010. India's travel and tourism industry
has witnessed number of industry turnover, major players, regulations, demand-
supply scenario, growth drivers and other issues.

According to the Department of Industrial Policy and Promotion (DIPP), foreign
direct investments (FDIs) in the Indian travel and tourism sector touched US$ 2.35
billion between April 2000 and February 2011. Indian hotel industry is largely
dependent on domestic tourists. The number of domestic tourist arrivals and foreign
tourist arrivals stood at 650 million and 5.17 million respectively in the year 2009.
During the year, Tamil Nadu attracted maximum foreign tourists followed by
Maharashtra, Delhi, Uttar Pradesh and West Bengal. Foreign tourists mainly come
from UK and USA. Business Travellers account more among foreign tourists.

The Indian hotel industry, which was estimated at about Rs.145 billion in 2010-11, is
projected to touch the Rs.230 billion mark by the year 2014-15, growing at a robust
CAGR of over 12.2% during the period 2010-11 to 2014-15. Demand for hotel
rooms is likely to improve in future as economic growth gathers momentum and
companies increase spending on travel. Discretionary spending is expected to
increase, especially on leisure travels as a result of a healthy salary increase in the
corporate world.

Hotel room supply was about 62,000 during 2010-11, covering major and emerging
cities across the country. However, to meet the growing demand, there is a need to
add around
151,853 room supplies in next five years, which would call for a total investment of
around Rs.462.3 billion. Out of this, Rs. 163.76 billion will be pumped in Luxury
segment and
Rs.162. 29 billion will be invested towards First class segment of hospitality industry.

Indian hospitality industry is gearing up to cater to such high demands. Leading
domestic players like IHCL, EIH and Leela and international players such as IHG,
Hyatt, Marriott and Accor have planned large-scale investments in the Indian
hospitality sector.

7. Highlights

The global market size of travel and tourism industry reached US$ 5.7 trillion in
2010 from an estimated US$ 5.4 trillion in 2009, reflecting a growth of 5.42%.
Total share of Travel & Tourism to Total GDP, The United State ranked first with
US$ 1349.6 billion to total GDP. China ranked second with US$ 565.6 billion to
total GDP as per World Travel and Tourism Council 2011.
In 2010, Asia Pacific led the recovery process and achieving the fastest growth
globally. Revenue per available room (RevPAR) was up 21.3% for the year to $88
which was near to pre-crisis peak.
In terms of RevPAR growth, Central and South America stood second in 2010
reached to $78 with the growth of 17.4% and it is the region to surpass its 2007
peak.
In Europe, a RevPAR was grown with 9.9% in 2010 but still below the RevPAR
achieved to its pick. According to UNWTO.
During 2010 the Middle East is the only world region that declines in RevPAR, it
was reached to $123 with negative growth of 4.4%.
The total market size of Indian travel and tourism industry reached to Rs.3,23
trillion in 2010 as compared to Rs.2,70 trillion in 2009, a growth of around
19.63%.
India's travel and tourism industry has witness around 150,000 additional visitors
to Delhi for the Commonwealth Games.
Total 1415 number of hotels approved by Ministry of Tourism as on May 2011
where 702 Three Star Hotels and 220 Two Star Hotels were approved.
The Government of India has recently made a clarificatory amendment to Section
5AD of the Income Tax Act in the Union Budget 2011-12, which now allows new
hotels to set off the benefit of investment based deduction against the profit from
other existing hotels of the Company. This would reduce the overall cash outflow
towards income tax in the initial years of hotel operation.
India is currently ranked 12th in the Asia Pacific region and 68th overall in the list
of the world's attractive destinations, according to the Travel and Tourism
Competitiveness Report 2011 by the World Economic Forum (WEF).
India is well known for its natural resources (ranked 8th) and cultural resources
(24th) with many World Heritage sites, both natural and cultural; rich fauna, many

fairs and exhibitions and strong creative industries. India also has quite good air
transport (ranked 39th), particularly given the countrys stage of development,
and reasonable ground transport infrastructure (ranked 43rd), reports The Travel
and Tourism Competitiveness Report 2011 by World Economic Forum 2011.
The Indian hotel industry, which was estimated at about Rs.145 billion in 2010-11,
is projected to touch the Rs.230 billion mark by the year 2014-15, growing at a
robust CAGR of over 12.2% during the period 2010-11 to 2014-15.
Existing hotel room supply in India during 2010-11 was about 62,000 which
included some major cities and emerging cities. It is expected to reach around
151,853 supplies in next five years.
India is investing in Hospitality industry Rs.462.3 billion in next five years. Out of
these Rs. 163.76 billion and Rs.162. 29 billion will invest into Luxury and First
class segment in Hospitality industry from 2010-11 to 2014-15.

6. Indian Hotel Industry Overview

6.1. Current Status of Indian Travel and Tourism Industry

The total market size of Indian travel and tourism industry reached to Rs.3,23 trillion
in 2010 as compared to Rs.2,70 trillion in 2009, a growth of around 19.63%.
Employment level in the industry was around 36.78 million in 2010 as compared to
36.74 million in 2009.

6.2. Industry Structure & Segments

The hotels in India are broadly classified into the following segments, 7 categories
(five star deluxe, five-star, four stars, and three stars, two star, and one-star and
heritage hotels) according to Ministry of Tourism, Government of India, based on the
general features and facilities offered. The ratings are reviewed every five years.

6.3. Travel and Tourism Industry i n India

Particulars
Year
2006 2007 2008 2009 2010

Total Market
Size (Rs.
In Trillion)
2.47 3.59 2.67 2.7 3.23
Y-o-y
Growth (in
%)
6.14 45.34 -25.63 1.12 19.63
Employment
Level ('000)
42,027 47,027 38,713 36,740 36,783
Y-o-y
Growth (in
%)
0.53 14.11 -19.27 -5.1 0.12

2005-2010 real annual growth adjusted for inflation (%)
Source: WTTC and Cygnus Research

6.4. Premium and Luxury Segment

This segment comprises the high-end 5-star deluxe and 5-star hotels, which mainly
cater to the business and upmarket foreign leisure travellers and offer a high quality
and range of services. The segment accounted for 26% of the total hotel rooms in
the country during 2009-10.

6.5. Mid-Market Segment

This segment comprises 3 and 4 star hotels, which provide to the average foreign
and domestic leisure traveller. This segment also caters to the middle level business
travellers since it offers most of the essential services of luxury hotels without the
high costs since the tax component of this segment are lower compared with the
premium segment.

6.6. Budget Segment

These comprise 1 and 2 star hotels referred to as Budget Hotels. These categories
do not offer as many facilities as the other segments but provide low-cost
accommodation to the highly price-conscious segment of the domestic and foreign
leisure travellers.

6.7. Heritage Hotels

In the past four decades, certain architecturally distinctive properties such as
palaces and forts, built prior to 1950, have been converted into hotels. The Ministry
of Tourism has classified these hotels as heritage hotels.

6.8. Others

At any point in time, applications for classification are usually pending with the
Ministry of Tourism because of which such properties remain unclassified. The
number of hotel rooms pending classification has declined from historical 18-20%to
3%of the total rooms available.

6.9. Key Consumer Segments

The hotel industry can be divided into the following key consumer segments based
on purpose of visit.

6.10 The Business Traveller

The business traveller is a businessman or a corporate executive travelling for
business purposes. This segment includes corporate, both domestic and foreign,
who open offices in the hotel premises during start-ups, corporate executives who
make extended stay either for long duration projects or while waiting for permanent
accommodation (primarily expatriates) and convention arrivals. While the senior
executives usually stay in five star hotels, the middle level executives, who are much
larger in number, stay in the budget hotels. 66 % of senior finance executives at
some of the largest companies in India expect to spend more on business travel
during 2011.This segment offers better realisations as they demand relatively
smaller discounts on room rents (about 10-15%); use more of facilities such as PCs,
fax, multi-media, and conference halls. Also, the food & beverage (F&B) revenues
are better as they usually eat in the hotel itself due to their busy schedules. Travel is
also more likely to increase in the India because of businesses in India are looking
to expand and take advantage of new investment opportunities and Strong growth
fundamentals like fast labour force growth, growth in IT sector and MNCs entering
in India will ensure a steady growth for demand of business in India.

6.11. The Leisure Traveller

The leisure traveller could both be a foreigner or a domestic traveller whose primary
purpose of visit is holiday and sightseeing. Among non-business foreign tourists, the
primary motivation for visiting India is largely cultural attraction followed by
conferences and conventions, tourist attractions like beaches, wildlife, hill resorts
etc. Usually, leisure
travellers are part of a package run by a tour operator. The margins offered by
leisure
travellers tend to be lower because of two reasons. Firstly, they seek higher
discounts and
also provide less food and beverages (F&B) revenues as they usually eat out. The
business offered by this segment is highly seasonal and tends to peak between
September and March.

6.12. Airline Cabin Crews

Airline cabin crews form another important segment because of the repetitive and
guaranteed nature of the business that they provide. Usually, these are a part of an
annual contract whereby, in return for a fixed rate, a certain number of rooms are
provided on demand for cabin crews. With discount rates in the range of 40% to
50%, this represents a low-yield segment for hotels in general.

6.13. Pilgrimage Travellers

Pilgrimage tourism involves the tour taken up by the people for pilgrimage to certain
identified sacred places. All mankind needs purification of the body, mind and the
soul. To achieve the same, pilgrimage holidays have been designed. Indians are
traditionally religious and the introduction of low-cost airlines is acting as a catalyst
for increasing the Non- Resident Indians (NRIs) opting for pilgrimage tourism. Apart
from domestic tourists, tour operators are now relying more on NRIs to boost their
revenues. Besides the entry of more low-cost carriers, the Incredible India
Campaign launched by the Ministry of Tourism has also contributed to the growth
achieved in pilgrimage tourism. Popular pilgrimage packages favoured by NRIs
include Char Dham (Yamnotri, Gangotri, Badrinath and Kedarnath) Vaishnodevi,
Amritsar, Tirupati, Shirdi, Navagraha Temples, Arupadai Veedu and Varanasi.
There are four sacred Buddhist pilgrimage centers first Lumbinivana, second Bodh
Gaya third Sarnath and forth Kushinara or Khushinagar while Ajmer is also
emerging almost as popular as Tirupati. 50% of the NRIs visiting India now include

religious destinations on their schedule, rising from 35% earlier. This growth is in
tandem with the total number of NRIs visiting India.

7. Performance of Indian Hotel Industry

In terms of sales and EBIDTA, all the large group of hotels gone up in FY11.
EBIDTA of the industry grew to Rs11, 697.22million in FY11, with growth of 7.96%.
Net sales grew to Rs.38, 380.15million, an increase of 14.03% in FY11. However,
net profit has decreased by 2.76% in FY11 compared to FY10, due to higher
expenditure and interest expenses in FY11 compared to FY10.

7.1. Financials of Indian Hotel Industry duri ng FY11


7.2. Nationwide Occupancy and Average Rate Performance

The nationwide occupancy and average rate performance came on track for the
Indian hospitality industry during 2010-11 after two difficult years that saw
countrywide RevPAR fall by 14% and 11.6% in 2008-09 and 2009-10 respectively.
Countrywide RevPAR is estimated to have increased by 10.7% in 2010-11 through
increases in both occupancy and average rate, as hotels across the country saw
strong increases in demand and were optimistic about the future outlook to increase
rates despite new supply entering their markets.
The occupancy was 68% in 2010-11 which was near to the 68.8% nationwide
occupancy attained in 2007-08 and it is an achievement when one considers the
number of new hotels that have opened in India. The reason for high demand is the
lack of a sufficient number of quality hotels within the country.

8. Competition


The Indian hotel industry is an oligopoly, with a few key players grappling for control.
The
Indian Hotels Company Ltd or Taj Group is the largest hotel operator in India with a
34.58% market share in India. EIH LTD has a 21.59% market share. ITC Ltd has a
20.68% market share. Other players include Hotels Leela, followed by smaller
entities such as Taj GVK, Asian Hotels and Royal Orchid during 2010-11.
Indian Hotels' Taj and EIH's Oberoi, Indian Tourism Development Corporation
(ITDC) and
Hotel Corporation of India (HCI) are among the leading hotel chains in the Indian
market.
Hotel Leela Venture, Asian Hotels (Hyatt International Corporation), Bharat Hotels
are among the small chain in India. Most of these hotel companies have fewer
properties, compared with the big chains. However most of these players have
initiated expansion plans during the late 1990s. ITDC and HCI are public sector
chain and have some of the best locations in major cities but are relative
underperformers, as compared with their private sector.
Rise of International companies entry International companies have entered into
India in different ways like joint ventures with Indian partners or by entering into
management contracts or franchisee arrangements, Marriott, Starwood, Berggruen
Hotels, Emaar MGF have already entered into Indian market and most of these
chains have ambitious expansion plans especially with a strong focus on the budget
segment and tier II cities. In the Premium segment, global majors in the hospitality
industry like IBIS, Westin, Novotel, Ista, Aloft, Dusit D2, Sofitel, and Shangri la are
planning to enter India or expand their existing operations. Players like Lemon Tree,
Ginger have identified that there is dearth of quality rooms in the mid market
segment. Entry of organized players is expected to improve the quality of offerings
and bridge the wide gap between mid market and upscale category.
With favourable demand-supply scenario, the risk of decline in ARRs is likely to be
very limited. Currently, there are many barriers to entry for new players in the form
of high capital costs, poor infrastructural facilities and scarcity of land, especially in
the metros. Suppliers have low bargaining power due to higher competition,
especially in the metros which is higher for customers due to increasing room
supply. Competition is already intense in metro cities and is gradually increasing in
secondary cities due to the entry of foreign hotel chains.
A few years ago, India was a seven-eight brand hotel market. By 2012, it will be
metamorphosed into 40-brand hotel market, redefining both the personality and
structure of the hospitality industry as it stands today.
9. FDI Flow


Despite global economic woes, the development of hotels in India has been one of
the most lucrative investments. Although there are many relaxations in regulations
for investment by foreign players in the Indian hotel industry, the regulations in other
real estate asset classes differs and so due diligence is required before proceeding
with a project.

2.6.1 Trends in Total FDI Flow India
The hotel and tourism industrys contribution to the Indian economy by way of
foreign direct investments (FDI) inflows were touched at US$2.35 billion from April
2000 to February 2011, according to the Department of Industrial Policy and
Promotion (DIPP).

10. Outlook

Foreign Tourists arrival to be 10 million in 5 years

Domestic Tourism to increase by 15% to 20% per annum over the next 5
years.

Rapid growth in Average Room Rates is expected to continue until sufficient
new supply comes on stream

Average Room Rates increased by 15% in 2007; the highest being in the 4
star categories.

11. Potential

Favourable demographics and rapid economic growth rate point to a long term
uptrend in Domestic demand for Hotels both for Business & Leisure

Growth momentum in domestic & international travel expected to receive a further
boost with more budget airlines/ lower air fares & open sky policies and expected
improvements in Travel Infrastructure (Roads, Airports & Railways).

There are opportunities in all price & value chain segments due to shortage of
Hotel Stock


Low penetration of Brands (about 30%) provides opportunities for management
contracts and franchising with local Hotel owners / Developers.

The projected demography of the Indian population estimates that over the next 5
years around 75 million people will join the workforce and jobs need to be created
to accommodate them.

Tourism is one of the highest generators of employment. A Rs.1 million invested
in Tourism creates 47 direct jobs and 11 indirect jobs. This is much higher than
manufacturing or even agriculture

The GOI has allowed a 100% FDI into the Hospitality Sector as a measure to give
an impetus to this key industry.

12. Performance Indicators

The performance of the hospitality industry is basically a function of;

The general economy as a whole

The outlook for the industry as a whole

The City / Town in which the facility is located and within that location;

The demand / supply gap and

The value for money offered by the facility in question

13. The General Economy.

The immediate threat to the hospitality sector is slowing down of economic growth,
worldwide. However despite the global slowdown, control of inflationary tendencies
in the economy coupled with and security concerns related to the relationship with
unstable neighbouring countries, India still remains one of the strongest and fastest
growing economies in the world. It continues to be a preferred destination for
Foreign Direct Investment (FDI).


The global slowdown was basically triggered by the sub-prime mortgages scandal in
the US realty sector and the consequent collapse of the banking sector requiring
massive infusion of funds into the banking system in an attempt to remove the toxic
assets from the balance sheets of the Banks.

The Indian Banking system remained fairly stable through the Investment banking
issues faced by the USA and the developed countries in the west.

However the Indian stock markets went through some turbulence on account of FIIs
dumping their investments in Indian companies in an attempt to fund their cash
requirements overseas.

With the elections having thrown up a stable central government the markets have
reacted favourably and seem to be holding steady in spite of the predicted weak
monsoon.

The fundamentals of the economy however remain strong;

India's rapid economic growth has already set the stage for fundamental changes in
the country's population.

Real average household income has literally doubled in the last two decades,
followed by consumption with the emergence of the famed 'middle class'.

According to a McKinsey (2007) report The 'Bird of Gold': The Rise of India's
Consumer Market, by the year 2025, India's middle class is expected to swell
almost 12-fold from its size of 50 million people to over 583 million - some 41%
of the population.

This will trigger explosive growth in the consumer market taking it to $1.5 trillion,
making India the world's fifth-largest consumer economy by 2025.

Moreover, middle-class India's discretionary spending will rise to 70% of all
spending by 2025 from 39% [at the time of survey].


14. Outlook for the Industry
14.1. Medium to long Term

This demographic profile will have significant implications for the tourism industry. It
is a well-recognised axiom that travel is the first priority of an income earner after the
basic requirements of home, food and essentials. Consequently as people acquire
more disposable income, the demand for travel and tourism will grow exponentially.

There will be more such people with disposable incomes as the demographic
transition in the country produces a huge population in the 20-60 years age group.

Catering to the needs of the expanding middle class will throw up huge opportunities
for domestic tourism, in India. The middle class is pressured for time and has taken
to short duration travel, especially during weekends and summer vacations, to
destinations that are quickly and easily accessible. However, there is a shortage of
such destinations

Thus, there is a need to develop destinations that are easily and quickly accessible
from major towns as the middle class is concentrated in urban areas. This would
translate into good roads and surface transport, trains and low-cost airlines.

The hospitality industry will play a crucial role in development of these destinations
as there is an acute need for quality accommodation at competitive prices.
Currently, most lodgings in small towns are unrated or one, two-star hotels or
guesthouses that are unattractive to the quality and cost conscious middle-class
Indian.

14.2 Short Term Outlook

In the recent past the newspapers have published data on declining occupancies in
Hotels. While not disputing the figures published it may be pertinent to keep in
perspective the context in which this decline has occurred.


The context is as follows;

Over the last 3 years average room rates across all categories increased on an
average in excess of 10%
This increase was also accompanied by an increase in the occupancy rates.
This was across all categories of Hotels.
In the year ended March 2008, there was an erosion of occupancy, in tier 1
markets (basically metros) however there was a marginal increase in the average
room rates.
Tier 2 and tourist destinations the growth in the Average Room Rates was
significant while occupancy rose marginally.
In the current year except for 3 cities, all other showed an increase in the average
room rate in tune with inflation and with only one city in the survey showing a
decline in ARR.
There were however 7 cities that continued to grow at 10 -13 % in terms of
average room rates.

It may also be pertinent to point out that in the 3 year prior to 2009 hotels
across all star categories, were charging between 50% to 75%, i n excess of
their global average brand rates.

In the context of the global slowdown any increase in occupancy can come only with
a reduction of average room rates which reduction has only now commenced. Most
importantly it must be understood that;

The published data in the newspapers pertains to the star category and possibly
only to Hotels in the metros
The category of the hotels referred to cater substantially and primarily the
internationally tourist whose visits are substantially metro-based and business
related and not primarily related to tourist destinations which destinations have
shown an increase both in terms of ARR as well as Occupancy.
As stated earlier, the International tourist market is only a very small percentage of
the domestic travel market.

It is therefore necessary to look at the micro picture within the relevant segment of
the tourism market. Even on a macro picture basis it may be pertinent to mention
that tourism in India is dependent upon the domestic traveller.


15. Location Highlights

15.1 Raipur Overview:

Raipur is the State capital of Chhattisgarh and major centre for business, mainly iron
& steel, ore and cement. Raipur occupies a strategic position on national transport
network and is well connected with rest of India by Rail, road and air. Also known as
Rice capital of India, it has over 300 rice milling plants. Bhilai the steel city is
within 40 Kms range of Raipur.

Raipur region population (50 km radius), at 4.1 million (2011 Census) is 16% of
states population and grew at 35% during 2001-11 (from 3.06 million in 2001). 58%
of population is urban. As per development plan of Naya Raipur the share of
regions population in the state will grow from 13% in 1991 to 34% in 2031. The
growth can be attributed to, among other things:
a. People moving into Raipur middle management level, engineers and
professionals.
b. Regional offices of companies shifting from Nagpur and other cities to
Raipur and new businesses setting up here.

15.2 Raipur Industrial Overview:

Mining (iron ore & coal), power generation, steel and cement are major industries
in and around Raipur. There are 58 large and middle scale industries in this
district. Abundance of natural resources, electricity, low cost labour results in
large scale industrial development. Indias biggest iron market 170 steel rolling
mills, 170 sponge iron plants, 250 steel plants, 800 agro industries, 70 Ferro alloy
plants. Large presence of cement manufacturers with all major players in the
country either having a base or setting up one. Corporate like Tat Steel, Mittal
Steel, Jindal Steel & Power, Monnet Ispat, NTPC, Vedanta group and Hira Group
have substantial presence.

15.3. Investments in Raipur District:

Based on data compiled by Projects Today, Raipur district is currently having 432
projects (excluding completed, differed & stalled projects) under various stages
of development totaling an investment of over Rs. 39,860 Cr. (some projects
have not finalized or disclosed the investment, therefore this amount is expected
to be much higher)

Projects Ownership with Cost in Rs. Cr.
Private,
27723
Central
Governmen
t, 5767
State
Governmen
t, 5634
Govt. Local
Bodies, 737
(270)
(29)
(114)
(19)

15.4. Weather:

Industry Classification with Cost in Rs. Cr.
Finished
Steel, 2252
Roadways,
4863
Cement,
7750
Crude Oil/
POL
Pipeline,
1794
Coal/ Lignite
Based
Power,
14730

Raipur District has pleasant winters with temperatures in the range of
10C to 27C.
Summers (mid March to May) are oppressive with temperature in the
range of 29C to 45C.
The average annual rainfall in the district is around 1400.

16. Market Potential Assessment
Background

In order to understand the performance of hospitality industry in the city, surveys
have been conducted on the potential for a Hotel and Conventional Facility in the
city and suitability of the subject site for such development.
16.1. Existing Hospitality Scenario

16.2. Raipur Hotels

S8. No Hotels Category No. of

16.3. Rack Rates of Raipur Hotels

Hotel 2011 2006 CAGR

No Of
Rooms Rack Rates (Rs)
No Of
Rooms
Rack
Rates
(Rs.)
Rack
Rates
Single Double Single Double
(2006 -
2011)%
Category I
Hotel Babaylon
Inn 72 4,500 5,000
Not
operational
Hotel Babylon
International 73 4,500 5,000 80 3,000 3,700 8.40%
Hotel Mayura 51 3,300 3,850 47 1,550 2,090 16.30%
Inventory grew at
21% p.a
Hotel Tulip 34 3000 3,500
Not
operational

Hotel
Shamrock
International 72 2,700 3,200
Not
operational

Hotel Royale
Ambience 26 2,499 3,199
Not
operational

Sub Total /
Average 328 3604 4128 127 2463 3104 7.90%

Category II

Florence
Boutique Hotel 10 3600 4200
Not
operational
Hotel Grand
International 48 2000 2500
Not
operational
Inventory grew at
28% p.a
Corbiz Tower 34 2000 2500
Not
operational

Hotel
Celebration 45 1900 2200 46 2000 2000 -1.00%

Sub Total /
Average 137 2084 2526 46 2000 2200 0.80%

Category III

Hotel
Chidambara
International 60 2600 3000 58 1800 2500 7.60%

Hotel Aditya 34 2000 2300

Hotel Piccadily 54 1450 1950 54 1650 2000 -2.60%

Ishika Regency 20 1500 2000 19 1050 1500 7.40%
Hotel Sudha
Regency 45 1595 1995 33 1095 1195 7.80%
Hotel Punjab
Palace 27 1695 1895
Not
operational
Inventory grew at
11% p.a
Simran
Heritage Pvt
Ltd 47 1495 1895
Not
operational
Hotel Ashoka
Heritage 31 1450 1750
Not
operational
Simran
Regency 18 1200 1400 20 600 1050 14.90%
Hotel Simran 53 1195 1495
Hotel Satluj 27 1150 1500 27 1000 1200 2.80%
Hotel Amit
Regency 35 1000 1200
Hotel Shubh 40 950 1190 40 n.a n.a
Sub Total /
Average 491 1,536 1,878 251 1,150 1,491 6.00%
Total Average 956 2,324 2,743 424 1,635 2,051 7.30%
Inventory grew at
16% p.a

16.4 Performance of Competitive Hotels

16.5 Future Supply of Hotel Rooms

Particulars
Exp
Start
Date

Citywide Status

New
Rooms
Total
Supply

For the Year ending
March 2011 956
Additions during 2011 -
12 Fitouts Stage
Corbiz Tower balance
inventory
11-
Dec 20 Fitouts Stage
Royal Ambience
additional inventory
11-
Dec 13
For the year ending
March 2012 33 989
Additions during 2012 -
13
Under
Construction
Taj Gateway, Behind
Magneto Mall
12-
Oct 120
RMV Resorts & Hotels
12-
Oct 122
For the year ending
2013 -14 242 1,231
Additions during 2013-
14
Magneto Hotel, GE
Road
13-
Apr 108 Shell Ready
Citi Centre Mall, Pandri
13-
Apr 107
Mall
Conversion,
Planning
Trasure Island Mal
Hotel, GE Road
13-
Apr 108 Shell Ready
For the Year ending
March 2014 323 1,554

15
Proposed Hotel
14-
Apr 150
Planning and
Development
Upscale Hotel , Gupta
(City Mall 36 Owner) ,
off VIP Road
14-
Apr 150 Early Planning
Angel
Babyfoods,Fortune
Select ,G.E Road
14-
For the Year ending
March 2015 450 2,004
15
Naya Raipur Hotel ,
Sector 33 (1.8 acres)
15-
Apr 100
Tendering
Stage
Midscale Hotel ,G.E
Road
15-
Ralas Group Hotel ,
Off VIP Road
15-
Budhet Hotel , Mars
Colonizers ,besides
Agraasan Bhawan
15-
Others (Ambuja,
Videocon, etc.)
15-
Apr 200
For the Year ending
March 2016 625 2,629

17. Naya Raipur:

Naya Raipur is the upcoming capital of Chhattisgarh to the south east of
Raipur. The new city is 20 Km from Raipur between NH-6 and NH-43, with new
city and the old one separated by airport.

It has been planned to be a world class city and perhaps the best planned city in
India. The city will be spread over 8,013 hectares (about 20,000 acres). The
urban design of city incorporates the best of international cities. The design is a
grid pattern city plan. Kuala Lumpurs new city complex at Putrajay is one of the
influences

The city has been planned for the population of 5.6 lakh people. The capital
complex, sports complex, Convention center cum Hotel, Gem & Jewellery SEZ,
IT SEZ and a Logistics Hub are the major anchor developments. A Railway
station has also been planned in the city and has been approved by Indian
railways.

CAPITOL
COMPLEX
SITE

17.1. Land Allocation Plan for Naya Raipur

Land Use
Area
in Ha.
&
Residential 2,113 26%
Commercial
(Rental)
145 2%
Commercial
(Wholesale)
131 2%
Industrial (Light &
Service)
194 2%
Special Industry 263 3%
Public & Semi-
Public
1,846 23%
Recreational 2,137 17%
Transport 1,006 13%
Composite Use 178 2%
Total 8013 100%

17.2 Naya Raipur Master Plan

17.3 SITE EVALUATION

Rating
Parameter Excellent
Very
Good Good Fair
Regular Shape of Site
Views Around the Site
Size of Land
Accessibility to Site
Visibility of Site
Proximity of Existing
Corporate/Industrial
Base
Proximity to upcoming
Corporate/Industrial
Base
Proximity / travel-time to
existing Railway Station
upcoming Railway
Station
Airport
Proximity to Social
Infrastructure
Proximity to Upcoming
Social Infrastructure
Proximity to Future
Growth Areas

Overall Potential

P PA AR RT T C C

Site Context and Connectivity

18. Site Connectivity

The Project site is well connected with the road, railway station and the airport.

18.1. Naya Raipur Connectivity:

18.2 Air Connectivity and Present Status:

Mana Airport, the only operational airport in Chhattisgarh, is located midway
between the Raipur city centre (approx. 12 kms) and the site (11 km) in Naya
Raipur
The airport has a 1,955 mtr. long runway and is equipped with Night Landing
and Instrument Landing System (ILS).
Raipur is connected by regular flights to Delhi, Mumbai, Nagpur, Hyderabad,
Bhubaneshwar, Kolkata and Bhopal
A new terminal building is under construction and is expected to be complete
by end 2012. The airport will have 3 aerobridges and a built-up area of 18,500
sq.m. The old terminal will then be converted into offices or a cargo complex
An area of 1,568 Ha of land is being zoned for airport use to accommodate
the future expansion needs of the existing airport.

The total Air Seat Capacity from Raipur grew at a compound growth rate (CAGR)
of 23.4% over the last 10 Years.

Air Seat Capacity
2011 2008 2006 2001
Destination
Week
ly
Frequ
ency
Daily
Seat
Capa
city
Weekl
y
Frequ
ency
Daily
Seat
Capa
city
Weekl
y
Frequ
ency
Daily
Seat
Capa
city
Week
ly
Frequ
ency
Daily
Seat
Capa
city
CAGR
%
2011/
2001
Delhi 28 637 14 250 18 399 _ _ 0
Bhubanes
hwar
14 290 7 164 7 145 3
64
16.3
Hyderabad 13 277 14 190 _ _ _ _ 0
Mumbai 8 210 8 407 14 331 3 64 12.6
Nagpur 7 142 14 250 3 62 6 86 5.1
Kolkata 14 132 14 124 _ _ _ _ 0
Bhopal 7 66 7 66 _ _ _ _ 0
Indore _ _ 14 124 _ _ _ _ 0
Ahmedaba
d
_ _ 7 66 _ _ _ _ 0
Vizag _ _ _ _ 4 68 _ _ 0

18.3. Rail Connectivity and Present Status:

Raipur is an important station on the Mumbai Howrah main line
It is linked by rail to Nagpur, Delhi, Ahmedabad, Vishakapatnam, Durg, Korba,
Bhubaneshwar, Pune, Amritsar and Puri
A new Railway station along the Mumbai Kolkata line is being developed in
Naya Raipur. It has already been approved by the Indian Railways.
181.71 hectares has been reserved for rail use in Naya Raipur which includes
a Station complex, goods yards, depots and other ancillary facilities
Raipur also occupies a strategic position on the National Highway network
Raipur is located at the convergence of NH-200 which connects Raipur with
Bilaspur, NH-43 which is the link between Raipur and Vishakahapatnam, and
NH-6 which connects Mumbai to Howrah. Further, the SH-5 links Raipur with
Dhamtari.
Naya Raipur is situated between NH-43 and NH-6 (G.E. Road) and therefore
enjoys equally good connectivity

18.4. Distances from the site

Location Distance (Km)
Site
North West (VIP Rd. towards
city)
_
VIP Road 9
Airport 11
Agrasen Bhawan 15
Babylon International 17
G.E Road (From VIP Road) 17
Bypass Road Jn. (Telibandha) 18
North West (City Centre)
Ghadi Chowk 20
Babylon Inn 22
Railway Station 23
Magneto Mall (From VIP Road) 18
North (towards G.E Rd.)
Capitol Complex ( Naya Raipur) 5
Stadium 13
G.E Road ( via stadium) 15
Monnet Ispat (GE Road) 22

P PA AR RT T D D

Project Brief

19. Development Controls for the Properties as per NRDA

19.1. FAR & Ground Coverage:

Hotel + Convention Centre:
FAR: 1.5
Ground Coverage: 30%.
Height: 50 Mtr.
5% of the FAR can be used for retail shopping

Commercial Complex (retail):
FAR: 1
Ground Coverage: 25%.
5% of the additional ground coverage to be allowed for providing atrium

19.2. Parking Standards

Parking shall be provided at the rate of 1.67 ECS per 100 sq.m. built up area. For the
provision of Car Parking spaces, the space standards shall be as under:

For open parking 25.0 sq.m. per equivalent car space
For ground floor covered parking 30.0 sq.m. per equivalent car space.
For basement parking 35.0 sq.m. per equivalent car space.
The above parking standards are as per NRDA( Naya Raipur Development Authority)
directives.

Basement
The maximum basement area shall be to the extent of ground coverage within the setback
lines.

19.3. Setback Regulations

Minimum Setback in Meters
Front: 15, Rear: 9, Side 1: 9, Side 2: 9
Other Parameters:
Atrium with soft retractable roof is free of F.S.I.
Storm water drain and sewage line to be constructed in a span of next two years in the
Naya Raipur master plan. VUIL development should have their own STP and has to use
recycled water for services.
Basement can be beyond the building line till the setback lines. No restrictions on number
of basements. Ramps are not allowed in setback lines.

Staircase to be calculated only on one floor in F.S.I calculations.

19.4. Retail

A modern Retail Outlet with optimum Built up area. However, Size and other details can
be confirmed after going through feasibility study.
1 mtr projection into the setback lines from first floor onwards uncovered on three sides
will be free of F.S.I.
Space below ground floor level cannot be habitable space can only be used for parking
and services.
Any building above 18 m has to be approved by fire department. Follow NBC guidelines
for building design.
No restriction on floor height. Minimum floor height for stilt parking is 2.4 m. Stilt level,
plinth level, all services on terrace and parapet wall not counted in height calculations.
19.5. Utilities & Requirements of the Project

Star Hotel
o The 4 Star Hotel mainly catering to Business Clients with 150 rooms.
Convention Center
o The Convention Centre of 1000 people capacity, meetings rooms and lawns
Commercial Block
o Modern Office Tower complex with podium & basement parking
Budget Hotel
o The Budget Hotel having 250 rooms
Retail
o A modern Retail Outlet with optimum Built up area. However, Size and other details can
be confirmed after going through the ongoing market analysis and feasibility study.
Parking facilities
o Basement, Podiums and surface. Total Parking capacity will be approximately 500 cars.

19.6. Phasing Plan- The above facilities will be constructed in phases, with Convention
Centre, Star Hotel and Commercial Block in first phase and Retail and Budget Hotel in
second Phase.

20. Design Brief
Project Area: 5 Hectares (12.36 Acres)
Plot Size: 196.36 metre (along the road) x 254.68 metre in length. Out of these 5 Hectares,
4-Star Hotel, a Convention Centre and a Budget Hotel to be developed in 3 Ha and Two
tower Commercial Block and a Retail Complex to be developed in remaining 2 Ha.

The project is planned and designed for four star category Hotel and Convention hall facility
in accordance with the existing demand in Raipur/Naya Raipur. Based on the design
considerations of the project and convenience of implementation, the following components
are proposed.

Star Hotel
The 4 Star Hotel mainly catering to Business Clients with Capacity of 150-200 rooms.
2-3 restaurants and all mandatory facilities as required in a 4 Star hotel.
Convention Center
The Convention Centre of 40,000-50,000 sq.ft.
Meeting Rooms, Banquet Halls and Indoor & Open Exhibition as required in a Convention
Center
Budget Hotel
The Budget Hotel having 150 - 250 rooms.
A 24 hour Coffee shop cum Restaurant.
Gymnasium and other necessary facilities as required in a Budget Hotel.
Commercial Block
Two Towers of Office complex with all required facilities for modern Office Complex.

20.1 Key Features:
.
Total floor area for Hotel is 2,22,320 sq.ft
Total Floor area for convention centre 63,142 sq. ft for 1500 delegates
Total Floor area for 1
st
tower of commercial block 2,84,288 sq.ft
100 seating 24 hour restaurant with pool side view
Lounge Bar
Space for Specialty restaurant for future depending on the market.
Board rooms and meetings rooms
Swimming pool and Gymnasium
Advanced fire detection and alarming system
Integrated building management system
Eco friendly and non CFL air conditioning system
Un-interrupted power supply arrangements and pollution free stand by generators
Top Leeds Rating
Rain water harvesting facilities
Special facilities for physically challenged people
100 % recyclable Sewage treatment plant.

21. Design Features
21.1. Architectural Design

The whole project is designed in conformity with

G.O.Ms.No. 302 dated 14/04/2008 of Municipal authorities and urban development
National Building code of 2005
Government of India and Government of Chhattisgarh tourism norms

P PA AR RT T E E

Surveys

22. Contour Survey:

Contours of entire plot has been studied. No major undulation has been observed within
the plot. However, the area is required to be graded. The Contour Survey drawing is
shown in Annexure 1, Sketch 1.

23. Soil Investigation:

The scope of the work comprised of sinking 9 boreholes up to a maximum depth of
20.25m. The boreholes of 150 mm in diameter in soil were advanced by Shell and
Auger method. In rock, rotary core drilling of "NX" size was adopted. The scope also
included conducting Standard Penetration Tests, collecting disturbed samples at regular
intervals for identification and logging purposes, collecting undisturbed tube samples at
suitable intervals or at change of strata whichever is earlier and testing these in the
laboratory.
Based on the above, this report presents the Soil Profile, laboratory and field Test
Results. On the basis of field tests and laboratory test results and their analysis thereof,
the most suitable type of foundation is suggested. The field profile is sometimes
modified in the light of laboratory test results.
The subsoils are of medium to good quality. The subsoil is characterised by a layer of
stiff to very stiff silty clay at top. Underlying the above a hard silty clay / clayey silt layer
is encountered followed by weathered rock layers and that continues up to the
terminating depth of the boreholes.
Considering the subsoil condition and type of structures to be constructed at the site,
suitable type of foundation is recommended.
24. FIELD INVESTIGATIONS
24.1. GENERAL:

In an attempt for optimisation in the design of foundation for these proposed structures
to be constructed at this site, Geotechnical Investigation was envisaged. The entire
Investigation programme had been divided mainly into two parts, I) Field works & II)
Laboratory tests.
I) Field works unfold the sub-surface deposit types and their characteristics and
II) Laboratory tests part would help determining the relevant physical and geotechnical
properties of the sub-surface deposits leading to finalisation of foundation depths of

the structures and the bearing capacity with particular reference to the sub-surface
types and their strength parameters and settlement potentials at the site.
A list of the bore holes with the terminating depth and standing water level are
presented in a tabular form below:

Co-ordinate, (M) Bore
Hole No. Easting Northing
R.L.
(M)
Terminati
ng Depth
(M)
Standing
Water Level
(M)
Depth of
Top of Rock
(M)
01 11428501.9
895
654577.427
4
310.438 15.05 3.99 14.05
02 11500527.4
893
665231.111
9
310.727 15.90 4.20 12.90
03 11467557.2
305
607162.499
2
309.992 16.10 3.90 13.10
04 11547982.2
953
586667.072
7
309.794 16.10 2.55 13.10
05 11387988.1
853
561301.943
9
309.348 16.05 3.30 13.05
06 11450790.1
433
536438.513
2
309.460 20.25 3.80 17.25
07 11514003.7
774
531167.703
7
309.352 19.00 3.50 16.00
08 11379039.7
718
528851.856
2
309.054 15.50 3.15 --
09 11567581.9
108
538467.091
9
309.488 15.50 2.88 --

24.2 BORING:
Boring was carried out by Shell and Auger method to sink nominal 150mm diameter
bore holes to depths envisaged by using a mechanical winch. Undisturbed soil samples
were collected at suitable intervals or at change of strata whichever is earlier by open
drive sampling method since it was intended to ascertain the sub-soil characteristics.
24.3. SAMPLING:
Nominal 100 mm diameter undisturbed samples were recovered. The sampling
equipment used consists of a two-tier assembly of sample tubes 450 mm in length fitted
at its lower end. The sampling assembly was driven by means of a jarring link to its full
length or as far downs as was found practicable. After withdrawal the ends of the tubes
were sealed with

wax and capped before onward transmission to the laboratory. At close intervals in
depth disturbed samples were collected for identification and logging purpose. These
were tagged and packed in polythene packets and transported to the laboratory.
24.4. STANDARD PENETRATION TESTS:

Standard Penetration Tests were conducted in the bore holes at intervals of 1.50M /
3.0M or at change of strata whichever is earlier in depth using a split spoon sampler.
The split spoon sampler used is of a Standard design having an outer diameter of 50.8
mm and inner diameter of 35 mm, driving with a monkey weighing 63.5 kgs, falling freely
through 75cms advances the spoon. A record of the number of blows required to
penetrate every 7.5cms to a maximum depth of 45cms was made. The first 15cm of
drive are considered to be seating drive and are neglected. The total blows required for
third, forth, fifth & sixth 7.50cm of penetration is counted and termed as penetration
resistance "N". On completion of a test, the split spoon sampler was opened and soil
specimens were preserved in polythene bags for logging purpose.
All the boreholes were sunk with winch. However, raising of hammer for SP Tests was
done manually. Hence there will not be any inertia loss and the efficiency of hammer
blows should be considered as 100%.
24.5. MEASUREMENT OF WATER TABLE:
Level of water was noted when struck in. This is termed as observed water level.
Standing water level after 24 hours of removal of casing was also noted and shown in
the profile. However, for the present case standing water level was not found in BH-01,
02, 03 & 04.
24.6. ROTARY CORE DRILLING:
This drilling technique is regarded as the most satisfactory method of assessing the
character of rock formations, which lie at depth below the ground surface. Specimens of
rock in the form of cylindrical cores are recovered from the drill holes by means of a core
barrel. Double barrel technique is adopted according to field condition. The core barrel
is provided at its lower end with a detachable shoe or core bit, which is of diamond. All
rotary core bits were of NX (73mm) size.
24.7. LABORATORY TESTING
For proper identification and classification of the sub-soil deposits and for deriving
adequate information regarding its relevant physical and geotechnical properties at the
site under investigation, the following laboratory tests were conducted on the soil
samples collected from the exploratory bore holes:

On Soil Samples:
Grain size analysis (Sieve as well as Hydrometer).
Determination of Liquid Limit & Plastic Limit.
Determination of Natural Moisture Content.
Determination of Specific Gravity.
Determination of Bulk & Dry Unit Weight.
Strength determination by Triaxial Unconsolidated Undrained Test (UU).
One-dimensional Consolidation Test for determining settlement potentiality.
Chemical tests on soil & water samples to determine pH value, Sulphate & Chloride
content.
On Rock Samples:
Determination of Bulk Density, Water Absorption, Specific Gravity & Porosity of Rock.
Determination of Crushing Strength of Rock samples (Dry & Saturated State).
Determination of Point Load Strength Index.
Laboratory test results are presented in a tabular form in the Appendix. The results are
self explanatory excepting that of consolidation tests. The compressibility for a pressure
range has been separated into 2 components through the compression ratio. As a first
step dial gauge reading is plotted against square root of time and by extrapolation dial
reading at zero time, is obtained. The compression ratio is given as
r = (d
i
- d
s
)/( d
i
- df), where d
i
= Initial reading of dial before
load application d
s
=Dial reading corresponding to
theoretical zero time d
f
= Final dial reading after 24 hrs.
Now we write m
vc
= (1- r) x m
v

All the tests were conducted as per relevant Indian Standard Specifications.

Soil Investigation has been carried out for calculating the soil bearing capacity and
method of construction. The Bore Log Data Sheet is shown in Annexure 1, Sheet 3-13.

25. DISCUSSIONS
25.1. GENERAL:
The subsoils are of medium to good quality. The subsoil is characterised by a layer of
stiff to very stiff silty clay at top. Underlying the above a hard silty clay / clayey silt layer
is encountered followed by weathered rock layers and that continues up to the
terminating depth of the boreholes.
Considering the subsoil condition and the type of structures to be constructed at the
present site, it suggested to go for shallow foundation. Bearing capacity is calculated
using layer stratification of BH-09.

25.2. USE OF OPEN FOUNDATION (Around BH-09):

25.2.1. EVALUATION OF STRENGTH & DEFORMATION
PARAMETERS: FOR STRATUM I

Design "N" in this layer = 13. Corresponding cohesion = 0.78
kg/sqcm. From laboratory TRSH-UU, C = 1.35 kg/sqcm & O = 4
Now, water level was not found around this borehole and the degree of saturation is well
below 100%. So, the sample may get dried up and show higher shear strength values.
In future water level may rise and the soil may get softened resulting to lower shear
strength values. Considering this aspect, we reduce the C & O values, using standard
practice [i.e. Crevised = 0.67xC & Orevised = tan
-1
(0.67xtan0)] Thus, we have
Crevised(uu) = 0.90 kg/sqcm & Orevised(uu) = 3
Considering the above and to be on the safer side, use, C = 0.80 kg/sqcm & O
= 0 Total soil modulus, E
s
= 4.4 x N = 57.2 kg/sqcm
[Ref. to "History of Soil penetration testing" by B. B. Broms & N. Flodin in
"Penetration Testing 1988", ISPOT-1: vol.1, p - 1851
Undrained Young's modulus, E
u
= K x C = 400 x 0.8 = 320 kg/sqcm
Again, 1/E
s
= 1/E
u
+ 1/E
d
giving drained young's modulus, E
d
= 69.65 kg/sqcm
Now, we have, E
d
= E
u
/3 = 106.67 kg/sqcm
[Refer to "Cone Penetration Testing" by A.C.Meigh, pp. No. - 531
Considering the above, let us use Ed = 85 kg/sqcm
From E
d
, m
vc
= 1/G.E
d
=0.0168 sqcm/kg [Geological Factor, G = 0.70 & j =
0.35] Again from SPT "N", m
vc
= 1/5N = 0.0154 sqcm/kg
[Refer to "Standard Penetration Test, State-of-the-art-Report" by Ivan K. Nixon in
"Penetration

26. DETERMINATION OF BEARING CAPACITY (Around BH-03):

Use depth of foundation, D
f
= 1.00m
The founding level falls in stratum I i.e stiff to very stiff, silty clay
layer. Let us use C = 0.80 kg/sqcm. & O = 0 Assume size of
foundation = 3m x 4.50m
The net ultimate bearing capacity is given as:
qu = C.Nc.Sc.Dc + q.N
q
.S
q
.D
q
+ 0.5Y.B.N
t
S
t
DY - q
Where,
N
c
, N
q
and N
Y
are bearing capacity factors, S
c
, S
q

and S
Y
are shape factors, D
c
, D
q
and D
Y
are depth
factors, And C = Cohesion
q = Overburden pressure, B =
Width of foundation, Y = Bulk
density below foundation.
For 3m x 4.50m Square footing
Cohesion, C = 8.00 t/sqm
Using ^ = 0 degree, the bearing capacity factors are: N
c
= 5.14
N
q
= 1.00 N
Y
= 0.00
Use,
Depth of Foundation = D
f
= 1 M (below EGL) Width of Foundation = B = 3 M Length
of Foundation = L = 4.5 M Overburden Pressure = q =1.000 (Depth) x 0.90
(Submerged density) = 0.90 t/sqm (Assuming water level flushing with the ground)
The Shape factors are [ IS:6403 - 1981 ]
S
c
= 1.13 S
q
= 1.13 S
Y
= 0.73
The Depth factors are [ IS:6403 - 1981 ]
D
c
= 1.07 D
q
= 1.00 D
Y
= 1.00

Computed Net Ultimate Bearing Capacity = 49.87 t/sqm
Using a factor of safety of 2.5, Net Safe Bearing Capacity =
19.95 t/sqm
For 2m wide Strip footing
Using a factor of safety of 2.5, Net Safe Bearing Capacity = 18.85 t/sqm
For 10m x 15m Raft footing
Using a factor of safety of 2.5, Net Safe Bearing Capacity = 19.08 t/sqm

The above bearing capacity should be checked against settlement criteria. This is
calculated below.
27. SETTLEMENT CALCULATION:

With reference to the above, the settlement is calculated and is presented
below.

27.1. FOR ISOLATED FOOTING:

Depth of Foundation, D = 1.00 m below EGL
Foundation Width, B = 3.00
m

Foundation Length, L = 4.50 m
Net base Pressure, P = 1.90kg/sqcm

Strata From To Thickness of Mid depth
(M) (M) compressible below
Founding
layer (M) level, (M)
i 1.00 3.60 2.60 1.30
ii 3.60 5.50 1.90 3.55
5.50 7.00 1.50 5.25
A P
1.028 0.486 0.319

Young's Mvc, G Si Sc St
Modulus, sqcm/kg (cm) (cm) (cm)
kg/sqcm
320.0
0
0.0159 0.70 0.84 2.98 3.81
650.0
0
0.0100 0.60 0.14 0.55 0.70
650.0
0
0.0100 0.60 0.07 0.29 0.36
0.98 3.53 4.51
Fox's Depth correction
Factor
= 0.93
Hence, corrected Total
Settlement =
4.19


27.2. FOR STRIP FOOTING:
Depth of Foundation, D = 1.00 m below EGL
Foundation Width, B = 2.00
m

Foundation Length, L = 10.00 m Net base Pressure, P = 1.80 kg/sqcm
Strata From To Thickne s of Mid depth A P Young's Mvc, G Si Sc St
(M) (M) compressible below Founding Modulus, sqcm/kg (cm) (cm) (cm) ______________________ layer (M)
level, (M) ____________kg/sqcm___
I 100 2.50 150 0.75 1218 320.00 0.0159 0.70 0.57 2.03 2.60
2.50 3.60 1.10 2.05 0.738 320.00 0.0159 0.70 0.25 0.90 1.16
II 3.60 5.00 _____ 140 ______ 3.30 ___ 0.511 650.00 0.0100 0.60 0.11 0.43 __ 0.54
0.82 2.94 3.76
Fox's Depth correction Factor =0.93
Depth of Foundation, D = Foundation Width, B = Foundation Length, L = Net base Pressure, P =
1.00 m below EGL 10.00
m
15.00 m 1.70 kg/sqcm
Strata From
(M)
To
(M)
Thickness
of
compressi
ble layer
(M)
Mid depth
below
Founding
level, (M)
A P Young's
Modulus,
kg/sqcm
Mvc,
sqcm/kg
G Si
(cm)
Sc (cm) St
(cm)
I 1.00 3.60 2.60 1.30 1.384 320.00 0.0159 0.70 1.12 4.01 5.13
II 3.60 6.00 2.40 3.80 0.983 650.00 0.0100 0.60 0.36 1.42 1.78
6.00 8.00 2.00 6.00 0.759 650.00 0.0100 0.60 0.23 0.91 1.14
8.00 10.00 2.00 8.00 0.616 650.00 0.0100 0.60 0.19 0.74 0.93
10.00 13.00 3.00 10.50 0.488 650.00 0.0100 0.60 0.23 0.88 1.10
13.00 16.00 3.00 13.50 0.381 650.00 0.0100 0.60 0.18 0.69 0.86
16.00 19.00 3.00 16.50 0.305 650.00 0.0100 0.60 0.14 0.55 0.69
19.00 21.00 2.00 19.00 0.259 650.00 0.0100 0.60 0.08 0.31 0.39
2.53 9.50 12.03
Fox's Depth correction Factor = 0.99
Hence, corrected Total Settlement = 11.85
Hence, corrected Total Settlement =3.51


28. RECOMMENDATION:

Note:
With reference to the above & considering the subsoil condition, the following
bearing capacity is recommended.
Net Allowable bearing capacity
(t/sqm)
Isolated / Strip Raft
Foundation
Location
Depth of foundation
D
f
(M)
S=75mm S=125mm
1.00 15 14
2.00 16 15
Around BH-01, 02
& 03
3.00 18 16
1.00 16 16
2.00 18 18
Around BH-04, 07
& 09
3.00 20 19
1.00 16 16
2.00 18 18
Around BH-05, 06
& 08
3.00 20 19
a. S = Limiting Settlement
b. For intermediate depth of foundation, linear interpolation may be carried out.

28.1 USE OF R.C. BORED PILE:
Alternatively for higher bearing capacity deep foundation in form of pile can be used
if required / found suitable. Bored cast in-situ piles are preferred due to availability of
construction agencies, ease of construction and less sound pollution. Such piles
may be placed at 15M depth below EGL depending upon structural requirement.
The determination of pile capacity is presented in separate sheets.
At first, the design strength parameters are determined. Thereafter, the pile capacity
values are calculated. While determining the pile capacity, the following
considerations are made.
a) Pile capacity is calculated using average strength parameters
b) Cut off = 2.50 m
c) Assumed Grade of Concrete = M25
d) Diameter of pile used = 450, 500, 600 and 750mm

EGL

PILE FOUNDATION DESIGN MODEL
(Based on layer stratification around BH-01)
Not to scale


29. DESIGN STRENGTH PARAMETERS:

STRATUM - I:
Design "N" = 09. Corresponding C = 0.63 kg/sqcm.
Laboratory TRSH-UU, C = 1.14 kg/sqcm and O = 6
o
.
Use, C = 0.70kg/sqcm & O = 0 Use Adhesion factor,
a = 0.60
1
STRATUM - II:
Design "N" in this layer = 72 Corresponding C = 2.67 kg/sqcm.
Use, C = 1.50 kg/sqcm & O = 0 Use Adhesion factor, A = 0.40
STRATUM - II:
Use, C = 1.00 kg/sqcm & O = 35
Use, Ko = 1.50.

29.1. DETERMINATION OF VERTICAL PILE CAPACITY:

With reference to the above, the pile capacity values for different pile diameter as
well as different founding level are calculated and presented below. Based on the
above the following pile capacity values are recommended.
Foundation Location Pile Diameter (mm) Bottom depth of pile below
EGL(M)
Recommended Vertical
Pile Capacity(T)
450 65
500 80
600 100
BH-01, 02 & 03
750
15
150
450 40
500 45
600 60
BH-04, 09 & 07
750
15
80
450 45
500 50
600 60
BH-05, 06 & 08
750
15
80

29.2. UPLIFT PILE CAPACITY:

Refer to "Foundation Design and Construction" by M. J. Tomlinson, 4
th
Edition,
Page No. = 423, Section No. 7.15. Piles resisting Uplift.
Safe Uplift capacity = Safe skin Resistance in Vertical Capacity / FOS Where,
FOS = Factor of safety and may be taken as 2.0

Foundation
Location
Founding
Depth below
EGL (M)
Pile Diameter
(mm)
Recommended Uplift
Pile Capacity, (T)
450 20
500 24
600 28
BH-01, 02 &
03
15
750 35
450 15
500 18
600 22
BH-04, 09 &
07
15
750 28
450 18
500 20
600 24
BH-05, 06 &
08
15
750 30

29.3. LATERAL PILE CAPACITY:

Use C = 0.70 kg/sqcm.
Refer to IS : 2911 (Part I/Sec 2) - 1979, Appendix - C
Constant Factor, K
2
= 44.74 kg/sqcm corresponding to Cohesion = 0.70 kg/sqcm
R = [EI/K
2
]
1/4

Now, I = 0.20 x 10
6
cm
4
[for 450mm dia pile]
E = 5000 x (f
ck
)
05
= 5000 x (25)
05
= 25000 N/sqmm = 2.50 x 10
5
kg/sqcm
Hence, R = 183.14 cm
From Graph (Fig.2), L
f
= 1.95 x R = 357.11 cm [Assuming Fixed Head Piles in
Clays]
Pile Head deflection, Y = H x L
f
3
/ 12EI = 0.7542mm for 1T load
So, for 5mm horizontal deflection, H = 6.63T, say 6.00T.
Now, Moment = [H x L
f
/2] = [1 x 3.57/2] = 1.79t-m per T of thrust

The Reduction Factor for computation of Maximum Moment in Pile, m = 0.70
So, the corrected actual moment, M = 1.79 x 0.70 = 1.25t-m per T of thrust
Similarly for 500mm, 600 & 750mm dia. pile, H value is 7T, 8T & 11T respectively
and
corresponding corrected actual moment M = 1.39, 1.67 & 2.08 t-m per T of thrust.
29.4. CHEMICAL TESTS:

Chemical tests were performed on a few soil and water samples for determining
the pH value, Sulphate, Chloride content etc. The results are given in a tabular
form below:
CHEMICAL TEST RESULTS ON SOIL SAMPLES: -
BH/UDS No. Depth (M) pH value Sulphate as SO
3
% Chloride as Cl %
01/UDS02 6.00 7.63 0.020 0.0014
04/UDS01 1.50 8.39 B.D.L. B.D.L.
07/UDS01 3.00 8.34 0.020 B.D.L.
08/UDS02 5.00 7.98 B.D.L. B.D.L.
09/UDS01 0.90 8.39 0.020 0.0029

Note: B.D.L. means Below Detection Level.
CHEMICAL TEST RESULTS ON WATER SAMPLES: -
BH No. Depth pH Sulphate Chloride
(M) value (Mg/litr) (Mg/litr)
01 3.99 7.50 24.00 21.50
02 4.20 7.68 24.00 30.10
03 3.90 7.82 48.00 49.00
06 3.80 7.66 48.00 14.30
08 3.15 7.45 24.00 4.30
09 2.88 7.93 24.00 11.50

It is seen that the values are on a safe side. So either Portland slag cement or
Portland Pozzolana cement can be used for foundation concrete purpose.

30. SUMMARY & CONCLUSIONS:

Based on the field and laboratory test results and the foregoing discussion, the
following are
summarised.

1. The subsoils are of medium to good quality. The subsoil is characterised by
a layer of stiff to very stiff silty clay at top. Underlying the above a hard silty
clay / clayey silt layer is encountered followed by weathered rock layers and
that continues up to the terminating depth of the boreholes.
2. The average ground water table was found at an average depth of about
3.50m or more below EGL during the time of investigation. So, construction
of open foundation placed at a depth of 1.00 to 3.00m may create a problem.
However, ordinary surface operated pump will be able to tackle the situation.
Note:
3. Considering the nature of the subsoils and load coming from the super
structure, it is suggested to place the structures on open foundation. The
recommended Net allowable bearing capacity values are presented below in
a tabular form.

Net Allowable bearing capacity
(t/sqm)
Isolated / Strip Raft
Foundation
Location
Depth of foundation
D
f
(M)
S=75mm S=125mm
1.00 15 14
2.00 16 15
Around BH-01, 02
& 03
3.00 18 16
1.00 16 16
2.00 18 18
Around BH-04, 07
& 09
3.00 20 19
1.00 16 16
2.00 18 18
Around BH-05, 06
& 08
3.00 20 19
a. S =Limiting Settlement
b. For intermediate depth of foundation, linear interpolation may be carried out.

4. Alternatively, if required / found suitable, deep foundation in form of pile can
be used. Bored cast-in-situ piles are preferred due to availability of
construction agencies and ease of construction as well as it is noise free.
5. The determination of vertical pile capacity for bored cast-in-situ pile is
presented in the previous section. However, the recommended pile capacity
values for different pile diameters are presented below. (Cut-off = 2.50m)

Foundation
Location
Pile
Diameter
(mm)
Bottom
depth of pile
below
EGL(M)
Recommend
ed Vertical
Pile
Capacity(T)
Recommende
d
Uplift Pile
Capacity, (T)
Recommende
d Lateral Pile
Capacity, (T)
Momen
t (T-
m/T)
450 65 20 6 1.25
BH-01, 02
&
500 80 24 7 1.39
03 600
15
100 28 8 1.67
750 150 35 11 2.08
450 40 15 7 1.17
BH-04, 09
&
500 45 18 8 1.30
07 600
15
60 22 10 1.56
750 80 28 13 1.96
450 45 18 7 1.17
BH-05, 06
&
500 50 20 8 1.30
08 600
15
60 24 10 1.56
750 80 30 13 1.96

6. Chemical tests were carried out on a few soil and water samples so
as to detect the pH value, Sulphate, Chloride etc. It is seen that the
values are on a safe side. So either Portland slag cement or Portland
Pozzolana cement can be used for foundation concrete purpose.

7. The controversy on the values of adhesion factor to be used has to be
resolved. Most of the practicing engineers agree that the table presented in
the IS is conservative and requires modification. Tomlinson in his book "Pile
Design and Construction Practice", 3rd Edition, View Point Publication has
presented a design curve on Adhesion Parameter. In C. E. Testing we have
been using a curve mid way between Tomlinson and IS Code. This is
presented below in a tabular form.
Cohesion Recommended values of Adhesion Factor
(Kg/sqcm) IS 2911 Tomlinson C. E. Testing
0.00 -- -- 1.00
0.20 0.66 -- 0.80
0.50 0.45 -- 0.70
0.80 0.38 0.90 0.60
1.00 0.35 0.73 0.50
1.50 0.30 0.50 0.40
2.00 0.25 0.35 0.30

IS gives the values depending on clay consistency and not shear strength. From
the consistency, the shear strength is obtained and adhesion is plotted against
the mid shear strength. For example for stiff clay, shear strength range is 0.5 to
1.0 kg/sqcm, giving mid value to be 0.75 kg/sqcm and adhesion factor from IS is
0.4. A graph is drawn on the above basis and extracted values are shown in the
adjoining table.
For C less than 0.8 kg/sqcm, Tomlinson does not present any value. However
we can always argue that as C tends to 0, adhesion factor also tends to 1. In
the limit for C =0 adhesion factor is =1.00.
Considering all these our design curve for adhesion factor is obtained and this is
more or less midway between Tomlinson's curve and IS Code values.

P PA AR RT T F F

The Principle Architect


31. Vision and Concept

A safe place
An inspiring place
An urban place
A comfortable place
A fun place
A gathering place
A happening place
A sustainable place

The vision for the new city is that of creating a green city in every sense of the term,
with Large areas brought under tree plantation - Arrangements for water conservation
and waste water recycling - Use of non-conventional energy resources to the maximum,
is somewhat synonymous with the vision that the VISA Urban Infra Limited has in mind
for the one of the very first development of the city to create a timeless piece of
development which will be a safe and inspiring urban complex which will integrate
business with entertainment.

The 5 hectares plot is a rectangular piece of land with a shorter side abutting an 18 feet
wide service road which in turn abuts a 100 feet wide main road. The eastern side of the
plot overlooks a huge piece of open space for recreational purpose.

Its a phased development with two office towers, a 4star hotel, a business hotel, retail
component and a convention centre.

The very basic principles for the planning were derived from the main vision of the
developers. The Clean and simple Vaastu compliant massing forms which are efficient
and economical yet exuding freshness in the design.

The main concept of the design revolves around a diagonal boulevard, which tries and
unifies different components of this mixed use development. This diagonal boulevard
that runs through the site dictates the angular form of its two flanking halves, the
building massing appear to rise like statuesque pavilions on elevated podiums, making
a bold architectural statement.


Boulevard is detailed by typical planting and hardscaping, street furniture and lamp
posts extend right through the site re-enforcing the idea of a Grand Boulevard.

The layout has been structured so that all components would receive optimum
exposure, through a simple diagonal boulevard that kinks on either side and maximizes
visibility.

The Vaastu requirement has influenced a commanding South Western Corner to the
Iconic office tower which will reflect the enormous expanse of the Clients business
portfolio. The Boulevard helps juxtapose the Convention centre and the Hospitality
blocks in strategic locations to lend the respective exposure and privacy demanded by
its function. This boulevard forms the spine of the development interspersed with
activities such as F&B outlets, leisure and entertainment with complimenting retail
outlets which make it space full of buoyant and lively mood.
The respective functions of the Convention Centre and the Hotels still enjoy their hassle
free vehicular circulation, which naturally progresses to the ample parking facilities.
The hotels provide luxury accommodation to international travelers and to the business
elite. Its clean, contemporary design assimilates effortlessly into the corporate
environment of the Visa Urban Infra limited mix use development.

The open-air square is a social space where people from the various buildings can
congregate. The cosmopolitan design expresses a culturally sensitive aesthetic
reflective of the affluent individuals visiting the centre.

All these traits built into this development, will offer a very safe, unique and enjoyable
experience to its visitors and inhabitants.

The design of the precinct will use the principles of sustainable development. Good
orientation will ensure energy efficient design. Other green design features will include
solar panels and storm water tanks for irrigation. Roof gardens will offer scenic views of
surrounding greens and a relaxing social environment for the people that use them.
Development of this project will be phased according to market demand. Design of the
centre will be such that the addition of the future components will be able to be plugged
in with minimum disruption to the entire complex.

In conclusion, the design vision is to make optimum use of the site to create a profitable
investment for Visa urban infra limited, a state of the art mixed use development that will
benefit the public and businesses, and a commercial hub that will contribute to the
vision created for the upcoming city of Naya Raipur


32. Conceptual Design Process Development

Finalization of the conceptual master plan was conceptualized considering different
geometrical forms juxtaposed with open and built relations in terms of the designs.
Various studies on central and de central axis was carried out to achieve the final
boulevard theme in the design. Options of the design process & developments are
shown below.

32.1 Design Process Option A

DESI GN PRI NCI PLE : BASI S


CONCEPTUAL 3 Dimensional Development of the Master Plan- Option A


32.2. Design Process- Option B

DESI GN PRI NCI PLE : BASI S


CONCEPTUAL 3 Dimensional Development of the Master Plan- Option B
32.3 Design Process Option C

DE S I GN P RI NCI PL E : B AS I S


Conceptual 3 Dimensional Development of Master Plan Option C
32.4 Design Process Option D
DE S I GN P RI NCI PL E : B AS I S


Conceptual 3 Dimensional Development of the Master Plan Option D

33 Approved Master Plan:























Exterior View: Grand Boulevard and Office

Exterior View: Porte Cochere Office

Exterior View: Convention Centre

Exterior View: Convention Centre/ Piazza

Exterior View

P PA AR RT T G G

The Structural Design Concept and Brief

STRUCTURAL
CONSULTANT- M.N.CONSULTANTS PVT.LTD.
MNC HOUSE
1516, Rajdanga Main Road
KOLKATA-700 107
Tel No : 2441 8082/ 8083,

34. Concept and Project Profile

The concept is to identify and record all the pertinent input requirements, analysis &
design criteria for structural design of the building Complex. It is aimed at formulating
the basis of the structural analysis, design & detailing work that the Structural Engineer
is planning in delivering the structural scheme of the building. The scheme will be
compatible with the architectural theme, satisfy the functional needs, at the same time
conforming to the Indian Standards and other applicable building norms to achieve safe,
stable, strong and yet optimally economic structures.

The parameters adopted in this report are going to be the basis of the structural design
calculations. Hence it is expected that the planning and design team members -
architects, services consultants and project management team - give their feedback and
approval to the parameters, suggestions, recommendations mentioned in the report.

This report covers the minimum design requirement to establish the unified design basis
that will form the overall design philosophy to be adopted in the structural design of the
proposed building.

The design will aim to achieve

Structural & functional integrity.

Desirable Structural performance under characteristic service design loads.

Resistance to loads due to natural phenomena i.e. wind and earthquakes and
thermal.

Structural durability & maintainability.

Project Profile:-

The Proposed Project is a mix use development comprising of a Convention Centre,
Star hotel & Commercial office Blocks having podium & basement, total height of
around 49.85 M above ground level.

Basement comprises of hotel/Large span convention centre plant room.
Ground Floor comprises of a Banquet hall, Pre-function lobby, Convention centre
kitchen and hotel lobby.
First Floor comprises of Convention centre BOH, Hotel BOH.
Second Floor comprises of Hotel BOH.
Third Floor comprises of a Food Court, Food Stalls and Restaurants, swimming
pool and convention centre roof is a Steel Structure.
Fourth Floor is service floor.
Fifth floor to 11
th
floor is Hotel
12th floor comprises of sky bar and Soft Terrace...

Scope of work is limited to convention centre and hotel for phase-I

This convention centre and hotel is an R.C.C Framed Structure with Columns,Shear
Walls,Lift Cores supported on Raft Foundations.

It is considered that the ground floor of the Hotel and Convention Centre will be
+300mm above the top level of the adjacent arterial road Centre. This is shown in
annexure 1, Sketch 1.

34.1 Average sub-soil profile

SUB SOILSTRATIFICATION:

The subsoil are of medium to good quality. The sub soil is characterized by a layer of
stiff to very stiff silty clay at top. Underlying the above hard silty clay/ clayey silt layer is
encountered followed by weathered rock layers and that continues upto the terminating
depthof Bore holes.

(Bore holes 04, 09 & 07 considered.)

Stratum Description Average
Thickness
Range of
Field
Value
n
IS
Classification
I. The Soil in this layer is
characterized by stiff to very stiff,
brownish grey, silty clay with
kankars. Calcareous nodules have
been observed in this layer.
3.5 m 15 CH
II. The soil in this layer is
characterized by hard, light
yellow/reddish brown/grayish
yellow/brownish grey, silty
clay/clayey silt with morrum and
steel grey patches. Kankars and
siltstone have been observed in this
layer.
15.0 m 88 CI

34.2. DESIGN LOADS (OTHER THAN EARTHQUAKE LOADS)

IS Code Description
IS 875(Part 1): 1987
Dead Loads Unit Weight of Building Material
and Stored Material
IS 875(Part 2): 1987 Imposed Loads
IS 875(Part 3): 1987 Wind Loads

34.3. DESIGN FOR EARTHQUAKE RESISTANCE

IS Code Description
IS 1893:2002
Criteria for earthquake resistance design of
structures.
IS 4326: 1993
Earthquake Resistant Design and
Construction of Buildings Code of Practice
IS 13920: 1993 Ductile Detailing of Reinforced Concrete

Structures subjected to Seismic Forces
Code of Practice.

34.4. DESIGN OF CONCRETE ELEMENTS

IS Code Description
IS 456: 2000
Plain and Reinforced Concrete - Code of
practice
SP 16
Structural use of concrete. Design charts for
singly reinforced beams, doubly reinforced
beams and columns.
SP 34
Handbook on concrete reinforcement &
detailing.
IS 1904
Indian standard Code of practice for design &
construction foundations in soil: General
requirements.

34.5. Strength Requirement of Concrete

For controlled concrete, the mix shall be so designed as per provisions of I.S. Code

--------------------------------------------------------------------------------------------------------
TABLE 1
--------------------------------------------------------------------------------------------------------
Grade of Concrete Compressive Works test strength
in N/Sq.mm on 150mm cubes
after testing conducted.
--------------------------------------------------------
Min at 7 days Min at 28 days
----------------------------------------------------------------------------------------------------------

M10 7 10

M15 10 15

M20 13.5 20

M25 17 25

M30 20 30

M35 23.5 35

M40 27 40

M45 30 45

M50 33.5 50
--------------------------------------------------------------------------------------------

Note: In all cases, the 28 days compressive strength specified in Table-1 shall alone be
the criterion for acceptance or rejection of the concrete.

Where the strength of a concrete mix, as indicated by tests, lies in between the strength
for any two grades specified in table-1, such concrete shall be classified for all purposes
as a contract belonging to the lower of the two grades between which its strength lies.

The concrete to be made in grades denoting characteristic compressive strength or
appropriate mix design procedure.

34.6 DESIGN OF STEEL STRUCTURAL ELEMENTS

IS Code Description
IS 800:1984
Code of practice for general construction in
Steel.

35. Design Parameters

35.1 Materials of Construction

Concrete

The minimum grade of concrete in all RCC structural members shall be

For Raft Foundation - M 30
For Columns and walls - M 25/30

For beams, slabs, footings - M 25/30

Density of reinforced concrete is assumed - 2.5 Ton/Cum

Minimum cement content, water cement ratio, other cementations materials and
admixtures etc. shall conform to IS 456 : 2000 provisions for durability and strength
criteria.

Cement:

Ordinary Portland Cement ( or Portland Pozzolana cement) of grade 53 or higher
confirming to IS 8112 and IS 12269 is specified for concrete grades ranging from M25
to M40.

Different types of cement shall not be mixed together. In case more than one type of
cement is used in any work, a record shall be kept showing the location and the types of
cement used.

Supply:

The cement shall be packed in jute sacking bags conforming to IS:2580, double
hessian bituminized (CRI type) or woven HDPE conforming to IS:11653. Woven
polypropylene conforming to IS:11653, jute synthetic union conforming to IS:12174, or
any other approved composite bags, bearing the manufacturers name or his registered
trade mark if any, and grade and type of cement.

Stacking and Storage:

Cement in bags shall be stored and stacked in a shed which is dry, leak proof and as
moisture proof as possible. Flooring of the shed shall consist of the two layers of dry
bricks laid on well consolidated earth to avoid contact of cement bags with the floor.
Stacking shall be done about 150 to 200 mm clear above the floor using wooden
planks. Cement bags shall be stacked at least 450mm clear off the walls and in rows of
two bags leaving in a space of at least 600mm between two consecutive rows. In each
row the cement bags shall be kept close together so as to reduce air circulation.
Stacking shall not be more than 10 bags high to avoid lumping under pressure. In
stacks more than 8 bags high, the cement bags shall be arranged in header and
stretcher fashion i.e. alternately lengthwise and crosswise so as to tie the sacks
together and minimize the danger of toppling over.

Different types of cement shall be stacked and stored separately.

Cement bags shall be stacked in a manner to facilitate their removal and use in the
order in which they are received.

For extra safety during monsoon, or when cement is expected to be stored for an
unusually long period, each stack shall be completely enclosed by a water proofing
membrane, such as polyethylene, which shall cover the top of the stack. Care shall be
taken to see that the water proofing membrane is not damaged at any time during use.

Storage of cement at the work site shall be at the contractors expense and risk. Any
damage occurring to cement due to faulty storage in contractors shed or on account of
negligence on his part shall be the liability of the contractor.

Aggregates:

The sizes of coarse aggregates confirm to IS 383. Nominal maximum size of coarse
aggregate be 20 mm, suitably graded as per the requirement of mix design
The fine aggregates confirm to the specifications of IS 515.

Aggregate most of which passes through 4.75mm IS sieve is known as fine aggregate.
Fine aggregate shall consist of natural sand, crushed stone sand or crushed gravel
sand stone dust or marble dust, fly ash and Surkhi (crushed brick and cinder)
conforming to IS:515. It shall be hard, durable, chemically inert, clean and free from
adherent coatings, organic matter etc. and shall not contain any appreciable amount of

clay balls or pallets and harmful impurities e.g. iron pyrites, alkalis, salts, coal, mica,
shale or similar laminated materials in such form or in such quantities as to cause
corrosion of metal or affect adversely the hardening, the strength, the durability or the
appearance of mortar, plaster or concrete. The sum of the percentage of all deleterious
material shall not exceed 5% . Fine aggregate must be checked for organic impurities
such as decayed vegetation humps, coal dust etc. in accordance with the procedure
prescribed in IS Code.

Silt Content : The maximum quantity of silt in sand as determined by the method
prescribed in IS Code shall not exceed 3 %.

Fine aggregate containing more than allowable percentage of silt shall be washed so as
to bring the silt content within allowable limits for which nothing extra shall be paid.

Grading :

On the basis of particle size, fine aggregate is graded into four zones. The grading
when determined in accordance with the procedure prescribed in IS Code shall be
within the limits given in table 1 below. Where the grading falls outside the limits of any
particular grading zone of sieves, other than 600 micron IS sieve, by a total amount not
exceeding 5 per cent, it shall be regarded as falling within that grading zone.

TABLE - I
IS Sieve Percentage passing for
Designation ______________________________________________
Grading Grading Grading Grading
Zone-I Zone-II Zone-III Zone-IV
______________________________________________________________

10mm 100 100 100 100
4.75mm 90-100 90-100 90-100 95-100
2.36mm 60-95 75-100 85-100 95-100
1.18mm 30.70 55-90 75-100 90-100
600 microns 15-34 35-59 60-79 80-100
300 microns 5-20 8-30 12.40 15-50
150 microns 0-10 0-10 0-10 0-15

Note-1: For manufactured sand, the permissible limit on 150 micron sieve is increased
to 20 per cent. This does not affect the 5 per cent allowance permitted as above for
applying to other sieves.

Note-2: Allowance of 5% permitted as above can be split up , for example it
could be 1% on each of three sieves and 2% on another or 4% on one sieve and 1%
on another.

Note-3: Fine aggregate conforming to Grading Zone IV shall not be used in
reinforced cement concrete unless tests have been make to ascertain the suitability of
proposed mix proportions.

Note-4: Sand requiring use for mortar for plaster work shall conform to IS:1542 and for
masonry work shall conform to IS:2116.

Type and grading of fine aggregate to be used shall be specified. It shall be coarse
sand, fine sand, manufactured sand or marble dust, fly ash and surkhi. Use of sea
sand shall not be allowed, unless otherwise specified.

(a) Coarse sand shall be either river sand or pit sand or a combination of the two.
Badarpur sand available in Delhi generally falls in category of pit sand. It shall be
clean, sharp, angular, and gritty to touch and composed of hard silicious material.
Its grading shall fall within the limits of grading zone -I, II, III of Table-1.

(b) Fine sand shall be either river sand or pit sand or a combination of the two. Its
grading shall fall within the limits of Grading Zone IV of Table-1. As a guideline,
fine sand conforming to grading Zone IV can be generally obtained in Delhi by
mixing one part of Badarpur sand and two parts of Jamuna Sand (by volume).

(c) Stone dust shall be obtained by crushing hard stones or gravel. Its grading shall
fall within the limits of grading Zone-I, II or III of Table-1.

(d) Marble dust shall be obtained by crushing marble. Its grading shall
fall within the limits of Grading Zone IV of Table 1.

(e) Sand for Masonry Mortar and for Plaster
Sand shall consist of natural sand, crushed stone sand or crushed gravel sand
or a combination of any of these. Sand shall be hard, durable, clean and free
from adherent coatings and organic matter and shall not contain the amount of
clay, silt and fine dust more than specified as under.

Deleterious Material: Sand shall not contain any harmful impurities such as iron,
pyrites, alkalis, salts, coal or other organic impurities, mica, shale or similar laminated
materials, soft fragments, sea shale in such form or in such quantities as to affect
adversely the hardening, strength or durability of the mortar.

The maximum quantities of clay, fine silt, fine dust and organic impurities in the sand
shall not exceed the following limits.

1. Clay, fine silt and fine dust when determined in accordance with
IS:2386(Part-II).

In natural sand or crushed gravel Not more than 5%
sand and crushed stone sand by mass

2. Organic impurities when determined Colour of the liquid shall be
in accordance with IS:2386 (Part-II) lighter than that indicated by
the standard specified in
IS:2386 (Part-II).

Grading of sand for use in masonry mortar shall be conforming to IS:2116 (Table-2 -
below).

Grading of sand for use in Plaster shall be conforming to IS:1542 (Table-3 below).

TABLE 2
Grading of sand for use in masonry mortar as per IS:2116
_____________________________________________________________
IS Sieve Percentage passing Ref. to method of
Designation by mass Test
________________________________________________________________
4.75mm 100
2.36mm 90-100 IS:2386 (Part-I)
1.18mm 70-100
600 microns 40-100
300 microns 5-70
150 microns 0-15
________________________________________________________________

TABLE - 3
Grading of sand for use in plaster as per IS:1542
_____________________________________________________________
IS Sieve Designation Percentage passing

_______________________________________________________________
10mm 100
4.75mm 95-100
2.36mm 95-100
1.18mm 90-100
600 microns 80-100
300 microns 20-65
150 microns 0-50
_______________________________________________________________

Note: For crushed stone sands, the permissible limit on 150 micron IS Sieve is
increased to 20%. This does not affect the 5 % allowance IS:2386 (Part-I).

Bulking: Fine aggregate, when dry or saturated, has almost the same volume but
dampness causes increase in volume. In case fine aggregate is damp at the time of
proportioning the ingredients of mortar or concrete, its quantity shall be increased
suitably to allow for bulkage, which shall be determined by the method prescribed in IS
Code. Table-4 gives the relation between moisture content and percentage of bulking
for guidance only.

TABLE - 4
__________________________________________________________________
Moisture content % age Bulking % age by volume
__________________________________________________________________

2 15
3 20
4 25
5 30
__________________________________________________________________
Stacking: Fine aggregate shall be so stacked as to prevent dust and foreign matter
getting mixed up with it as far as practically possible.

Coarse Aggregate

General:
Aggregate most of which is retained on 4.75 mm IS Sieve and contains only as
much fine material as is permitted in IS 383 for various sizes and grading is known as
coarse aggregate. Coarse aggregate shall be specified as stone aggregate, gravel or
brick aggregate and it shall be obtained from approved/authorized sources.

(a) Stone Aggregate : It shall consist of naturally occurring (uncrushed, crushed or
broken) stones. It shall be hard, strong, dense, durable and clean. It shall be free
from veins, adherent coatings, injurious amounts of disintegrated pieces, alkali,
vegetable matter and other deleterious substances. It shall be roughly cubical in
shape. Flaky and elongated pieces shall be avoided. It shall conform to IS : 383
unless otherwise specified.

(b) Deleterious Material :- Coarse aggregate shall not contain any deleterious material,
such as pyrites, coal , lignite, mica, shale or similar laminated material, clay, alkali, soft
fragments, sea shells and organic impurities in such quantity as to affect the strength or
durability of the concrete. Coarse aggregate to be used for reinforced cement concrete
shall not contain any material liable to attack the steel reinforcement. Aggregates
which are chemically reactive with alkalis of cement shall not be used. The maximum
quantity of deleterious material shall not be more than five per cent of the weight of
coarse aggregate when determined in accordance with IS :2386 Part II.

Size and Grading

Stone aggregate and gravel. It shall be either graded or single sized as specified.
Nominal size and grading shall be as under:-

Nominal sizes of graded stone aggregate or gravel shall be 40,20,16 or 12.5 mm as
specified. For any one of the nominal sizes, the proportion of other sizes as
determined shall be in accordance with Table 1.

Table 1
Graded Stone Aggregate or Gravel
------------------------------------------------------------------------------------------------------------
IS Sieve Percentage passing (by weight) for nominal size of
Designation 40mm 20mm 16mm 12.5 mm
------------------------------------------------------------------------------------------------------------
75mm 100 .... .... ....
37.5mm 95 to 100 100 .... ....
19 mm 30 to 70 95 to 100 100 100
16 mm .... .... 90 to 100 ....
11.2 mm .... .... .... 90 to 100
9.5mm 10 to 35 25 to 55 30to 70 40 to 85
4.75mm 0 to 5 0 to 10 0 to 10 0 to 10
2.36 mm ... ... ... ...
------------------------------------------------------------------------------------------------------------

Nominal sizes of single sized stone aggregate or gravel shall be 63,
40,20,16,12.5 or 10 mm as specified. For any one of the nominal sizes the proportion
of other sizes as determined by the method prescribed above shall be in accordance
with Table 2.

Table - 2
Single Sized (Ungraded) Stone Aggregate or Gravel
------------------------------------------------------------------------------------------------------------
Is Sieve Percentage passing (by weight) for nominal size of
Designation ----------------------------------------------------------------------------------------
63 mm 40 mm 20 mm 16mm 12.5mm 10mm
------------------------------------------------------------------------------------------------------------
75 mm 100 ........ .... ..... .... ..
63 mm 85-100 100 .... .... .... ....
37.5 mm 0-30 85-100 100 100 .... ....
19mm .... 0-20 85-100 100 .... ....
16 mm .... .... . 85-100 100 ....
11.2 mm .... .... .... .... 85-100 100
9.5 mm .... 0-5 0-20 0-30 0-45 85-100
4.75 mm ... ... 0-5 0-5 0-10 0-20
2.36 mm .... .... .... .... .... 0-5
------------------------------------------------------------------------------------------------------------

When stone aggregate or gravel brought to site is single sized (ungraded), if shall be
mixed with single sizes aggregate of different sizes in the proportion to be determined
by filed tests to obtain graded aggregate of specified nominal size. For the required
nominal size, the proportion of other sizes in mixed aggregate as determined by method
shall be in accordance with Table 1.

Stacking: Aggregate shall be stacked on a hard, dry and level patch of ground. When
stack piling, the aggregate shall not form pyramids resulting in segregation of different
sized materials. It shall be stacked separately according to nominal size of coarse
aggregates. Stacking shall be done in regular stacks, of height not exceeding 100 cm.

Testing: Coarse aggregate shall be tested for the followings (as per IS : 2386)
(a) Determination of particle size and shape
(b) Estimation of organic impurities (as per IS 2386-Part II)
(c) Surface moisture
(d) Determination of 10% fine val

Admixtures : When required, admixtures of approved quality shall be mixed with
concrete, as specified. The admixtures shall conform to IS : 9103

Water:

Mixing water shall confirm to IS 456:2000.

Water used for mixing and curing shall be clean and free from injurious quantities of
alkalis, acids, oils, salts, sugar, organic materials, vegetable growth or other substances
that may be deleterious to bricks, stone concrete or steel. Potable water is generally
considered satisfactory for mixing. The Ph value of water shall generally be not less
than 6. The following concentrations represent the maximum permissible values (of
deleterious materials in water).

a) Limits of Acidity: To neutralize 200ml sample of water, using phenolphthalein as an
indicator, it should not require more than 2 ml of 0.1 normal NaOH. The details of
test shall be as given in IS:3025.

b) Limits of Alkalinity: To neutralize 200ml sample of water, using methyl orange
as on indicator, it should not require more than 20 ml of 0.1 normal HCI. The
details of tests shall be as given in IS:3025.

c) Percentage of Solids: Maximum permissible limits of solids when tests in
accordance with IS:3025 shall be as under.

Organic 200 mg/litre
Inorganic 3000 mg/litre
Sulphates 500 mg/litre
Chlorides 1000 mg/litre for RCC work and
2000 mg/litre for other items of work.
Suspended matter 2000 mg/litre

Water found satisfactory for mixing is also suitable for curing. However, water used for
curing shall not produce any objectionable stain or unsightly deposit on the surface.
The presence of tannic acid or iron compounds in the water meant for curing is
objectionable.

Sea water shall not be used for mixing or curing.

Water from each source shall be tested before the commencement of the work and
there-after once in every three months till the completion of the work. In case of ground
water, testing shall also be done for different points of drawdown. Water from each
source shall be got tested during the dry season before monsoon and again after
monsoon. Water from municipal source need be got tested only once in six months.

35.2. Reinforcement

High yield strength deformed bars Fe 500 conforming to IS 1786 shall be used.
Loading Parameters

Self-Weights

Self weight of the structural members will be considered on the basis of
IS : 875 Part-I.

Dead loads (unit weight
adopted)

Density of Earth

1.80 T/M3
Density of water

1.00 T/ M3
Density of Plain cement
concrete

2.40 T/M3
Density of reinforced cement
concrete

2.50 T/M3
Density of Floor finish

2.40 T/M3
Density of Brick masonry

1.90 T/M3

35.3. Imposed Gravity loads on floors

Imposed loads will be considered on the basis of IS: 875 Part-2

Imposed (live)
loads

Roof loads Accessible 0.15 T/m2
Non-accessible 0.075T/m2
Floor loads Basement Level :-
Plant room- 0.5 T/M2

Ground Floor

Lobby, stair- 0.3 T/M2
Convention BOH 0.5 T/M2
Convention Kitchen 0.3 T/M2
Toilet - 0.2 T/M2
First and Second Floor

Hotel BOH - 0.5 T/M2
Lobby, Gallery, Stair- 0.3 T/M2
Toilets- 0.2 T/M2
Third Floor
Restaurants, Food Court- 0.4 T/M2
Lobby, Stair- 0.3T/M2
Kitchen- 0.3 T/M2
Toilets- 0.2 T/M2
Fourth Floor
Service floor - 0.5 T/M2

Fifth to Eleventh Floor
Guest room - 0.2 T/M2
Lobby, Stair- 0.3T/M2
Kitchen- 0.3 T/M2
Toilets- 0.2 T/M2

36. Materials

The Diameter and weight of steel should be as per IS 1786-1985

S.no
Diameter of
Rod
Sectional weight in kilogram per
running meter both for M.S. and
HYSD steel.
1 6 millimeters 0.22


Cutting, Bending and Binding of Reinforcement:

Reinforcing steel shall conform accurately to the dimensions given in the bar
bending schedules shown on relevant drawings
Bars shall be bent cold to the specified shape and dimensions by a bar bender
by hand or power to attain proper radii of bends as shown in drawings or as directed by
the Engineer - in charge
Bars shall not be bent or straightened in a manner that will injure the material
Bars bent during the transport or handing shall be straightened before being
used on work, they shall not be heated to facilitate bending
"U" hooks shall invariably be provided at the end of each bar, if specified in Drawing
or ordered by the Engineer. The radius of the bend shall not be less than twice the
diameter of round bar and the length of the straight part of the bar beyond the end of the
curve shall be at least four times the diameter of the round bar. in the case of bars
which are not round and in the case of deformed bars the diameter shall be taken as the
diameter of a circle having an equivalent effective area.
The hook shall be suitably encased to prevent any splitting of the concrete
Placing of Reinforcement

Before the reinforcement is placed, the surface of the bars and the surface of any
metal bar supports shall be cleaned of the rust, loose mill scale, dirt, grease and other
objectionable foreign substances
All reinforcing bars shall be securely held in position during placing of concrete by
annealed binding wire, and by using stays blocks or metal chairs, spacers, metal
hangers, supporting wires or other approved devices at sufficiently close inter vales
Wire for binding reinforcement shall be soft and annealed mild steel of 16 S W G
and shall conform to IS : 280 - 1978.Binding wire s hall have tensile strength of not
less than 5600 Kg/Cm2, and yield point of not less than 3850 Kg/Cm2

Bars shall not be allowed to sag between supports. They shall not be displaced
during concreting or any other operation over the work.
The contractor shall also ensure that there is no disturbance caused to the
reinforcement bars already placed in concrete
All devices used for positioning shall be of non-corrodible material. Metal supports
shall not extent to the surface of the concrete except where shown on the drawing
pieces of broken stone or brick and wooden blocks shall not be used. Where portions of
such supports will be exposed on concrete surfaces designated to receive F2 or F3
finish, the exposed portion of support shall be galvanized or coated with other corrosion
resistant material without which the concreting will not be permitted. Such supports shall
not be exposed on surfaces designated to received F4 finish unless otherwise shown on
the drawings
Placing of layers of freshly laid concrete as work progress for adjusting bar spacing
shall not be allowed.
Layers of bars shall be separated by spacer bars, pre-cast, blocks or other approved
devices.
Reinforcement after being placed in position shall be maintained in a clean condition
until completely embedded in concrete. Special care shall be taken to prevent any
displacement of reinforcement in concrete already placed.
To protect reinforcement from corrosion, concrete cover shall be provided as
indicated on the drawings. All bars protruding from concrete and to which are likely to
be exposed for an indefinite period shall be protected by thick coast of neat cement
grout
Bars crossing each other, where required, shall be secured by binding wire
(annealed) of size not less than 1 mm dia and conforming to IS.280-1978 in such a
manner that they do not slip over each at the time of fixing and concreting
As far as possible, bars of full length shall be used. In case this is not possible,
overlapping of bars shall be done as directed by Engineer - in - charge. When
practicable, overlapping bars shall not touch each other, but be kept apart by 25 mm or
1 1/4 times the maximum size of the coarse aggregate whichever is greater, by
concrete between them. Where not feasible , overlapping bars shall be bound with
annealed steel wire, not less than 1 mm thickness twisted tight. The overlaps shall be
staggered for different bars and located at points, along the span where neither shear
not bending moment is maximum
The minimum allowable clearance between parallel round bars shall not be less than
11/2 times the dia meter of the larger bars shall not be less than twice the side
dimensions of the larger bars 1 1/2 times, the maximum size aggregate which ever is
greater.
Dissimilar diameter rods should not be joined together

Splicing

Where it is necessary to splice reinforcement the splices shall be made by lapping,
by welding or by mechanical means.
When permitted or specified on the drawings, joints of reinforcement bards shall be
butt welded so as to transmit their full strength. Welding of bars shall be done as
directed by the Engineer- in-charge and conforming with requirements of clause.11.4
of IS. 456-1978.
If it is proposed to use welded splices in reinforcing bars, the equipment, the material
and all welding and testing procedures shall be subject to the approval of the
Engineer - in - charge. The contractor shall also carryout test welds as required by
the Engineer in-charge.
For welded splices for reinforcing bars conforming to IS.1786-1985, welding shall be
done in accordance with IS: 9417-1979. For reinforcing bars conforming to IS:432
(part-1)-1982 welding shall be done in accordance with IS:2715-1979.Electrodes for
manual metal are welding shall conform IS:814(part-I)-1974 and IS:815 (part-II)-
1974.Mild steel filler rods of Oxy-acetylene welding shall conform to IS:1278-1972
provided they are capable of giving as minimum butt weld tensile strength of 41
Kg/mm2
Only electric are welding using process which excludes air from the molten metal and
conforms to any or all other special provisional for the work shall be accepted.
Suitable means shall be ensured that no voids are left in welding and when welding is
done in two or three steps. Previous surfaces shall be cleared well. Ends of bars shall
be cleaned of all Iron, scale, gust, grease, paint and other foreign matter before
welding.
Reinforcing bars 28mm in dia meter and larger may be connected by but welding
provided the lapped splices will be permitted if found to be more practical than butt
welding and if lapping does not encroach on cover limitation or hinder concrete or
reinforcement placing.
Reinforcing bars 25mm in dia meter and less may be either, lapped or Butt-welded,
which ever is the most practicable.
Butt welding of reinforcing bars shall be performed either by the gas pressure of flash
pressure welding process or by the electric are methods under cover from weather.
Welded pieces of reinforcement shall be tested at the rate of 0.5% of total number of
joints welded. Specimen shall be taken from the actual site of work. Strength of the
weld provided shall be at least 25% higher then the strength of bar.
Welded joints of splices shall preferably be located at points where steel will not be
subject to more than 75% of the maximum permissible stresses and welds so
staggered that at any section not more than 20% of rods are welded. Approval of

such additional splices will generally be restricted to splices not closer than 8 meters
in horizontal bars of 4 meters in vertical bars measures between mid point of laps.
Coupling of Bars

Wherever indicated on the drawings or desired by the Engineer to use mechanical
couplings for reinforcing bars, bars shall be joined by couplings which shall have a cross
section sufficient to transmit the full strength of bars. The end of bars that are joined by
couplings shall be for sufficient length, so that the effective cross-section of the base of
threads is not less than the normal cross-section of the bar. The threads shall be
standard whit-worth threads. Steel for couplings shall conform to IS.226.

Care of Placed Reinforcement and concrete

Where reinforcement bars are bent a side at construction joints and after wards bent
back into their original position, care shall be taken to ensure that at no time the radius
of the bend is less than 6 x diameter for deformed bars and 4 x diameter for plain mild
steel bars. Care shall also be taken, when bending such, bars to ensure that the
concrete around the bars is not damaged.
37. Form Work (Centering & Shuttering)

Form work: Form work shall include all temporary or permanent forms or moulds
required for forming the concrete which is cast -in-situ, together with all temporary
construction required for their support.

Design & Tolerance in Construction

Form work shall be designed and constructed to the shapes, lines and dimensions
shown on the drawings with the tolerances given below.

a. Deviation from specified dimensions of cross
section of columns and beams + 12 mm

b. Deviation from dimensions of footings + 12 mm
i Dimension in plan + 50 mm

ii Eccentricity in plan
0.02 times the width of the footings in the
direction of deviation but not more than 50 mm

iii Thickness
+ 0.05 times the specified thickness.

(Note - Tolerance apply to concrete dimensions only, and not to positioning of vertical
steel or dowels.)

General Requirement: It shall be strong enough to withstand the dead and live loads
and forces caused by ramming and vibrations of concrete and other incidental loads,
imposed upon it during and after casting of concrete. It shall be made sufficiently rigid
by using adequate number of ties and braces, screw jacks or hard board wedges where
required shall be provided to make up any settlement in the form work either before or
during the placing of concrete.

Forms shall be so constructed as to be removable in sections in the desired sequence,
without damaging the surface of concrete disturbing other sections. Care shall be
taken to see that no piece is keyed into the concrete.

Material for Form Work

a) Propping and centering

All propping and centering should be either of steel tubes with extension pieces or built
up sections of rolled steel.

b) Centering/Staging

Staging should be as designed with required extension pieces as approved by
Engineer-in-Charge to ensure proper slopes, as per design for slabs/ beams etc. and a
spear levels as shown in drawings. All the staging to be either to Tubular steel
structure with adequate bracings as approved or made of built up structural sections
made from rolled structural steel sections.

c) In case of structures with two or more floors, the weight of concrete, centering
and shuttering of any upper floor being cast shall be suitably supported on one floor
below the top most floor already cast.

d) Form work and concreting of upper floor shall not be done until concrete of lower
floor has set at least for 14 days.

Shuttering: Shuttering used shall be of sufficient stiffness to avoid excessive deflection
and joints shall be tightly butted to avoid leakage of slurry. If required, rubberized lining
of material as approved by the Engineer-in-charge shall be provided in the joints. Steel
shuttering used for concreting should be sufficiently stiffened. The steel shuttering
should also be properly repaired before use and properly cleaned to avoid stains, honey
combing, seepage of slurry through joints etc.
(a) Runner joists RSJ, MS Channel or any other suitable section of the required size
shall be used as runners
(b) Assembly of beam head over props. Beam head is an adopter that fits snugly on
the head plates of props to provide wider support under beam bottoms.

Form work shall be properly designed for self weight, weight of reinforcement,
weight of fresh concrete, and in addition, the various live loads likely to be imposed
during the construction process (such as workmen, materials and equipment). In case
the height of centering exceeds 3.50 metres, the prop may be provided in multi-stages.

Camber : Suitable camber shall be provided in horizontal members of structure,
especially in cantilever spans to counteract the effect of deflection. The form work shall
be so assembled as to provide for camber. The camber for beams and slabs shall be
4mm per meter (1 to 250) or as directed by the Engineer-in-Charge, so as to offset the
subsequent deflection. For cantilevers the camber at free end shall be 1/50th of the
projected length or as directed by the Engineer-in-Charge.

38. Wind loads

Wind loads will be calculated in accordance with IS 875: Part 3.

Design wind speed
3 2 1
k k k V V
b Z
=

V
b
Basic wind velocity for Raipur = 39 m/s

k
1
Risk coefficient for all general buildings = 1.00
(For a design life of 50 years)

k
2

Terrain category 3, class C, = 1.14

k
3
Topography factor = 1.00

Based on the above,

Design wind speed (V
Z
) = 44.46 m/s

Design wind pressure
2
6 . 0
Z Z
V P = =1186 N/m
2

Further to Design Wind Pressure (P
Z
) appropriate pressure coefficient will be used as
applicable.

Seismic Loads
The seismic load calculations will be carried out in accordance with IS:1893:2002.
As per this code the designated zone for Raipur is, zone II with zone factor Z = 0.1
The Design Base Shear is given by V
b = Z / 2 X I / R X Sa / g X W

The importance factor I is considered as 1.5 for Convention Centre and considered as
1 for Hotel block
The response reduction factor R is considered as 4, as the structure is proposed with
Ordinary Shear Wall with Special Moment Resisting Frames.

Sa / g is the avg. response acceleration coefficient spectrum value for the structure
which is the function of the fundamental time period of vibration of the structure and the
type of the founding soil.

W is the Seismic Weight of the building, which will be calculated in accordance with the
relevant clause in the IS 1893 :2002
Since the structure is a R.C.C. structure, a damping value of 5% is considered

39. Proposed Approach of Structural Analysis

The Building can be divided into two parts:

Low rise large span (30.0m). convention centre consists of M.S. Lattice girders
with M.S. profiled deck sheet with concrete on top.

Hotel block with normal R.C.C. frame structure.

The building is planned as a dual system consisting of R.C.C columns and lift cores
and beam framed structure. After preliminary sizing of various structural members, a
computer model of the structural frame of the building will be generated for carrying out
computer analysis for the effects of vertical and lateral load that are likely to be imposed
on the structure.

The main building structures will be analyzed using E-TABS .
Geometrical dimensions, member properties and member-node connectivity, including
eccentricities will be modeled in the E-TABS.

Wind load derivations will be carried out using coefficients/ factors in accordance with
the relevant codes.

The seismic analysis would be carried out for both static and dynamic loading
(if required) in accordance with the relevant code of practice.

The permissible values of the load factors and stresses will be utilized within the
purview of the Indian standards.

The computer analysis will evaluate individual internal member forces, reactions at
foundation level and deflection pattern of the entire structure and in the individual
members.

This data will then be used to verify adequacy of the member sizes adopted and after
further iterations arrive at the most appropriate design of the structural members, Some
re-runs of the analysis program might be required for arriving at the optimum structural
space frame characteristics to satisfy the strength and stability criteria in all respects.

40. Proposed specifics of the modeling technique

Following are main points considered for the modeling in 3D analysis of the structure
The walls would be modeled as shell elements and defined as piers for
facilitation of design data.
All slabs would be modeled at the floor level as shell elements. Sunken areas
would not be off-set, only additional load would be applied as per the sinking.
All beams would be modeled at the floor level. No. offsets would be provided for
inverted beams.

Walls:-

External wall :
200 mm Brick Wal
15mm inside plaster
12 mm outside plaster.

Internal wall :-
Guest floor:
Brick partition wall
Lower floor
Selected toilet wall as BKW
15mm plaster on both side.

41. Design of Structural Elements

For the design of R.C.C. elements, the Limit State Method will be used as per IS 456-
2000.
Materials of construction will be predominantly concrete with consideration for strength
and durability. Minimum grade of concrete in M25.

Ductile detailing norms will be adopted to make the building earthquake resistant in
accordance with IS:13920:1993

Covers to reinforcement shall be in accordance with IS: 456:2000 corresponding to
moderate exposure conditions for the super-structure and the sub-structure.

Clear minimum cover
provided in

Footing 50MM
Column 40 MM
Beams 25 MM
Slab 20 MM
Walls 30 MM

42. Foundations :
Considering the column loads, Sub-soil parameters & recommendation of Geotechnical
report, Buoyancy raft foundation shall be adopted with a net bearing capacity of
19.0 T/m
2
.

43. Other Data:
Specific requirements of floor and wall cutouts for services, sinking of floors in services,
kitchen and toilet areas, porch and external architectural features will be provided as
required by Architects and service Consultants. The relevant information will be
obtained from them in the form of drawings.

Lift loads and lift machine room equipment and cutout layouts will be obtained from the
lift manufacturers.

P PA AR RT T H H

MEP Concept
Centralized System

P PA AR RT T I I

Project Implementation Schedule


44. Component wise analysis

S.no Description of Work % of work Estimated
In total estimated value of
Project
1 Civil Work
a) Earth Work 0.77
b) Concrete 14.53
c) Brick Work 4.56
d) Miscellaneous 4.53
Sub total 24.39
2 Plumbing Works
a) Water supply system, Rainwater
Harvesting, Water treatment plant etc
3.09
b) STP, Drainage disposal, Strom
water disposal system
2.72
c) Fire hydrant systems & Fire alarm
system
2.93
Sub total 8.74
3 Electrical Works
a) Electrical HT works 6.30
b) Electrical LT works 2.65
c) Interior Electrical fittings 3.86
Sub Total 12.81
4 Exterior & Interior Works
a) Flooring 9.13
b) Glazing 2.81
c) Exterior finishings 2.59
d) Furniture and other Fixtures 21.95
Sub total 36.48
5 HVAC 9.93
6 Plant & Machinery
a) Lifts 2.14
b) Kitchen Equipment 3.90
c) Computers and Software 1.61
Sub Total 7.65
TOTAL 100

45. Construction Program

The sequence of construction is programmed in stages so as to complete the
Convention Centre in 14 months and the Star Hotel of 100 rooms in 23 months. All
parallel activities for the infrastructure development and services are identified and
taken up simultaneously for achieving the target in shortest possible time.

For monitoring the project program & progress, Construction management
techniques such as BAR charts and Mile stones are prepared and enclosed

P PA AR RT T J J

Financial Report


Financial Projection Disclaimer:

The financial projections that appear in this DPR are estimated revenues,
expenses, and cash flow, which are based on research and the assumptions.
They represent the best of companys knowledge and belief. The Company's
expected revenues, expenses, and cash flow for the projected periods are
subject to the Company's ability to develop the project as per the estimated
schedule and revenue levels at the price and costs estimated. Accordingly,
these projections reflect company's estimates and its expected course of
action if such revenue levels are attained at the price and costs anticipated.
These projected financial statements should not be considered to be a
presentation to forecast future results. Accordingly, these projections may not
be useful for other purposes.
Furthermore, even if the revenue levels as well as the projected price and
costs are attained, there will usually be differences between projected and
actual results because events and circumstances frequently do not occur as
expected, and those differences may be material.
46. Financial Assessment
46.1. General

The financial analysis of the project and the financial viability has been assessed
with respect to key indicators such as Project Internal Rate of Return (IRR), Debt to
Equity and Debt Service Coverage Ratio (DSCR) etc.

Project cost estimates have been arrived at using inputs and quotations from the
various reputed consultants / Suppliers who have handled similar projects in the
past..

In calculating the Project Cost, Land Development costs, interest during
construction, financing cost and contingencies etc. have been assumed as per the
industry standards and Project Development expenses as incurred is also added to
arrive at the landed project cost. The funding of the project has been structured on
50 % debt, amounting to Rs. 121.21 crores; the balance funding is to be by way of
share capital, Rs. 121.21 crores.

46.2. Key Financial Assumptions


The total area of the land is 12.36 Acres.
The prevailing market value of land as Rs 25 Lacs/ Acre. However since this
is leasehold land only the initial Authorization & Development Fees as well as the
Lease Rentals during construction have been attributed to the cost of land and
amortised over the balance lease period (after a 36 month construction period) of 60
years
Annual Lease Rental of 2% of 30 Years and 4% from 31
st
year.
Authorisation Period of 60 years including construction period
Construction period is estimated for 36 months/3 years from the date of
signing of Authorization Agreement.
Debt Equity Ratio considered for the project is 50:50 on the cost of Fixed
Assets and at 1 : 1 on the overall project cost..

46.3 Construction Cost Assumptions

The construction cost of Hotel Facility works out approximately to Rs 49.61
lakhs per key.
The construction cost of Convention Facility works out approximately to Rs
27.25 crore.
The construction cost of Commercial Facility works out approximately to Rs.
80.13 crore.
The cost estimates are based on current price (2010-11) on which an
escalation at the rate of 5 % p.a has been assumed to arrive at the investment
requirements.
46.4 Project Cost

To arrive at the project cost, various other components apart from construction cost
like approval & sanction cost, city level impact fee to be paid, land use conversion
charges, project development cost, stamp duties and registration charges, lease
rent during construction, insurance cost to be paid by the developer, financing cost
and interest during construction have been considered.

The Landed Project Cost is estimated at Rs. 242.42 Crores (Rupees Two
Hundred Forty Two Crores and Forty Two Lacs only)

Revenue Streams

The following are the revenue streams for the developer.

Revenue from Hotel Rooms
Revenue from Restaurants
Revenue from Convention Facility
Revenue from Conference and Board Rooms
Revenue from Miscellaneous Sources

46.5. Key Financial Parameters

The key financial indicators have been calculated for a period of 10 years over the
repayment period of the Debt component - and are as given below:

Rooms
Average Room Rental (ARR) has been taken at rates prevailing as on date
Rs. 4,868 per day This is the national average for 4 star Hotel rooms.
Room Occupancy Percentage 1st year 51% - going up to 71% in 3rd year.
Project Overall

EBITDA MARGIN WOULD NOT BE LESS THAN 18.66%

DEBT EQUITY RATIO 1 : 1 (Rs. 121.21 cr Debt To Rs. 121.21 cr Share
Capital)

DEBT SERVICE COVERAGE RATIO IS 1.35 times.


47. Hotel and Convention Centre Operator

VISA Urban Infra is currently under discussions with the following operators.

Proposed Operators for Hotel and Convention Centre:

Shortlisted Operators:

a.

b.


48. Project
Organogram

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