20 Nov 2017 150700873NRC52EDCfeasibilty

Stage 5_Final Feasibility Report
Feasibility Report & Master Plan for Development of Global City, Haryana
Stage 5 - Final Feasibility Report

Feasibility Report & Master Plan for Development of Global
City under Manesar- Bawal Investment Region in Haryana
Sub-region of DMIC
April 2017
Revision 0
1
Stage 5 - Final Feasibility Report
Feasibility Report & Master Plan for Development of Global City under
Manesar- Bawal Investment Region in Haryana Sub-region of DMIC
April 2017
Revision 0
Submitted to:
Delhi Mumbai Industrial Corridor Development Corporation
Room No 341 B, 3rd Floor
Hotel Ashok, Diplomatic Enclave, 50B Chanakyapuri
New Delhi - 110021
Submitted By:
AECOM India Pvt. Ltd.
9/F, Infinity Tower – ‘C’,
DLF Cyber City, DLF Phase II
Gurgaon, Haryana,
India 122002.
www.aecom.com
Contact Person:
Abhishek Malhotra
Associate Director,
Design, Planning + Economics, AECOM
E mail: abhishek.malhotra@aecom.com
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General & Limiting Conditions
This report outlines the Techno-Economic feasibility of the Global City Project under development by
the Government of Haryana (GoH) in conjunction with the Delhi Mumbai Industrial Corridor
Development Corporation (DMICDC). It forms the Stage 5 deliverable of the project “Preparation of
Feasibility Report & Master Plan for Development of Global City under Manesar- Bawal Investment
Region in Haryana Sub Region of DMIC”. No responsibility is assumed for inaccuracies in reporting
by the client, the client's agent and representatives, or any other data source used in preparing or
presenting this report.
Possession of this study does not carry with it the right of publication thereof or to use the name of
AECOM in any manner without first obtaining the prior written consent of AECOM. No abstracting,
excerpting or summarization of this study may be made without first obtaining the prior written consent
of AECOM. This report is not to be used in conjunction with any public or private offering of securities,
debt, equity, or other similar purpose where it may be relied upon to any degree by any person other
than the client, nor is any third party entitled to rely upon this report, without first obtaining the prior
written consent of AECOM. This report may not be used for purposes other than that for which it is
prepared or for which prior written consent has first been obtained from AECOM. This report is
qualified in its entirety by, and should be considered in light of, these limitations, conditions and
considerations.
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Executive Summary
This executive summary aims to summarise the process undertaken during the development of the
Stage 5 Final Feasibility Report for the planned Global City development. It outlines how the design
approaches and strategies originally conceived through the initial 3 stages-Inception, Market
assessment and Concept Masterplan, have been carried forward, developed and adapted to ensure
technical and economic feasibility of the Final Masterplan proposed at the end of the previous stage,
Stage 4.
Chapter 1: Introduction and Project Background
This chapter establishes the national level significance of the proposed project in the current
development scenario. In light of the ‘Smart City’ initiatives rampant across the country, it introduces
the role of critical development catalysts such as the Global City Project that set the direction and
defines the nature of development of the respective city. It summarised the aspirations of the client,
first established in the Stage 1, Inception Report, to develop a role-model township that would
encapsulate the principles of a functionally advanced and technically efficient integrated urban
development at par with any global city.
Chapter 2: Site Understanding
This chapter encapsulates the key factors explored during Stage 2, Site Assessment that formed the
basic contextual understanding of the Final Masterplan proposed in the previous stage. At the
regional level, it focussed on the strategic location of the development within the extended National
Capital Region and its significance in the more immediate investment region, Gurgaon-Manesar
Urban Complex (GMUC 2031) while taking into account large scale initiatives in the vicinity such as
the Kundli Manesar Palwal (KMP) Global Corridor. At the local level this chapter traces the analysis of
the land acquired and its main development factors such as connectivity, surrounding land uses &
urban fabric, available infrastructure, natural conditions and environment to result in a set of robust
site suitability conclusions setting the natural framework to which the development proposal responds.
Chapter 3: Market Assessment
This chapter delineates the detailed market assessment undertaken as part of Stage 3 to provide
clarity on the existing real estate milieu at the regional and local scales. With the intention to perform
as a catalyst with the larger Gurgaon region, the analysis was constructed to provide clear demand
forecast for three core uses, an Exhibition & Convention Centre, a Knowledge Zone and a Health
Zone. Demand assessments were also done for the service industry and all supporting facilities
including the residential & commercial retail segments.
Chapter 4: Development Control Regulations and Legislative Framework
With the land use segments identified in the previous chapter, this chapter includes a summary of the
sector wise development potential of the project site in the context of the relevant state level
development policies including the Enterprise Promotion Policy and the Transit Oriented Development
policy (TOD).
Chapter 5: Development Program
Envisioned by the client and firmed up through several meetings at the level of the Minister of
Industries, Government of Haryana in conjunction with all the relevant stakeholders, the Global City
development is designed as a Special Zone with an enhanced development potential (FSI 3). It is to
function as a prominent Sub Central Business District, landmarked by iconic structures such as the
India Tower, the Diplomatic Tower, an Extended Business Gate and a Commodity Exchange, as
mentioned in Chapter 1. This chapter summarises the final program distribution as designed and
achieved in the final Masterplan layout. The said development program is based on a demand
forecast of the key anchor uses necessary to define the iconic nature of the development desired
and a robust study of the available stock across the proposed core and ancillary uses as outlined in
Chapter 3, Market Assessment.
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Chapter 6: Phasing strategy

With the intent to develop Global City as a key catalyst for the region, this chapter provides a detailed
phasing strategy for the development proposed in the Final Masterplan, by rationalizing the
development cost and incidental expenditure commitment to ensure profitable returns on investment
and minimizing the debt requirement through the project execution.
The strategy looks at the overall development of all critical physical infrastructures, both external and
internal, including transportation, power, water & solid waste management. The program distribution
across the 3 phases, kick off phase (phase 0), phase 1 and phase 2 are deeply grounded in the
market based demand for the proposed uses, and forms the basis of the sizing and placement of the
same within the proposed master plan layout.
Chapter 7: Transport planning
This chapter outlines the key transport planning related proposals critical to the success of the
development proposed in the Final Masterplan. The basis on which these proposals are made,
including trip distribution, modal split, traffic assignment and analysis of critical connectivity links
(road & rail-metro) are included.
Chapter 8: Infrastructure Planning - Power
This chapter discusses the proposed electrical system in respect of design, planning and distribution
of external and internal electrification system and illumination for the development proposed in the
Final Masterplan.
Chapter 9: Infrastructure Planning - Water & Waste Water Demand
This chapter provides the overall water demand summary and an overview of the design, planning
and distribution of the water Supply and recycle water transmission system for the development
proposed in the Final Masterplan.
Chapter 10: Infrastructure Planning - Water Supply & Sewerage Network
This chapter provides an overview of the design, planning, collection and treatment of the sewage
network scheme for the development proposed in the Final Masterplan.
Chapter 11: Infrastructure Planning - Storm Water

Based on a detailed on-site investigation of the project area, this chapter outlines the storm water
management for the development proposed in the Final Masterplan.
Chapter 12: Solid Waste Management
Based on the proposed nature of development and detailed waste calculations of the same, this
chapter outlines the systems and schemes proposed to manage all forms of waste generated during
the construction and operation phases of the Global City development proposed in the Final
Masterplan.
Chapter 13: Broad cost estimates
This chapter summarizes the block cost estimates based on concept design of basic infrastructure
facilities and trunk amenities proposed for the Global City development proposed in the Final
Masterplan submitted in Stage 4 and are translated to form part of the cash-flow analysis outlined in
the following chapter.
Chapter 14: Financial & Economic Analysis
This chapter summarises the resultant cash flows based on assumptions of project structure,
implementation strategy and land valuation as well as financial model outputs including land
transaction summary, sources of funds and cumulative costs/ revenues. It further outlines the catalytic
development potential of the investment at the regional level and proposes a marketing plan for the
Global City development proposed in the Final Masterplan, based on locational, economic, social and
sustainability drivers.
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Table of Contents
1. Introduction and project Background 16
1.1. DMIC and Project Background 16
1.2. Global City Vision and Objective 16
2. Site Understanding 18
2.1. Regional Context 19
2.1.1. Master Plan Delhi (MPD) 2021 19
2.1.2. Gurgaon-Manesar Urban Complex- 2031 20
2.1.3. Land Use Context 22
2.1.4. Kundli Manesar Palwal (KMP) Global Corridor 23
2.2. Local Context 24
2.2.1. Integrating the Global City into its local context 24
2.2.2. Global City Site- immediate context 25
2.2.3. Regional Linkages 27
2.2.4. External Connectivity Proposals/ Options 32
2.2.5. Existing Traffic Characteristics 33
2.3. Survey of Similar Facilities 34
2.3.1. Immediate Surroundings 36
2.3.2. Environment 38
3. Market Assessment 44
3.1. Overview / Summary 44
3.2. Core Uses – Market Scenario 45
3.3. Exhibition Centre Market Scenario 45
3.3.1. Existing Stock / Venue 46
3.3.2. Existing Stock – Exhibition Venues 46
3.3.3. Upcoming Supply – Exhibition Venues 49
3.3.4. Demand for Exhibition Spaces in India 50
3.3.5. Recommended Size 51
3.4. Convention Centre Market Scenario 52
3.4.1. India’s Convention and Meetings Market - Subject of Events 52
3.4.2. Existing Capacity Stock – Convention Venues 52
3.4.3. Upcoming Supply – Convention Venues 53
3.4.4. Demand for Meeting and Convention Spaces in India 54
3.4.5. Recommended Size 55
3.5. Education Sector Market Scenario 56
3.5.1. Higher education ~ India & Haryana 56
3.5.2. Notable trends 57
3.5.3. Education: Demand Assessment Methodology 59
3.5.4. Demand Assessment 59
3.6. Health Sector Market Scenario 61
3.6.1. Investment in Healthcare 62
3.6.2. Health Care: Demand Assessment Methodology 62
3.6.3. Demand Assessment 63
3.7. Ancillary Land Uses - NCR 64
3.7.1. Commercial Office - Overview NCR 64
3.7.2. Residential - Overview NCR 68
3.7.3. Retail - Overview NCR 73
3.7.4. Hospitality - Overview NCR 76
3.8. Ancillary Land Uses Analysis: Gurgaon Market 81
3.8.1. Commercial Office - Overview Gurgaon 81
3.8.2. Hospitality - Overview Gurgaon 84
3.8.3. Commercial Retail - Overview Gurgaon 86
3.8.4. Residential - Overview Gurgaon 87
3.9. Ancillary land uses analysis: Catchment Region 93
3.9.1. Residential - Overview Catchment 93
3.9.2. Residential - Demand Assessment 98
3.9.3. Commercial Office - New Gurgaon & Dwarka Expressway 101
3.9.4. Commercial Office - Demand Assessment 102
3.9.5. Commercial Retail - Existing Supply 105
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3.9.6. Commercial Retail - Demand Assessment 106

3.9.7. Hospitality - Service apartments 109
3.9.8. Hospitality - Demand Assessment 110
4. Development Control Regulations and legislative framework 114
4.1. Enterprise Promotion Policy – 2015 114
4.1.1. Development of Industrial Colony – Development Norms 114
4.1.2. Permissible FAR 115
4.1.3. Other Key Aspects of Policy 116
4.1.4. Development of Cyber Cities – Development Norms 117
4.2. Transit oriented Development 118
4.2.1. Designated ToD Corridors 119
4.2.2. Demarcation of ToD Zones 119
4.2.3. Planning Parameters 119
5. Development Program 120
5.1. Projected population and Employment 121
6. Phasing strategy 122
6.1. Introduction 122
7. Transport planning 128
7.1. Travel Demand Assessment 128
7.1.1. Study Approach 128
7.1.2. Study Area Zoning 128
7.1.3. Coded Network Development 132
7.1.4. Population & Employment Estimates 133
7.1.5. Trip Generation 135
7.1.6. Trip Distribution 137
7.1.7. Modal Composition 138
7.1.8. Peak Hour Traffic 142
7.1.9. Traffic Assignment 143
7.1.10. Critical Intersections 148
7.1.11. MRTS Connectivity Proposals 150
7.1.12. Road Network Improvement Proposal 152
8. Infrastructure Planning - Power 156
8.1. General 156
8.2. Norms & standards 156
8.3. Existing system overview 156
8.4. Norms for load assessment 157
8.5. Arrival of Maximum Demand Requirement 158
8.7. Power Factor 159
8.8. Short Circuit fault current 159
8.9. Re-routing Existing Overhead Lines 159
8.10. Source of power supply 159
8.11. Electricity supply 160
8.11.1. Power distribution scheme 160
8.11.2. Overall System Configuration 161
8.12. Street / Road Lighting 164
9. Infrastructure Planning – Water & Waste Water Demand 178
9.1. Water and waste water Generation Assumptions 178
9.2. Water Demand Summary 179
9.3. Water Supply and Recycle Water Design Parameters 179
9.3.1. Design Period for Various Components 179
9.3.2. Peak Factor 179
9.3.3. Distribution Network 179
9.3.4. Pipe Diameter 180
9.3.5. Excavation Depth 180
9.3.6. Residual Pressure 180
9.3.7. Pipe Material 180
10. Infrastructure Planning –Water Supply & Sewerage Network 182
10.1. Water Supply and Recycle Water Transmission Main Design Parameters 182
10.1.1. Pipe Sizing 182
10.1.2. Pipe Material 182
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10.2. Water Treatment Plant 183

10.3. Sewerage Design Parameters (Indicative Design Standards, Methodologies and
Specifications) 184
10.3.1. Design Period 185
10.3.2. Peak Factor 185
10.3.3. Depth of Cover 185
10.3.4. Hydraulics of Sewage Network 185
10.3.5. Coefficient of Roughness 186
10.3.6. Design Capacity of Sewers 186
10.3.7. Minimum Size of Sewers 186
10.3.8. Manhole size, depth and type 186
10.3.9. Materials of Pipeline 186
10.4. Sewer Network Scheme 187
10.4.1. Objective of Sewage Treatment 187
10.4.2. Brief Note on Treatment Scheme 188
10.4.3. Characteristic of Raw Sewage 188
10.4.4. Treated Water Characteristics 189
10.4.5. Selection of Technology for Sewage Treatment plant 189
11. Infrastructure Planning – Storm Water 190
11.1. Design Methodology 191
11.1.1. Rational Method 191
11.1.2. Assumptions 191
11.1.3. Time of concentration 191
11.1.4. Critical Intensity 192
11.1.5. Runoff Coefficient 192
11.1.6. Hydraulics 193
12. Solid Waste Management 194
12.1.1. Waste Generation during Construction Phase 194
12.1.2. Waste Generation during Operation Phase 195
12.1.3. Waste Quantification 196
12.1.4. Gap Analysis and Proposal 197
12.1.5. Introduction and further details on Automated Waste Collection System 202
13. Broad cost estimates 206
13.1. Introduction 206
13.2. Details of Block Cost Estimates 206
13.2.1. Trunk Infrastructure 206
13.2.2. Internal Infrastructure 206
13.1. Block Costs for Trunk and Internal Infrastructure 208
14. Financial & Economic Analysis 212
14.1. Major Assumptions 212
14.1.1. Project Implementation Schedule 212
14.1.2. Project Structure 213
14.1.3. Land Disposition Strategy and Valuation 214
14.2. Model Output 217
14.2.1. Land Transaction Summary 217
14.2.2. Sources and Application of Funds 217
14.2.3. Cumulative Costs and Revenues 218
14.2.4. Key Financial Indicators 219
14.3. Economic Analysis 220
14.4. Marketing Plan 220
14.4.1. Strategic Location 220
14.4.2. Economic Drivers 221
14.4.3. Social Drivers 222
14.4.4. Sustainability 223
14.4.5. Entertainment & Recreation 225
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List of Figures
Figure 1-1 DMIC Delineated Area plan ............................................................................................... 16
Figure 2-1 Location of Global City Gurgaon in National Capital Region (NCR) ................................. 18
Figure 2-2 Location of Global City and Delhi ...................................................................................... 19
Figure 2-3 Gurgaon Manesar Urban Complex 2031 .......................................................................... 21
Figure 2-4 Global City Landuse .......................................................................................................... 22
Figure 2-5 Kundli Manesar Palwal Global Corridor Development ...................................................... 23
Figure 2-6 Global City overlay on satellite image ............................................................................... 24
Figure 2-7 Acquired land parcel by HSIIDC for Global City and industrial development ................... 25
Figure 2-8 Geology & Soil .................................................................................................................... 26
Figure 2-9 Regional Water Shed and major drainage channels ........................................................ 26
Figure 2-10 Water features in and around Global City Site ................................................................. 27
Figure 2-11 Existing Connectivity for Global City ................................................................................ 28
Figure 2-12 Proposed MRTS connectivity to Global City .................................................................... 29
Figure 2-13 Pataudi Road .................................................................................................................... 30
Figure 2-14 Critical Intersections ......................................................................................................... 30
Figure 2-15 Proposed Master Plan roads ............................................................................................ 31
Figure 2-16 Proposed External road connections ............................................................................... 32
Figure 2-17 Vehicle Composition at Survey Locations ........................................................................ 33
Figure 2-18 Surrounding Settlements .................................................................................................. 36
Figure 2-19 Surrounding industries ...................................................................................................... 36
Figure 2-20 Existing HT Lines .............................................................................................................. 37
Figure 2-21 Integration approach between AHP and GIS tools........................................................... 38
Figure 2-22 Land Use & Land Cover Map of Global City .................................................................... 39
Figure 2-23 Land Use Sensitivity Map of Global City .......................................................................... 39
Figure 2-24 Topography Map of Global City ....................................................................................... 40
Figure 2-25 Slope Sensitivity Map of Global City ............................................................................... 40
Figure 2-26 Water Sensitivity Map of Global City ................................................................................ 41
Figure 2-27 City Development Suitability: Thematic Map .................................................................... 41
Figure 2-28 Weighted Matrix for environmental sensitivity Thematic Maps ........................................ 42
Figure 2-29 Site Suitability of project area : Thematic Map ................................................................. 42
Figure 3-1 India Available Space and Space Sold ............................................................................ 46
Figure 3-2 Region-wise Exhibition Space Stock ................................................................................ 47
Figure 3-3 Region-wide distribution of competing exhibition space stock in India ............................ 48
Figure 3-4 Exhibition space stock – Indoor Vs Outdoor .................................................................... 48
Figure 3-5 Region-wise upcoming competing exhibition space......................................................... 49
Figure 3-6 Top Industries in Conventions and Meetings ................................................................... 52
Figure 3-7 Distribution of competing convention capacity stock ........................................................ 53
Figure 3-8 Region-wise upcoming convention capacity inventory ..................................................... 54
Figure 3-9 Number of universities in India under different categories ............................................... 56
Figure 3-10 Break-up of universities in India in the year 2009 and 2015 ............................................ 56
Figure 3-11 FDI in Education Sector .................................................................................................... 57
Figure 3-12 Number of universities in Haryana under different categories ......................................... 58
Figure 3-13 Enrolment in universities under different categories in Haryana ...................................... 58
Figure 3-14 Education sector Led - Demand Methodology ................................................................ 59
Figure 3-15 Trend in Healthcare expenditure in India ......................................................................... 61
Figure 3-16 Share in Healthcare spending in year 2009 and 2015 ..................................................... 61
Figure 3-17 FDI Flow in Healthcare sector (upto May 2015) in India .................................................. 62
Figure 3-18 Healthcare sector Led - Demand Methodology ............................................................... 62
Figure 3-19 Business Districts of NCR ................................................................................................ 65
Figure 3-20 Office Space Stock and Vacancy Levels ( 2011-15) ........................................................ 66
Figure 3-21 Office Space - Supply Trends in NCR (2011-2015) ........................................................ 66
Figure 3-22 Office Space - Absorption Trends in NCR (2011-2015) .................................................. 67
Figure 3-23 Office Space - Weighted Average Rental Movement in NCR (2011-2015) .................... 67
Figure 3-24 Residential - New Launches Trend in NCR (2011-2015) ............................................... 69
Figure 3-25 Residential - Absorption Trend in NCR (2011-2015)...................................................... 70
Figure 3-26 Residential - Ticket Size wise Under Construction Units in NCR (2011-2015) ............. 70
Figure 3-27 Residential - Price Trends in NCR (2011-2015) ............................................................. 71
Figure 3-28 Residential - Quarter to Sell (QTS) Trend in NCR (2011-2015)..................................... 72
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Figure 3-29 Residential - QTC to QTS Trend based on Ticket Size in NCR ..................................... 72
Figure 3-30 Commercial Retail - Retail Mall Space Trend in NCR (2011-2015) ............................... 73
Figure 3-31 Commercial Retail - Retail Mall Space Trend in NCR (2011-2015) ............................... 74
Figure 3-32 Commercial Retail - Average Retail Rentals Trend in NCR (2011-2015) ...................... 75
Figure 3-33 Hospitality - Existing Supply Trends in NCR (2011-2015) ............................................ 76
Figure 3-34 Hospitality - Existing Supply Trends in different cities in NCR (2011-2015) ................. 77
Figure 3-35 Hospitality - Proposed Supply Trends in NCR (2016-2019) .......................................... 77
Figure 3-36 Hospitality - Hotel Category Distribution for planned supply ......................................... 78
Figure 3-37 Hospitality - Average Hotel Room Occupancy Trends in NCR (2011-2015) ................ 79
Figure 3-38 Hospitality - Average Room Revenue Trends in NCR (2011-2015).............................. 79
Figure 3-39 Commercial Office - Absorption Trends in Gurgaon (2011-2015)................................. 82
Figure 3-40 Stock, Occupancy & Vacancy Trends in Gurgaon (2011-2015) ..................................... 82
Figure 3-41 Commercial Office - Weighted Average Rental Trends in Gurgaon (2011-2015) ......... 83
Figure 3-42 Hospitality - Room Supply Trends in Gurgaon (2011-2015) ......................................... 84
Figure 3-43 Hospitality - Occupancy Trends in Gurgaon (2011-2015) ............................................. 85
Figure 3-44 Hospitality - Average Room Rent Trends in Gurgaon (2011-2015) .............................. 85
Figure 3-45 Commercial Retail - Cumulative Retail Mall Space Trends in Gurgaon (2011-2015) ... 86
Figure 3-46 Commercial Retail - Average Retail Rental Trends in Gurgaon (2011-2015) ............... 87
Figure 3-47 Zones ............................................................................................................................... 88
Figure 3-48 Residential - New Launch Trends in Gurgaon (2011-2015) ......................................... 89
Figure 3-49 Residential - Ticket Price in Gurgaon ............................................................................ 90
Figure 3-50 Residential - Absorption Trends in Gurgaon (2011-2015) ............................................ 91
Figure 3-51 Residential - Weighted Average Price Trend in Gurgaon (2011-2015)......................... 91
Figure 3-52 Residential - Quarter To Sell (QTS) Trends in Gurgaon (2011-2015) .......................... 92
Figure 3-53 Residential - New Launch Trend in New Gurgaon (2008 - 2015) ................................. 93
Figure 3-54 Residential - Absorption Trends in New Gurgaon (2008-2015) .................................... 94
Figure 3-55 Residential - Weighted Average Price Trends in New Gurgaon (2008-2015) .............. 94
Figure 3-56 Residential - Ticket Price wise Split Trends in Gurgaon (2008-2015)........................... 95
Figure 3-57 Residential - New Unit Launch Trends on Dwarka Expressway (2008-2015) .............. 95
Figure 3-58 Residential - Absorption Trends on Dwarka Expressway (2008-2015)......................... 96
Figure 3-59 Residential - Weighted Average Price Trends on Dwarka Expressway (2008-2015) ... 96
Figure 3-60 Residential - Ticket Price wise New Launches Trends on Dwarka Expressway .......... 97
Figure 3-61 Residential space – Demand Assessment Methodology ................................................ 98
Figure 3-62 Commercial Office - Supply Trends in New Gurgaon (2011-2015)............................. 101
Figure 3-63 Commercial Office - Supply Trends on Dwarka Expressway (2011-2015) ................. 101
Figure 3-64 Commercial Office space – Demand Assessment Methodology .................................. 102
Figure 3-65 Commercial Retail - Supply Trends in New Gurgaon (2011-2015) ............................. 105
Figure 3-66 Commercial Retail - Supply Trends on Dwarka Expressway (2011-2015) ................. 105
Figure 3-67 Commercial Retail space – Demand Assessment Methodology .................................. 106
Figure 3-68 Hospitality - Service Apartment Launch Trends on Dwarka Expressway (2011-2015) 109
Figure 3-69 Hospitality - Service Apartment Launch Trends in New Gurgaon (2011-2015) ........... 109
Figure 3-70 Hospitality space – Demand Assessment Methodology ............................................... 110
Figure 6-1 Proposed Development in Phase 0 ............................................................................... 122
Figure 6-2 Proposed Development in Phase 2 ................................................................................ 126
Figure 7-1 Traffic Analysis Zones (TAZs) - Internal ......................................................................... 131
Figure 7-2 Traffic Analysis Zones (TAZs) - External ........................................................................ 131
Figure 7-3 Coded Highway Network & Traffic Analysis Zones (TAZs) ............................................ 133
Figure 7-4 Traffic Assignment-Morning Peak .................................................................................. 145
Figure 7-5 Traffic Assignment-Evening Peak .................................................................................. 145
Figure 7-6 Evening Peak Hour Link Flows....................................................................................... 146
Figure 7-7 Evening Peak-Volume Capacity Ratio ........................................................................... 146
Figure 7-8 Critical Link sections along Global City .......................................................................... 149
Figure 7-9 Global City Critical Intersections..................................................................................... 149
Figure 7-10 Global City Proposed MRTS Connectivity...................................................................... 150
Figure 7-11 Proposed Global City MRTS .......................................................................................... 151
Figure 7-12 External Road Network Improvement Proposals ........................................................... 153
Figure 7-13 Proposed Grade Separation for Internal Global City Road Network .............................. 154
Figure 10-1 District Metering Area Concept....................................................................................... 183
Figure 10-2 Below is the water balance for the development ............................................................ 187
Figure 11-1 DEM Model Output ......................................................................................................... 190
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Figure 14-1 Capital Expenditure Schedule ......................................................................................... 213

Figure 14-2 Base Land Sale Rates for Model 1 ................................................................................. 214
Figure 14-3 Base BUA area Sale Rates for Model 2 ......................................................................... 215
Figure 14-4 Land Sale Rates for Different Uses (weighted average) for Model 3 ............................. 216
Figure 14-5 Land Transaction Summary ........................................................................................... 217
Figure 14-6 Sources and Application of Funds .................................................................................. 218
Figure 14-7 Cumulative Cost and Revenue ....................................................................................... 218
11
List of Tables
Table 2-1 Average Daily Traffic (ADT) at Km 42 NH 8 & Pataudi Road ............................................. 33
Table 2-2 Traffic Growth at NH 8 ........................................................................................................ 34
Table 2-3 Modal Split Observed at Cyber City.................................................................................... 34
Table 2-4 Observed Trip Length Distribution at Cyber City ................................................................ 34
Table 2-5 Trip Originating Locations for Cyber City ............................................................................ 34
Table 3-1 Existing Stock ..................................................................................................................... 46
Table 3-2 Key Existing Exhibition & Convention Venues in India ....................................................... 47
Table 3-3 Education sector Led - Demand Analysis .......................................................................... 60
Table 3-4 Healthcare sector Led - Demand Analysis ........................................................................ 63
Table 3-5 Residential space – Demand Assessment ....................................................................... 100
Table 3-6 Commercial Office space – Demand Assessment ........................................................... 104
Table 3-7 Commercial Retail space – Demand Assessment ........................................................... 108
Table 3-8 Hospitality space – Demand Assessment ........................................................................ 112
Table 4-1 Area norms & Permissible limits ....................................................................................... 114
Table 4-2 Permissible limits of Internal Land Uses ........................................................................... 115
Table 4-3 Permissible FAR ............................................................................................................... 115
Table 4-4 TOD Zones ....................................................................................................................... 119
Table 4-5 Planning parameters ......................................................................................................... 119
Table 5-1 Sector wise Program Distribution ..................................................................................... 120
Table 5-2 Year wise demand for the above development program .................................................. 121
Table 5-3 Projected Population & Employment ................................................................................ 121
Table 6-1 Sector-wise Program Distribution – Phase 0(Kick-Off Phase) ......................................... 123
Table 6-2 Sector-wise Program Distribution – Phase 1 .................................................................... 125
Table 6-3 Sector-wise Program Distribution – Phase 2 .................................................................... 127
Table 7-1 Traffic Analysis Zones - Internal ....................................................................................... 129
Table 7-2 Characteristics of Existing and Proposed Road Network in Global City ........................... 132
Table 7-3 Capacities of Urban Roads ................................................................................................ 132
Table 7-4 Estimated Population, Employment and Visitors by TAZs ............................................... 134
Table 7-5 Total Trip Productions and Attractions by TAZs ............................................................... 135
Table 7-6 Trip Distribution ................................................................................................................. 137
Table 7-7 Trip Distribution for External Zones .................................................................................. 138
Table 7-8 Modal Split ........................................................................................................................ 138
Table 7-9 Public Transport Share as per Studies Conducted by MoUD .......................................... 139
Table 7-10 Adopted Modal Split for Residential Trips ........................................................................ 139
Table 7-11 Adopted Modal Split for Financial Center ......................................................................... 139
Table 7-12 Adopted Modal Split for Multi Tenanted Offices, Innovation Incubation ........................... 139
Table 7-13 Adopted Modal Split for Hospitality Zones ........................................................................ 140
Table 7-14 Adopted Modal Split for Knowledge Zones ...................................................................... 140
Table 7-15 Adopted Modal Split for Knowledge Zones ...................................................................... 140
Table 7-16 Adopted Modal Split for Commercial Retail ...................................................................... 140
Table 7-17 Adopted Modal Split for Exhibition cum Convention Centre ............................................. 141
Table 7-18 Adopted Modal Split for Public Semi Public and Utilities .................................................. 141
Table 7-19 Adopted Morning and Evening Peak Hour Share .............................................................. 142
Table 7-20 Peak Hour Share for Normal Traffic on Surrounding Road Network................................. 142
Table 7-21 Estimated peak Traffic Flow .............................................................................................. 147
Table 8-1 Norms for load assessment .............................................................................................. 157
Table 8-2 Demand Factor ................................................................................................................. 157
Table 8-3 Summarized Phase-wise Load demand ........................................................................... 158
Table 8-4 Short Circuit Current of 220kV, 66kV, 33kV & 11kV......................................................... 159
Table 8-5 Power Load Calculations .................................................................................................. 165
Table 9-1 Water Demand and Sewage/Industrial Effluent Generation Assumptions ....................... 178
Table 9-2 Peak Factors for Contributory Population for Water Supply ............................................. 179
Table 10-1 Peak Factors for Contributory Population for Per Capita Sewage Flow........................... 185
Table 10-2 Characteristics of Raw Sewage………………………………………………… ................... 188
Table 10-3 Characteristics of Treated Sewage................................................................................... 189
Table 11-1 Runoff Coefficients for Rational Formula ......................................................................... 192
Table 12-1 Waste Generation ............................................................................................................ 195
Table 12-2 Waste Quantification ........................................................................................................ 196
12
Table 12-3 Waste Calculation............................................................................................................. 198

Table 13-1 Block cost Estimate for the Project ................................................................................. 209
Table 14-1 Schedule of development and sales for different TPS .................................................... 212
Table 14-2 Key financial indicators for the Project ............................................................................ 219
Table 14-3 Key financial indicators for the Project ............................................................................ 219
List of Annexures
Annexure 1: Stage 5 - Detailed Masterplan Report
Annexure 2: Stage 5 - Detailed Masterplan Drawings
13
List of Abbreviations
AADT Annual Average Daily Traffic

ADB Asian Development Bank
Ac. Acres
BOT Build Operate Transfer
BOOT Build Own Operate Transfer
CPR Central Peripheral Road
CPCB Central Pollution Control Board
CETP Common Effluent Treatment Plant
CPHEEO Central Public Health and Environmental Engineering Organisation
CEA Central Electricity Authority
DB Design/ Build
DCF Discounted Cash Flow
DMIC Delhi Mumbai Industrial Corridor

DMICDC Delhi Mumbai Industrial Corridor Development Corporation
DFC Dedicated Freight Corridor
DCM Design Construction Management
DPR Detailed Project Report
ETP Effluent Treatment Plant
EPZ Export Processing Zones
ECC Exhibition cum Convention Centre
EPC Engineering Procurement Construction
FTWZ Free Trade & Warehousing Zones

FDI Foreign Direct Investment
GMUC Gurgaon Manesar Urban Complex

GMUCDP Gurgaon Manesar Urban Complex Development Plan
GoI Government of India

GDP Gross Domestic Product
GIS Geographic Information System

Ha. Hectare
HSIIDC Haryana State Industrial & Infrastructure Development Corporation
HUDA Haryana Urban Development Authority
IMT Industrial Model Township

IA Industrial Area
IRs Investment Regions
14
ICCA International Congress and Convention Association
IRR Internal Rate of Return
IT/ITES Information Technology / Information Technology Enabled Services
LRTS Light Rail Transport System
MBIR Manesar Bawal Investment Region
MRTS Mass Rapid Transit System
MMU Minimum Mappable Unit
MICE Meetings, Incentives, Conventions and Exhibitions
MPD 2021 Master Plan Delhi 2021
NCR National Capital Region
NCT National Capital Territory
NPR Northern Peripheral Road
NPV Net Present Value
NUIS National Urban Information System
PWD Public Works Department
PHED Public Health Engineering Department
PCU Passenger Car Unit
PPP Public-Private partnerships
ROW Right Of Way
SBC Soil Bearing Capacity
SDP State Domestic Product
SPCB State Pollution Control Board
SPR Southern Peripheral Road
STP Sewage Treatment Plant
SEZ Special Economic Zone
TOD Transit Oriented Development
TCPO Town & Country Planning Organisation

ULB Urban Local Bodies
15
1 INTRODUCTION
&
PROJECT
BACKGROUND
1. INTRODUCTION AND PROJECT BACKGROUND
1.1. DMIC and Project Background
The Government of India (GoI) has planned and commenced implementation and delivery of the
Delhi-Mumbai Industrial Corridor (DMIC) along the alignment of the proposed dedicated freight
corridor between Delhi and Mumbai, covering a
length of almost 1,500 kilometres. Figure 1-1 DMIC Delineated Area plan
For this purpose, a region spanning 150 kms on

either side of the corridor (Refer Figure 1-1)
was identified for development as an Industrial
Corridor. Tasked with delivering the DMIC, the
Delhi-Mumbai Industrial Corridor Development
Corporation (DMICDC) has as one of its key
objectives the creation of a strong economic
base in this corridor with a globally-competitive
business environment underpinned by state-of-
the-art infrastructure. The corridor aims to serve
as a catalyst for local commerce, businesses
with global-competitiveness, and creating an
environment conducive to foreign investment,
while simultaneously meeting sustainability
objectives.
The DMIC seeks to double employment, triple
industrial output and quadruple exports from the
Corridor in its first five years. In order to
achieve these objectives, 17 high impact/
market-driven development nodes, or
Investment Regions (IRs) and associated
Industrial Areas (IAs), have been identified
along the corridor. These regions are proposed
as self-sustaining industrial townships with
world-class infrastructure and supporting
facilities that create a competitive environment
conducive to global businesses. The ‘Global
City’ project is located within the Manesar-
Source : DMIC Perspective plan by Scott Wilson
Bawal Investment Region in the Haryana Sub-
region of the DMIC.
1.2. Global City Vision and Objective
The feasibility report and master plan to guide the development of a Global City under Manesar-
Bawal Investment Region in Haryana Sub-region of DMIC presented an opportunity to create a
strong, sustainable economic growth centre that would raise the standard of living for millions of
Indians, in a region that is within proximity to national capital of Delhi, and Gurgaon, India’s
Millennium City as well as the transport and services infrastructure that support those cities.
The growth of Delhi and Gurgaon in recent years has brought significant investment in regional and
local transport, utility infrastructure, new industrial areas and business parks, and supporting
residential and mixed use communities. In addition, the site is within easy reach of Indira Gandhi
International Airport with its access to global markets, hotel district, and planned world class exhibition
and convention centre.
New expressways and metro networks in the region are either under construction or in the planning
phase and will improve markedly, the accessibility of the Investment Region and its capacity to attract
the necessary industries and community.
16
With aspirations for a business environment with world-class infrastructure, skills development and a
high quality of life, the Global City has been planned to be a role model for future developments in
India. The planning for Global City has taken into account the best international practices for
development, implementation, maintenance and management, built on smart city concepts by
integrating water, power, and connectivity with integrated IT services in managing public utilities.
The Global City has been planned with a dominant financial sector, an Exhibition cum Convention
Centre, a Knowledge Hub and a premium Health Care zone as integral use segments and the key
growth drivers. The city would not only add to the economy of the
state but also help in generating skilled development.
Global City – a term that originated in the early 1990s defines a While the primary economic
city that plays a significant role in global economic systems. With development goal and aim
rapid urbanization in India and development of new cities and of the assignment was to
expansion of existing urban areas, it is becoming increasingly identify a short list of
critical that our future cities respond to social, environmental and service industries in
economic sustainability, offer transportation choices to residents addition to the residential,
and visitors, attract investment, create jobs and provide healthy institutional, commercial
living conditions for its work force. and support infrastructure
and facilities for the Global
Due to the location of the proposed Township site, its scale and City, its success is
the range of development it is to accommodate, the master plan dependent on parallel
has been designed with robust solutions to drive the strategies to train, attract
implementation of its vision. Global City is one step towards and employ nearby
achieving DMICMC’s vision is to strengthen the Indian economy residents and improve the
by creating state-of-the-art infrastructure and a globally quality of employment and
competitive environment activating local commerce, increases living standards for the
foreign investment, and promotes sustainable development. surrounding population.
The Manesar Bawal Investment Region (MBIR) is one of the
major new industrial hubs and is about 82 km south-west of NCT
of Delhi. The designed site covers an area of about 402sq km,
includes the existing Bawal Industrial Town and borders Rajasthan. The MBIR is the first investment
region to be designated under the proposed Delhi – Mumbai Industrial Corridor project (DMIC) and
has been envisaged as a major industrial centre, having direct connectivity with the Dedicated Freight
Corridor (DFC) and major National & State Highways. The Global City Project in Gurgaon, the
Integrated Multimodal Logistics Hub (MLH) Project & the Mass Rapid Transit System (MRTS) are the
key sub-projects taken up as part of the initial development.
Self-Sustainable Infrastructure for Global City

At the present time, most Indian cities are facing potential challenges to operate, maintain and expand
their infrastructural assets to provide the desired level of services to the broader community. Rapid
economic growth and urbanization in an unplanned manner has placed further stress on available
resources and it is becoming increasingly difficult for relevant agencies to meet the demand – supply
gap.
The Global city is therefore planned in a holistic manner and has been developed as a Model Future
city providing a high quality of life and vibrant economic climate, which would not only add to the
economy of the state but also help in generating skilled development.
The development aims to provide high class infrastructure with facilities like continuous water supply,
round-the-clock power availability, secure IT & telecom infrastructure with high speed leased lines etc.
The water resources for the city are integrally managed with optimum use of fresh water resources,
recycling/reuse of treated wastewater, and efficient storm water management equipped with ground
water recharge systems. The transmission, distribution, collection networks and treatment plants are
planned with SCADA (supervisory control and data acquisition) provisions having automated control.
The power supply system is made energy efficient with smart grids and reduced energy consumption.
Further, the treatment technologies for wastewater and sludge have provisions for reduction in
greenhouse gas emissions.
17
SITE
2 UNDERSTANDING
2. SITE UNDERSTANDING
The site for the Global City is on National Highway 8 (NH-8) and is part of the Gurgaon-Manesar
Urban Development Complex- 2031 (Master Plan) in Gurgaon District in Haryana Sub region of
DMIC. With a development area of 1004.26 as per the surveys provided by the client, the site is
strategically located in the Delhi NCR in the state of Haryana. Haryana Sub-region comprises
Faridabad, Gurgaon, Rohtak, Sonepat, Rewari, Jhajjar and Panipat districts.
Figure 2-1 Location of Global City Gurgaon in National Capital Region (NCR)
Source : RFP for Global City and NCR map
Haryana boasts the industrial hubs of Gurgaon and Faridabad.

In recent years Manesar has developed as an industrial hub as part of Haryana Government’s
program for development of Industrial Model Townships (IMTs).
The proposed Global City envisages strengthening the regional economy by building strong regional
linkages with existing and proposed industrial centres.
18
2.1. Regional Context
2.1.1. Master Plan Delhi (MPD) 2021
The location of Global City is also strategically defined in context with the National Capital - Delhi. The
Master Plan Delhi-2021 has projected a population of 23.0 million by the year 2021. The Plan
identifies 11 existing Central Business Districts and District Centres and also proposes 13 such
centres in Delhi, by the year 2021. Rohini, Dwarka-Najafgarh, Narela are a few of the new townships
in Delhi which also substantiate the location of proposed city right next to the IT city of Gurgaon.
Figure 2-2 Location of Global City and Delhi
EXISTING DISTRICT CENTRES PROPOSED DISTRICT CENTRES
1. Connaught Place 1. Rohini - Twin District Centre

2. Rajendra Place 2. Paschim Vihar
3. Bhikaji Cama Place 3. Shalimar Bagh
4. Janakpuri 4. Mayur Vihar
5. Netaji Subhash Place 5. Rohini Ph-iii-v
6. Saket 6. Dwarka
7. Nehru Place 7. Shahdara
8. Laxmi Nagar 8. Peeragarhi
9. Mangalam Place (Rohini) 9. Dheerpur Extn. (Jahangirpuri)
10. Jhandewalan 10. Majnu Ka Tila
11. Raja Garden 11. Dilshad Garden
12. Shalimar Bagh
13. Narela
Source : RFP for Global City and NCR map
19
The development of the Global City has been critically analysed with respect to the development of all
the existing and proposed commercial districts within Delhi. AECOM assessed the overall
development impact of the growth plans for the National Capital Territory of Delhi before concluding
the final development program for Global City.
Delhi also has been a major residential hub with a residential population of 1.3 crores. Furthermore,
Delhi contributes a major share of the floating employment population in surrounding cities, including
Gurgaon, Faridabad, Noida, and Ghaziabad.
2.1.2. Gurgaon-Manesar Urban Complex- 2031
The Gurgaon-Manesar Urban Complex, which is renowned for automobile industries, modern
commercial malls, towers of cyber parks and software development-related businesses, is along
either side of NH 8, at a distance of approximately 8 kilometres from Indira Gandhi International
Airport. The overall economy of the city was enhanced significantly when the world famous Suzuki
Industry was set up in Gurgaon in collaboration with Government of India as “Maruti Suzuki”. With the
addition of multinational companies in both the manufacturing and service sectors, the Gurgaon-
Manesar Urban Complex has become an important home for a wide range of international
companies. With the development of one of the biggest cyber cities in India within an area of about 90
acres, and other cyber parks under development, Gurgaon is one of the biggest employment
generators in the entire National Capital Region.
The Haryana Urban Development Authority (HUDA), a public sector agency, working in conjunction
with licensed private sector colonizers through the Town and Country Planning Department, have also
played a prime role in achieving the planned development within the Gurgaon-Manesar Urban
Complex. HUDA and the licensed developers collectively have developed about 8000 hectares of
land for residential, commercial, institutional and industrial purposes to meet the increasing demand
for growth in this part of Delhi.
At present, the Gurgaon-Manesar Urban Complex accommodates 22 lakhs population as per census
2010, with a projected population of 42.5 lakhs in 2031. The total urbanisable area proposed for 2031
as per the Master Plan is 337 Sq.km. In this respect the available population for the Global City is
substantial, and will underpin its opportunities. The site for the proposed Global City falls within
1
Sectors 36B, 37 A & B. Its development will be influenced by the surrounding developments, and
those within the broader Urban Complex.
1
The identified Sectors are based on the plan in the RFP document published by DMICDC “Request for Proposal (RFP) for Selection of
Consultant for Preparation of Feasibility Report & Master Plan for Development of Global City under Manesar- Bawal Investment Region in
Haryana Sub Region of DMIC”, overlaid on the Development Plan of GMUDC- 2031. The actual sectors will be ascertained based on the
actual site map to be issued by DMICDC.
20
Figure 2-3 Gurgaon Manesar Urban Complex 2031
Source : Gurgaon Manesar Urban Development Complex- 2031, TCPO, Haryana
21
2.1.3. Land Use Context
The site for Proposed Global city is located in Sectors 36B, 37 A & B as shown in the figure below.
The following section briefly discusses the characteristics of the site and its surroundings.
Figure 2-4 Global City Landuse
Source : Gurgaon Manesar Urban Development Complex- 2031, TCPO, Haryana
As per the Development Plan for Gurgaon-Manesar Urban Complex, (GMUCDP), the proposed site
has been categorized as future industrial land use, plus residential and commercial use.
Surrounding land use consists of primarily residential and commercial. These land uses will contribute
traffic generation on the surrounding network once fully developed. The land use characteristics of
surrounding developments and their transport connections will be considered in estimating traffic
generation on the surrounding network, and potential connectivity with the Global City.
22
2.1.4. Kundli Manesar Palwal (KMP) Global Corridor
After identifying the location of the Global City with respect to the NCR Plan- 2021, MPD-2021 and
GMUCDP-2031, another important corridor of potential influence and benefit for the Global City is the
Kundli-Manesar-Palwal Global Corridor. As the name specifies, the corridor (ROW 100m) runs on the
western side of the NCT- Delhi and connects Kundli, Manesar and Palwal.
Figure 2-5 Kundli Manesar Palwal Global Corridor Development
Source : HSIIDC
Due to the high potential of the corridor a number of upcoming projects have been proposed adjoining
it, of which the Global City is the largest (refer Figure 2-5). The corridor acts as an important external
connection for the Global City as it will connect the site to NH-1, NH-10 and NH-2, further augmenting
accessibility to other parts of the country.
23
2.2. Local Context
2.2.1. Integrating the Global City into its local context
Figure 2-6 Global City overlay on satellite image
Source : Google Earth
The Global City is located within an area that is experiencing urban growth and its attendant
infrastructure development (Refer Figure 2-6).
As a consequence, the approach to the Master plan required sensitivity to the nature and scale of
development, taking into account its context with surrounding uses and neighbourhoods. This also
required maximizing the opportunities to connect the Global City with nearby settlements and planned
communities.
The proposed detailed masterplan for Global city addresses the implications of potential interface
areas where residential neighbourhoods are to be located adjacent to industrial or commercial sites.
24
2.2.2. Global City Site- immediate context
The land for Global city was acquired by HSIIDC in 2006 for development of SEZ. Subsequently the
site was notified for a Service Sector SEZ but due to change in market situations, the land was
returned by developer to HSIIDC and the site was de-notified into an industrial area from SEZ. The
site falls within 4 revenue village boundaries mainly:
• Harsaru
• Garauli Khurd
• Mohammadpur Jharsa
• Khandsa
Figure 2-7 Acquired land parcel by HSIIDC for Global City and industrial development
Source : RHSEZ Ltd.
The total site area available for development of Global City as confirmed by HSIIDC is 1102.19 Acres
including the land above Pataudi road. The land above Pataudi road will be used for Resettlement
2
and Rehabilitation plots as per R&R Policy of Govt. of Haryana. The area available for development
above Pataudi road is 97.93 Acres which as per HSIIDC approval shall be reserved for development
of resettlement and rehabilitation colony for Project affected families. The Net area available for
development of Global city is 1004.26 Acres.
2
Refer to MOM dated 27st May 2016 and 21st June 2016 between AECOM and HSIIDC
25
Geology and Soil Figure 2-8 Geology & Soil

Gurgaon district is occupied by
quaternary alluvium and
Precambrian meta-sediments
of Delhi System. Delhi super
group is represented by Alwar
quartizites, mica schists and
pegmatite intrusives of the
Alwar series and slates of
phyllites and quartzites of the
sub recent alluvium and sand
dunes. The soil type on site is
loamy. Water holding capacity
of different soil samples is
17.12, 16.5, 21.1, and 18.65%
respectively, which is less than
desired. Soil of the area varies
from neutral to alkaline with its
pH value ranges from 7.27 to
9.04. Most crops grow best if
the soil pH range is 6.0 to 7.5.
Source : DMIC Perspective plan by Scott Wilson
Hydrology
389 bore wells can be found in and around the site. The depths of the wells vary from 20m to 75m
and the water depth lies between 17-20m below GL. On an average a well can yield 0.3 MLD of
water. The TDS value of the water varies from 500-1700.
Figure 2-9 Regional Water Shed and major drainage channels

Natural Features
The major natural feature at the site

is the Badshahpur Nallah. Storm
water from Aravali hills and from
some parts of Gurgaon town used
to flow towards Najafgarh drain
through Badshahpur Nallah. The
flow has been restricted in the
recent years due to rapid growth of
residential and industrial areas
around the area. As a result, no
clear formations of the nallah are
visible in the area near Pace City
and Khandsa. The GMUCDP 2031
proposes to revive the nallah to
cater to drainage of industrial
effluent from far side of NH 8.
Within the site, the nallah is of
varying width – 3-10m – with an
average depth of 1.5m.
Source : AECOM
26
Another natural feature is a natural depression lying in the western part of the site near the Harsaru
Waterworks, which gets filled with storm water during monsoon months.
Figure 2-10 Water features in and around Global City Site
Source : GMUDC 2031
27
2.2.3. Regional Linkages
Road Connectivity
The Global City site is at the junction of Pataudi road and the Northern Peripheral Road (NPR). At
present it can be accessed only from Pataudi Road (SH 26). Access is congested as it passes
through densely populated areas of Gurgaon including villages of Gharoli Khurd and Harsaru. There
is limited potential to widen this road. Other roads that connect to Site are village roads that include
Khandsa road from NH 8, Babrauli-Sihi-Mohamedpur Jharsa Road, etc.
Figure 2-11 Existing Connectivity for Global City
Source : Gurgaon Manesar Urban Development Complex-2031
Rail Connectivity
The connectivity to Railways from the site is from nearest Railway Station of Harsaru located on
Delhi-Rewari railway line. The site is also closer to Gurgaon City Railway Station.
28
MRTS Connectivity
Global City once developed will attract an employment of over 5 Lakh people who will move in and
out of the site every day. This quantum of human resource cannot be transported just by road based
transport modes. Therefore, high capacity Mass Rapid Transport System (MRTS) is required to
connect Global City not only with Gurgaon but with Delhi and other satellite towns of NCR.
Figure 2-12 Proposed MRTS connectivity to Global City
AECOM has been appointed by DMICDC to prepare a Detailed Project Report (DPR) for a potential
MRTS between Gurgaon and Bawal. The alignment commences from HUDA City Centre and follows
SPR and CPR, connects Sector 84 and 88 and proceeds towards IMT Manesar. The alignment has
been planned in such a way that it passes through the site for proposed Global City and provides
direct connectivity.
The other leg of the proposed MRTS has been planned along NPR. This leg commences in Sector
112 in Gurgaon from the proposed extension of the DMRC Blue Line and ends at Global City, thereby
providing connectivity from residential Sectors located along the NPR. The interchange station of
these 2 lines will be inside the site of Global city making it an important metro transit interchange hub.
The proposed Gurgaon-Bawal MRTS linkage with Delhi Metro at HUDA City Centre and from Sector
21 Dwarka metro station provides direct connectivity with the larger metro network in Delhi, along with
other major towns in NCR, including Faridabad and Noida. Metro connectivity will be an important
consideration for the Global City in terms of its attractiveness for residents and commuters.
Apart from Global City, 3 more stations are proposed in vicinity these include Sector 74/75 A, Sector
36 A and Sector 88 metro stations.
29
Existing Road Conditions
As discussed above, the existing Figure 2-13 Pataudi Road

surrounding road network
primarily include Pataudi road and
NH 8. NPR and SPR are although
constructed but due to partial
completion are not fully
operational. Section below
discusses;
Pataudi road
Pataudi Road connects Pataudi
town with Railway Road and
Basai Road in Gurgaon. It passes
through the villages of Gharauli
Khurd and Harsaru. From NH 8, it
can be accessed through Hero
Honda Road and New Sector
dividing Road of
National highway (NH)-8
Although not directly connected
the Delhi-Gurgaon-Manesar Source : AECOM
Section of NH8 provides
connectivity for traffic from Delhi and Jaipur which will be further using the NPR, CPR & SPR links for
accessing Global City site. At present the site is accessible from NH 8 through Khandsa and Sihi
village roads
NH 8 at present has configuration of 6 lane divided carriageway with service road between Hero
Honda Chowk and Km 42 toll plaza. Both SPR and CPR intersect NH 8 at Km 40.070, approx. 2 km
before the toll plaza. The location of Toll Plaza at Km 42 constraints the development of NH 8- NPR
intersection into full trumpet interchange which is of utmost importance for providing connectivity to
Global City for traffic coming from Manesar, Rewari, etc. there is no intersection or right turning on
NH8 between Rajiv Chowk and Km 42 toll plaza due to which severe congestion is witnessed at toll
plaza because of traffic taking right turns for accessing service road. A flyover is under construction at
Hero Honda Chowk
Other connections are through
Figure 2-14 Critical Intersections
Khandsa Village Road from NH 8
having 7 m of carriageway.
Critical Network
Global City will generate huge traffic
volume impacting adversely the
surrounding road network.
Surrounding network will also cater
to additional traffic generated from
IMT Manesar expansion, new
residential sectors (81-95).
Additional Road Network is required
to cater to the combined demand of
IMT Manesar, New Gurgaon and
Global City. Entire traffic generated
will pass through only 3 intersections
NH-8 – NPR, SPR-CPR-NH-8 and
NPR-CPR-Utility Corridor. NPR,
CPR & SPR are required to be well
integrated with NH-8. Intersections
of NPR, SPR and CPR with NH-8
are required to be developed as full grade separated interchanges.
30
Proposed Connections as per GMUC Development Plan
FDP GMUC (2031) includes a series of Sector Roads in vicinity of Global City site. However, their
status is not clear. The proposed road network in the surroundings will enhance site accessibility
significantly. Northern Peripheral Road (NPR) connects Sector 21 in Dwarka with NH 8 passing
through Sectors 88, 84, 83, and 99-113 in Gurgaon and the proposed Global City before terminating
at NH 8 near Kherki Daula Toll Plaza.
Some of these proposed connections are discussed below:
• 90 m CPR connecting SPR and NPR is proposed to be developed
• Pataudi Road to be widened to 75 m ROW
• Kehrki Daula – Jharsa (Khandsa) Road to be widened to 30 m ROW.
• Status of 60 m Sector Roads intersections with NH 8 is not clear.
• Land acquisition for Pataudi Road Widening is difficult.
• Intersection of CPR with NPR and NH 8 is unclear.
Figure 2-15 Proposed Master Plan roads
NPR NH 8 intersection Status is also unclear in light of Toll Plaza being operational.
Other roads that will provide connectivity are proposed Connecting Peripheral Road (CPR) and a
Multi-Utility Corridor near Sectors 84 and 88. From NH 8 connectivity can occur only when either the
CPR or NPR is functional. The Southern Peripheral Road (SPR) will provide further connectivity with
South Gurgaon and Golf Course Road.
31
2.2.4. External Connectivity Proposals/ Options
As discussed above, Global City once developed, will attract an employment of over 5 Lakh people
who will move in and out of the site every day. This quantum of human resource will generate huge
quantum of traffic volume on the surrounding road network. The existing and proposed road network
will not be able to cater to the generated traffic. Therefore, the surrounding road network including the
intersections has to be upgraded for efficient and seamless movement of traffic. In order to provide
high capacity connection, a dedicated MRTS station has been provided inside the site which will
connect not only with Gurgaon but with Delhi and other parts of satellite towns through larger network
of Delhi metro.
Even after having a direct MRTS connection, the surrounding road network of Global City has to be
upgraded. Some of the recommendations for connectivity include the following:
• New Links
- New Link from CPR along the MRTS corridor. 30 m ROW notified for MRTS
- Direct connection from CPR by extending 60 m Sector Road. (Land to be Acquired)
- New Link from NPR along the MRTS corridor.
- New Link from Pataudi Road
• Full Cloverleaf at SPR-CPR-NH8 Intersection
• Half Cloverleaf at CPR-NPR intersection
• Trumpet Interchange at New Links 2,3 & 4
• Straight Flyover at NPR-Pataudi Road Intersection
• Straight Flyover at Link 2-Sector Road Intersection
Figure 2-16 Proposed External road connections
32
2.2.5. Existing Traffic Characteristics
Traffic surveys are required to be conducted in order to understand the existing travel pattern of traffic
flowing on the network. It also helps in analysing capacity offered by the network and likely impact
once the proposed development will be operational. Since, only NH-8 and Pataudi Road are available
for traffic and rest of all other network is yet to be made operational, traffic surveys were conducted at
these 2 locations only for 24 hours on a given working day. Following traffic surveys have been
carried out on these roads:
• Classified Traffic Volume Count (24 Hours)
• Road Side Origin and Destination Survey (24 Hours)
The classified traffic volume survey for NH 8 was conducted at Km 42 toll plaza and for Pataudi Road;
it was conducted near Village Harsaru.
Classified Traffic Volume Count
The total traffic observed at Km 42 of NH 8 was 97,205 Vehicles (140041 PCUs) on a given working
day, whereas, at Pataudi road, a Figure 2-17 Vehicle Composition at Survey Locations
total of 6,522 vehicles (6,846
PCUs) were observed. At NH 8
cars have maximum share (47%)
in total traffic whereas at Pataudi
Road two-wheelers have
maximum share (53%).
Commercial traffic including
LCVs, Trucks and Multi Axle
Vehicles contribute to 27% of
total traffic at NH 8 whereas at
Pataudi road commercial traffic is
just 9% of total traffic. The figure
alongside and table below
present the vehicle composition
at both the survey locations.
Source : Primary Survey- AECOM
Table 2-1 Average Daily Traffic (ADT) at Km 42 NH 8 & Pataudi Road
Passenger Vehicles Freight Vehicles

2-3 Total Total
Location Mini-
TW Autos Cars Bus LCV Axle MAV Vehicles PCUs
Bus
Trucks
KM -42 15,958 5,665 45,959 468 3,340 11,808 10,298 3,435 97,205 1,40,041
% Composition 16% 6% 47% 0% 3% 12% 11% 4%
Pataudi Road 3,425 303 1,672 31 115 386 357 134 6,522 6,846
% Composition 53% 5% 26% 0% 2% 6% 5% 2%
Traffic Growth
Traffic at NH 8 has witnessed unprecedented growth in traffic volume in last couple of years. AECOM
in various capacities have conducted traffic volume surveys at Km 42 of NH 8. A brief analysis of
traffic growth is presented in the following table.
33
Table 2-2 Traffic Growth at NH 8

MAV(=
Two Auto 2 Axle 3 Axle Total
Year Cars Buses LCV > 4-
Wheeler Rickshaw Trucks Trucks Vehicles
Axle)
Nov-15 15,958 5,665 46,427 3,808 16,042 4,679 5,619 3,435 1,01,604
Sep-13 10,615 3,323 23,872 2,579 16,090 4,781 4,894 2,502 68,424
CAGR (%) 7.09 8.40 9.72 6.90 0 0 3.85 6.11 6.96
As evident from above table, traffic growth has been rapid on this stretch in last 2 years. Cars, two
wheelers, autos and buses have increased at the rate of 10, 7, 8.4 and 7 %/ annum respectively. In
commercial vehicles, multi axle trucks have shown a high growth rate of 6%/ annum whereas 3 axle
trucks have grown only by 4%. On the overall traffic has grown at the rate of 7%/ annum since 2013.
2.3. Survey of Similar Facilities
As discussed in previous chapters, Global City will comprise of large scale employment areas,
commercial, retail, hospitality and knowledge center.
Table 2-3 Modal Split Observed at Cyber City Facilities like such have distinct nature of traffic pattern in
terms of modal split, directional distribution and trip
lengths. Since Global City is not yet operational, study of similar employment areas is required to be
conducted in order to understand the travel pattern that is normally witnessed when these facilities
become operational. In order to understand these characteristics limited interviews of users/
employees of Cyber City in Gurgaon was conducted. A total of 500 samples were collected. The
collected information includes travel characteristics such as place of origin, destination, mode of
travel, time of arrival, etc. Table 7-1, Table 7-2 & Table 7-3 presents the observed modal split
distribution, trip length distribution and major locations from where trips originated which are destined
to Cyber City.
Table 2-4 Observed Trip Length Distribution at Cyber City
S.No Modes % Distribution

1. Car 47%
2. Taxi 24%
3. Bus 4%
4. Bike 7%
5. Auto 3%
6. Walk 2%
7. Metro 13%
Table 2-5 Trip Originating Locations for Cyber City
Trip Length % Distribution

1 - 5 Km 6%
5- 10 Km 15%
10 - 20 Km 30%
20 - 30 Km 23%
30 - 40 Km 17%
40 - 50 Km 7%
50 - 70 Km 1%
34
Trip Originating Locations Origin % share

West Delhi / Dwarka 25%
South and Central Delhi 20%
Rest of Delhi 10%
Gurgaon East of NH8 From Sector 24-35 and Sector 38-80 20%
West Gurgaon Sector 1-23 , Sector 36-37 14%
West Gurgaon South of Global City Sector 81 - 99 1%
NOIDA/ Greater NOIDA / WEST UP 5%
Faridabad / Ballabhgarh / Palwal 2%
Farukhnagar / Pataudi / Jhajjar 1%
Sohna / Nuh Mewat 1%
Rest of Haryana 1%
As evident from the above tables, majority of trips destined to Cyber City use Car (47%) as a mode of
travel followed by taxi (24%). Since Cyber City is connected directly with Rapid Metro, it has high
share (13%) of trips traveling by MRTS.
Almost 70% of trips destined to Cyber City have trips lengths higher than 10 Km and 40% of trips
having length higher than 20 km. This implies that trips destined to Cyber City are not only originating
in Gurgaon but also in Delhi and other NCR towns. Only 21% trips have lengths below 10 Km.
As per the directional distribution of trips, majority (35%) of trips destined to Cyber City originate from
Gurgaon, followed by West Delhi (25%) and South and central Delhi (20%).
35
2.3.1. Immediate Surroundings
Surrounding Settlements
Figure 2-18 Surrounding Settlements

The site is flanked by five ‘abadi’ areas namely, Garoli Khurd, Harsaru, Khandsa, Mohammedpur
Jharsa and Narsinghpur.
Figure 2-19 Surrounding industries
Surrounding Industries
The Global City site is surrounded by industrial

sectors, with a number of large and medium
sized industries on both sides of NH 8. To the
north of the site lies the industrial development
of ‘Pace City’, developed by HUDA, comprising
manufacturing, trading, export houses and
commercial spaces. A number of industrial
establishments lie between the site and NH 8 on
the eastern side.
About 10km south of the site on NH 8, is the
Industrial Model Township (IMT) Manesar,
housing a number of large industrial units. It is
one of the well-planned industrial areas of
HSIIDC spread across 702.6 hectares, catering
to corporates such as Denso, Honda, Suzuki, Source : Primary Survey- AECOM
Narcool, Barco, Mitsubishi, Duracell and NHK.
The implications of the proximity of the IMT and its potential relationship with the Global City will be
the subject of assessment.
36
HSIIDC Waterworks
Water for IMT Manesar is tapped from Gurgaon water supply channel and is pumped to Harsaru
water works through a canal that passes through the site. HSIIDC has acquired a total area of 40.5Ha
of land for providing units of WTP, Pumping stations and storage reservoir of 91 MLD Capacity. As
first stage development, storage facility with pumping stations over an area of 6.5 acres has been
constructed. Existing facilities at Harsaru consists of two storage reservoirs of 22.75 ML Capacity
including sump well and a pump house building for pumping water to Manesar through a rising main.
Power lines
In this regard, a Joint Survey was conducted on 24/07/16 and six major HT power lines as detailed
below were identified passing through (over) the proposed site (map enclosed for location).
1. 400 KVA : Bamhali-Shakur Basti (DTL)
2. 400 KVA : D/C Daultabad-Sector-72 (PGCIL/HVPNL)
3. 220 KVA : D/C Daultabad-IMT Sector-1 (HVPNL)
4. 220 KVA : BMB (HVPNL)
5. 66 KVA : D/C Daultabad Harsaru-Faruk Nagar Line (HVPNL)
6. 66 KVA : D/C Daultabad Harsaru Line (HVPNL)
Figure 2-20 Existing HT Lines
37
2.3.2. Environment
Site Suitability Assessment
Site suitability analysis has been undertaken for the Global City project using Geographical
Information System to determine the best place or site for construction/development works. Site
suitability analysis is type of analysis used in GIS to determine the appropriate site for various
developmental initiatives. The study illustrates the use of geographic information system (GIS) and
Multi-criteria Evaluation (MCE) technique for selection of suitable sites for urban development in the
Global City. For this purpose Topo-sheet (Survey of India Topo-Sheet with scale 1:50,000) and High
resolution satellite data (resolution 0.50 m) were used to generate various thematic layers using
ArcGIS software. Criteria using five parameters, i.e. Slope, Land Use/Land Cover, Water, and
Geological Formations and General Physical structures (such as High Tension lines, roads, etc.) were
used for site suitability analysis following land evaluation. These thematic maps are provided in the
figures below. The generated thematic maps of these criteria were standardized using pairwise
comparison matrix known as analytical hierarchy process (AHP). A weight for each criterion was
generated and evaluated by comparing them with each other according to their relative importance.
With the help of these weights and criteria, final site suitability map was prepared. General schematic
for the Site Suitability Analysis is also provided in the set of figures below:
Figure 2-21 Integration approach between AHP and GIS tools
Preparing layers of influencing

factors for Site Suitability
Using GIS tools
Conversion Reclassification Buffer Analysis Union
Overlay and weights

calculations based on AHP
Final Output: Land

Suitability Map
Source: : Geospatial Analysis by Environment BL- AECOM India Private Limited
Environmental Sensitivity Analysis

Environmental sensitivity analysis has been based on Land-use, Hydrology and Slope as primary
elements. The pairwise comparison matrix has been used to identify the relative weight of the
respective criteria. The relative weights of the criteria used are determined through the
effect/significance of each factor and the relative weights are computed quantitatively to produce a
Land Suitability Map. A thematic map was created by integrating the GIS methods with quantitative
techniques that include the pairwise comparison matrix as provided in Figure. The final Site suitability
map was prepared using relative weights as provided in Figure 3-29. Based on the computation site
suitability map, as provided in Figure 3-30, has been developed which depicts suitable area for
development and construction works.
38
Figure 2-22 Land Use & Land Cover Map of Global City
Source : Geospatial Analysis by Environment BL- AECOM India Private Limited
Figure 2-23 Land Use Sensitivity Map of Global City
39
Figure 2-24 Topography Map of Global City
Figure 2-25 Slope Sensitivity Map of Global City
40
Figure 2-26 Water Sensitivity Map of Global City
Figure 2-27 City Development Suitability: Thematic Map
41
Figure 2-28 Weighted Matrix for environmental sensitivity Thematic Maps
Figure 2-29 Site Suitability of project area : Thematic Map

42
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43
3
02
03 MARKET
ASSESSMENT
3. MARKET ASSESSMENT
3.1. Overview / Summary
Based on the various FSI potential scenarios worked in the previous market assessment stage for
proposing the built up area distribution within the Global city site, AECOM had submitted market led
development program which includes three Pillar land use which would be key anchors for instating
the place making opportunity in the proposed development. These Include Knowledge Sector led
Education zone, Regional Healthcare-Wellness and Exhibition Cum Convention Centre.
Apart from the Pillar use, the proposed development envisages to have diversified direct Economic
Multiplier led land use which has direct convergence with the mission objectives of the Enterprise
Promotion Policy and larger nationwide development mission schemes namely – Smart City Initiative
Make in India, and Innovation Mission- for Skill India. Considering the same following were tested for
demand assessment,
Commercial Zone
• Multi Tenanted Integrated Office zone led by- IT/ITES primary and KPO’s, BPO’s
• Campus led- Financial District Centre – Banking, Insurance, Stock Exchange / Commodity
exchange, International Private Equity Fund houses, REITs
• Innovation led Incubation Zone which shall house – Mobile and application development flexible
shared spaces, Research and Development led, Media and Mass communication
• Hospitality land use which shall include multiple category led corporate and BFSI supporting
rooms nights as well as supporting ECC led demand
Residential Zone
• Luxury cum branded housing development – Higher ticket size development based on the strong
regional economic opportunity
• Middle Income housing – Comprising of 70% of the total residential development potential to
support the mass housing demand in ticket size under Rs 1 Cr
• Affordable Income Housing – to enable bachelor and first time house buyer in the ticket size less
Rs. 0.5 Cr
The consultants have had detailed discussions with the Client to align the applicable development
st
regulatory norms for the proposed Global City project. Based on the meeting held on 21 June 2016
at HSIIDC office, Gurgaon, AECOM presented various Build up potential Scenarios which includes
following
• Built Up Area potential with Enterprise Promotion Policy – 2015 for Industrial Colonies
• Built Up Area potential with Industrial Policy for developing – Cyber Cities
• Built Up Area potential with Old Industrial Policy – for industrial Colonies
• Built Up Area potential with Global FSI
• Built Up Area potential with Incentivizing Transit Oriented Development
The market assessment led development program termed as “realistic scenario” which was
supportable by the market demand projections conducted by the consultants estimated a total build
up area potential computed over next ten years is 99.38 Mn. sq.ft. This efficiently returns the FSI of
2.27 on the total plot are of 1004.26 acres.
st
Based, on the review meeting conducted in DMICDC office on 1 August 2016, AECOM presented
above mentioned development program numbers to the client. Considering the high potential of the
land, it was advised by HSIIDC to consider the Global FSI of 3 to incentives higher opportunity while
rationalising the carrying capacity of the site based on the proposed infrastructure investment planned
for the proposed site.
44
3.2. Core Uses – Market Scenario
Global City development is envisaged on Smart City concept by integrating world class infrastructure
with planned economic hub which shall add multi–fold to the state economic growth and help in
generating high skill development employment opportunities in the region. In order to support the
overall development vision an exhibition cum convention center, Education and Health led
developments are proposed as pillar / anchor uses which would be tested considering – Nationwide
market size and projected share based on past growth trends for these uses.
Following section includes formal existing and upcoming competing Exhibition and Convention venue
properties in various parts of the country, Education and Healthcare Markets. The analysis of
competing venues is limited to core ECC driven functions which does not include SMERF (Social,
Military, Education, Religious and Fraternal Events) driven inventory analysis, as they aren’t direct
competition to the envisaged facility. These SMERF facilities may include Public/community halls,
banquets, open temporary exhibition ground etc. which do not comply with international level event
operators venue selection criteria, thus the selection of competing venues is broadly based on the
parameters which include average size of the venue (>10,000 sq.m), location and connectivity
(international airport, MRT connectivity), volume of events hosted (> 10 events), ancillary non ECC
land uses proposed in the facility and operation structure (commercial, office etc.). For the Education
and Healthcare sectors, the analysis will be limited to market scenarios in India and Haryana, FDI
inflows in these sectors
3.3. Exhibition Centre Market Scenario
The primary rational for testing Exhibition and convention Centre as a pillar land use in the proposed
Global city development is to improve substantially Gurgaon’s capability for hosting medium to large
scale international and domestic conference and related exhibitions. Over all, NCR has some
capability for hosting small to medium sized domestic and limited international MICE events at present
however, with the expansion of service sector investment along the suburban centres and innovation
led manufacturing industries have infused demand for high specification led international level ECC
facilities in the region.
India’s Exhibitions market has recently gained grounds. With the economic development of the
country and opening of the economy for foreign investments, the demand for exhibitions spaces have
increased. India hosted more than 500 international exhibitions and conventions in 2014-15. Based
on the trends which are mapped by “UFI” the international global association of exhibition industry,
India captures range bound 7.3% - 10.3% of Asia’s share in past 5 years. There were declining trends
in the overall share during the downturn market in 2010-11 because of the global economic pressures
and large conventions getting called off however, there has been improvements in the trends
especially in the leisure led exhibition coupled destinations in Asia. Although, China continues to
capture a major share of the Asia’s and Global exhibitions market, India has lagged behind in
performance majorly because of inadequate world class exhibition facility and missing infrastructure to
enable logistic support for hosting large manufacturing led exhibition events. With the development of
new state of the art facilities and supporting infrastructure facilities like hotels and improving global,
regional and local connectivity, India’s share can be expected to grow.
India offers approx. 4,48,300 Sq.m. of formal covered and open exhibition space. Among the new
prospective developments planned in the competition includes two large integrated ECC facilities
proposed to be developed under PPP mode in Dwarka and Manesar, and redevelopment of the
pragati maidan property which is due to happen. Though the available stock of exhibition space has
increased from 0.26 Mn. Sq.M to 0.49 Mn. Sq.M from 2008 to 2015, the space sold in India has
increased from 0.69 Mn. Sq.m. to 0.91 Mn. Sq.M in the same period. The following graphs shows the
trends in the exhibition space sold and inventory stock in available:
45
Figure 3-1 India Available Space and Space Sold
Source: UFI
3.3.1. Existing Stock / Venue
According to the data on venue space mapped by UFI, India has been ranking at fourth spot in terms
of capacity available after Japan, China and Malaysia but India’s total gross indoor space available is
a small fraction of China’s. However, in terms of space sold, India lags behind China, Japan, Hong
Kong, Singapore and Korea because of coupled impact of leisure and destination tourism in these
leading exhibition host countries. However, despite of this challenge, the Indian market
continues to receive considerable attention from international organizers: UBM Asia, Tarsus,
Reed Exhibitions and Global Sources Limited each has a significant portfolio of exhibitions in India.
With the promotion of manufacturing sector and innovation led development programs initiated by the
current central government agencies which include Make in India campaign, Smart City mission, and
increasing the FDI limits in core sector like – aviation, defence, automobile and pharma, the exhibition
industry in India is set to demand for more organized and modern venues. This would include even
venues which can hold international B2B exhibitions. For the analysis of the existing exhibition
venues, they have been broadly classified in following categories based on their location and larger
influence market regions:
Table 3-1 Existing Stock

Region Major Cities Major Venues
North NCR – Delhi, Noida, Pragati Maidan, India Expo centre & Mart, Delhi International Expo
Gurgaon centre., Sam Manekshaw Centre, Epicentre, Rajhans centre
West Mumbai, Pune, Lonavala- Bombay Convention centre, Lavasa International Convention Centre
Lavasa
South Hyderabad, Chennai HITEX Exhibition Centre, Hyderabad International Convention
Centre
3.3.2. Existing Stock – Exhibition Venues
The analysis of the exiting purpose to build exhibition venues in India show the highest agglomeration
of exhibition space in the northern region which is further dominated by NCR region for past many
years by 50% of the overall available stock. The southern region which accounts for 26% of the
country’s exhibition space stock has recently emerged as prominent destination of MICE market with
the opening of HITEX and HICC, Hyderabad ECC facilities in past 4–5 years.
46
The above stock analysis considers 20 venues in different parts of the country, which include the
purpose to build ECC venues as well as important auditorium cum exhibition facilities which have
been developed to meet the local demand for SMERF events in the city. These venues are now
increasingly being acknowledged for their role in stimulating local economies and improving the
quality of business opportunities for home-based entrepreneurs too. Among the existing venues in the
north, the biggest and the oldest venue is Pragati Maidan, which is owned and operated by the India
Trade Promotion Council (ITPO). ITPO also operates similar facilities in Chennai and Bangalore in
collaboration with local trade promotion units and state governments.
Apart from two existing facilities in Hyderabad; HICC and HITEX, none of the other ECC venues can
cater to all kind of MICE events at one time. Epicentre in Gurgaon in the past couple of years has
been the preferred destination of small and medium range exhibition – domestic occupiers because it
offers good connectivity with the DMRC yellow line and has sizable corporate catchment area. The
venue operated by the Tourism department, Haryana may not be a quality competitor to the proposed
facility. However, the performance number of the facility is the highest when mapped with other NCR
venues.
Figure 3-2 Region-wise Exhibition Space Stock
Source : AECOM research
The list of major existing competing exhibition and convention venues are as following below
Table 3-2 Key Existing Exhibition & Convention Venues in India
Region S.No Location Venue Type Name of Venue Exhibition Space No. of Halls Convention
Outdoor Indoor Area Capacity

N 1 NCR ECC Pragati Maidan 6,67,368 1,07,801 16 NA 550
S 2 Chennai E Chennai Trade Centre 73,733 NA 2 NA NA
S 3 Banglore E Trade Centre Banglore 57,813 43,056 1 16146 200
S 4 Banglore ECC Banglore International Exhibition Centre 4,30,560 NA 3 60278 2520
N 5 NCR E NSIC Exhibition centre 16,146 1,72,224 1 NA NA
N 6 NCR ECC India Habitat Centre NA 90,000 20 NA NA
N 7 NCR E India Expo Centre & Mart 8,44,974 NA 8 108716 NA
N 8 NCR E Delhi Internatinal Expocentre 1,00,000 NA 2 NA NA
N 9 NCR A Vigyan Bhawan + Vigyan Bhawan Annexe 12,000 NA 2 21528 3200
N 10 NCR H Ashoka Hotel NA 40,000 NA 39430 3000
N 11 NCR H Taj Palace Hotel NA 20,000 NA 40000 2500
N 12 NCR A Sri Fort Auditorium 10,000 NA NA NA 2598
S 13 Hyderabad E HITEX Exhibition centre 1,13,022 3,53,619 3 NA 500
S 14 Hyderabad ECC Hyderabad International Convention Centre 65,000 NA NA 69751 5000
W 15 Mumbai E Bombay convention & Exhibition centre 4,41,238 5,82,182 4 NA 2500
W 16 Lavasa ECC Lavasa International Convention Centre 35,000 - 0 NA
N 17 NCR ECC Sam Manekshaw Convention Centre 1,25,000 - 2 NA
N 18 NCR ECC Rajhans Convention Centre - - 1 NA
N 19 NCR ECC Epicentre 70,000 - 2 NA
S 20 Kochi ECC LuLu Internation Convention Centre 1,00,000 - 4 NA
47
Of the above listed 20 venues, only 9 venues have both exhibition and convention capabilities, while
the rest are dominantly exhibition venues. Majority of such venues are owned and operated by
government-held trade promotion subsidiaries and local, small-scale industries promotion councils.
The trend of establishing and operating has been limited to public and semi-public agencies because
of limited availability of land and low return on investment in the unorganized exhibition business.
According to the UFI research currently exhibition venue stock in India is estimate to be 4.5 Mn. Sq. ft
which includes both outdoor and indoor exhibition spaces. The following graphs represent the
breakup of the exhibition space in the three broad regions
Figure 3-3 Region-wide distribution of competing exhibition space stock in India
The
exis
ting
sto
ck
of
exh
ibiti
on
spa
ce
is
do
min
ate
d
by
ind
oor
spa
ce
ven
ues
, which have been developed as large halls with high ceiling structures which can be partitioned into
multi-functional space. Majority of these exhibition indoor halls are not air-conditioned which is a major
disadvantage for inviting events during the lean market season i.e. during the summers from May to
August. The venues for outdoor exhibition space which accounts for 31% of the total inventory usually
caters to larger format local exhibition demand, which includes consumer shows, trade fairs and
SMERF events.
Figure 3-4 Exhibition space stock – Indoor Vs Outdoor
48
3.3.3. Upcoming Supply – Exhibition Venues
The upcoming competing exhibition cum convention venues in the country is tracked to estimate the
addition of space/capacity and distribution of the same in the various competing MICE regions. The
estimated supply of exhibition space to be added to the stock is 4.92 Mn. sq. ft by 2020. The share of
upcoming exhibition space is estimated to be highest in the northern region (70%), which includes the
proposed exhibition and convention center at Dwarka and the other one proposed by DMIC in MB
investment region. International Exhibition Centre by CIDCO in Navi Mumbai, the International
Convention Centre at Pune, and the Reliance Convention and Exhibition Centre at Bandra Kurla
Complex in Mumbai are among the private sector led integrated venues under development which
shall add on to the overall supply in the western region.
Figure 3-5 Region-wise upcoming competing exhibition space
49
3.3.4. Demand for Exhibition Spaces in India
The following methodology is adopted as a top down approach to assimilate the total space demand
for exhibition led use for the country and thus finding the gap based on existing stock inventory:
Based on the past 5 year’s trends mapped by UFI, the global exhibitions market is growing at 9.3%
per annum. The trend has been varying for the European market as it has been struggling to grow
from the high levels of occupancy in 2007-08. However, the Asian market led by China has shown
growth pattern based on demand pent up due to large tourism coupled MICE events.
50
Asia captures about 22% of the global exhibitions market at present, though the share of Asia has
been growing steadily. The model assumes that this trend will continue; and by 2026 Asia will account
for about 35.9% of the global market, with its capture rate growing at 7.5% in the initial years till 2021
and thereafter at 5%.
India captures about 10.3% of Asia’s share in terms of number of events as accounted by UFI since
2013. This share has improved in past couple of years because of new initiatives launched by the
new central government which is aggressively promoting manufacturing sector through various road
shows and mission programs which include – Make in India, Skill India, Solar City Mission etc. In the
future, with the development of newer facilities and development of supporting infrastructure, India will
capture a higher share. It is projected that by 2025, India will account for more than 30% of Asia’s
market. India’s share will grow at 15% in the initial years and at 12% thereafter. At this rate, it can be
assumed that India shall capture more than 7,500 events by 2026, which shall require significant
improvement in the market leading to more efficient and profitable international events hosting ability.
Revenue per event is a measure of performance of venues and to some extent, size of the events.
Currently, India’s exhibition spaces generate revenue of USD 327 (Rs. 18,000) per Sq.m. of sold
space. At this rate, to account for Rs. 9400 billion exhibitions market projected for India by 2026,
about 201.4 million Sq.m. of space would be sold. Assuming that the utilization of available space will
increase over time, a demand of 54.4 million Sq.m. of exhibition space can be expected by 2026.
Being the capital of India, Delhi will generate a significant share of this future demand for exhibition
and convention space. Apart from the projected demand for international exhibitions, there is
expected to be a huge demand for national and regional events. Based on the analysis of markets like
Hong Kong and Singapore, the demand for national and regional events can be two to three times
that of international demand.
3.3.5. Recommended Size
The exhibition space demand estimated over the next 10 years horizon period for the Indian market is
driven by the past trends and the assumption of increasing market share of earning with respect to
the growing Asian exhibition market. Global city, envisaged to be a landmark in mixed use high
density economic zone in northern India, has immense potential to support the pillar land use of
Exhibition center. However, considering the competing supply in the 50 km radius which includes
Dwarka ECC and MBIR –Manesar ECC it is critical to define the hierarchy of these to avoid
cannibalistic loss in the business cum operating scenarios.
Thus, considering the two large proposed ECC projects (ECC-Dwarka @ 2,00,000 Sq.M) & Manesar
ECC (1,20,000 Sq.M ) development in the competing catchment and redevelopment of the Pragati
Maidan property adding on another 65,000 Sq.M it is recommended that the Global city - Exhibition
space will be of Tier -2 type.. The recommended size for the exhibition space is 20,000 Sq.M, which
could be developed in a single phase period in a model to host both B2B and B2C medium sized
events with flexible and multi-purpose space to maximize the utilization enabled with longer floor
plates and moveable walls.
51
3.4. Convention Centre Market Scenario
Unlike exhibition market, convention market is mapped by ICCA which is the global community and
knowledge hub for the international association meetings industry. ICCA represents the main
specialists in organising, transporting and accommodating international meetings and events. ICCA
recorded more than 170 international meetings and conventions in India in 2014-15, while the country
has been hosting sub 100 level meeting numbers which includes political conclave and conventions
too. India has been attracting larger and longer meetings and conventions over the years. The country
needs to develop supporting infrastructure, tourism focused ventures and hospitality and leisure led
activities and entertainment led world class events to capture a higher share of the larger conventions
and meetings.
3.4.1. India’s Convention and Meetings Market - Subject of Events
In terms of number of events, primarily four sectors i.e Medical science, Technology, Science and
Industry account for more than 50% of the total planned meetings events which have taken place in
India. The other sectors contribute less than 5% of the total conventions and meetings market in
India.
Figure 3-6 Top Industries in Conventions and Meetings
Source: International Congress and Convention Association Destination Comparison Report 2014-15
3.4.2. Existing Capacity Stock – Convention Venues
Unlike the exhibition industry, the convention and meeting market is regionally dominated by Europe
and North America because of the primary reason that all the international corporation and political
headquarters are located in these developed geographies. The Indian Convention Industry is
currently at a nascent stage, contributing only a small proportion to the world conventions business. In
terms of number of meetings, India has a share of less than 2%, and in terms of delegate
arrivals/participation. With the emergence of India as a key economic hotspot along with China, and
the country’s recent tourism boom (with an increase in inbound travel from several international
destinations for leisure, business and medical tourism), convention tourism has enormous
possibilities in the country. India’s growing strength in the Information Technology arena, as
52
well the booming civilian Airlines industry has prompted prominent international bodies to host
trade shows and conventions in the country and similar prominence in the bio-technology area and
manufacturing sector is also expected to bring convention revenues to the country in the coming
years.
The analysis of the existing built-to-purpose convention venues in the country shows dominance of
the northern region in overall capacity, with 56% of total stock, i.e., 12,858, followed by the southern
region with a capacity of 8,620 persons. The leading venues for convention and congresses in
northern India are located in the NCR, which includes major venues like Vigyan Bhawan, Vigyan
Bhawan Annex, Siri Fort Auditorium, Ashok Hotel and the Taj Palace Hotel. There are some recent
additions to the NCR market which include the convention Centre at the hospitality district at IGI, and
Sam Manekshaw Centre in Delhi. The south has registered a good rise in modern competitive
convention venues, which
includes HICC and HITEX Figure 3-7 Distribution of competing convention capacity stock
located in Hyderabad.
These venues are good
examples of development
initiative with Public and
Private Collaboration,
wherein each complement
and incentivize the
exhibition and convention
industry. The convention
venues existing in the
western region include the
Bombay Convention and
Exhibition Centre and the
recently established Lavasa
International Convention
Centre. Though the
capacity is limited to 1,500
pax only, there are other Source: AECOM research
alternative
convention/congress facilities that include major luxury hotels and auditoriums which are considered
non-competitive to the envisaged ECC facility proposed in Global City.
3.4.3. Upcoming Supply – Convention Venues
The trend of exploiting the MICE market by “venue creation” in smaller tier II cities, because of
competitive land cost and advantage of a tourism-backed economy, is getting strengthened. With
many governments of leading industrialized states backing the initiatives for facilitating the
development of ECCs and supportive MICE facilities the estimated capacity for convention space is
expected to grow to 21,316 pax by 2020. The majority of this capacity, i.e., 43% of the overall new
supply will be added in the Northern region, which accounts for proposed integrated facility at Dwarka
and MBIR.
53
The majority of upcoming ECC Figure 3-8 Region-wise upcoming convention capacity inventory
venues are promoted under
public/private initiatives,
wherein the land component for
the project (as well as a few
financial incentives) has the
state government’s equity
commitment towards the project
development. While the
operations and management of
the venue is the responsibility of
the private developer, which
brings professional
management commitments for
both for the parties in making
the project a successful
venture. The revenue
structuring for these upcoming
ECC projects is based on the Source : AECOM research
Built Operate and Transfer (BOT) mode, under which the developer is committed to develop and
manage the facility, and share the upside in revenues following an agreed upon break even period
(which ranges between 5–7 years from operation).
3.4.4. Demand for Meeting and Convention Spaces in India
The top down approach adopted for computing the demand for meeting and convention spaces in
India integrates the trend of past 5 years monitored by ICCA. The methodology includes the
assumptions for growth potential for increasing share of the Indian market in the overall Asian market
based on the ICCA trends and demand infused due to space creation which would cater to large
international meeting events.
The global meetings and conventions market is growing at a rate of 6.3% per annum. It is assumed
that the market will continue to grow at this pace over the next decade. It is projected that the number
of events will increase from approx. 14,000 to 26,000 by 2026. Asia captured a share of 17.4% of the
global market in 2014-15. The region’s share will increase to more than 25% by 2026, growing at 5%
per annum. India’s share of the Asian market is about 7.8% currently. In recent years, India has lost
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its share to other Asian nations. But with the future development of new facilities and supporting
infrastructure, India can target to capture 31.5% of the Asian market by 2026.
As discussed earlier, India attracted longer and larger meetings and conventions. It is assumed that
this trend will continue. The average length of events (number of days) will be about 4.25 days. Based
on this, it is estimated that India will capture about 9,052 event days.
ICCA classifies events based on participant strength. Over time, as demonstrated in markets like
Singapore and Hong Kong, India will attract a higher share of major events (with over 3,000
participants) as well as small international events (50 to 249 participants), thereby increasing
efficiency of space utilization. Assuming average space demand for events of various sizes, the
demand for total meeting and convention spaces in India is calculated to be 24.1 million Sq.m. by
2026.
Considering the existing supply and additional new stock / capacity which shall be added in the
subsequent years the NCR market is poised to accommodate only 0.4 Mn. Sq.M of the convention
space demand. Thus there is an avenue to have a higher share by improvising and provisioning
newer facility to expand this share. At present about 22% of the meeting space demand is met by
convention and exhibition centres. Meeting facilities in hotels capture about 50% of the demand. In
more developed markets, the share of conference and exhibition centres in the meetings and
conventions space demand is higher, thereby increasing use efficiency.
3.4.5. Recommended Size
The convention space is an important tool to successfully convene a large exhibition led meeting
event as well as independently attract MICE and SMERF visitation enabled by increasing commercial
– office led demand in a growing geography like India. Specific to NCR, convention space is very
critical as Delhi is nation’s political headquarters which attract large international delegation led
meetings events which are currently accommodated either at Vigyan Bhawan or similar venues
owned and operated by public sector entities.
As the demand model shares, there is a definite opportunity to capture these large events by
provision of mega convention cum meeting room facilities, and with the proposed convention facility
@ Dwarka and Manesar this gap would be filled in. However, considering the capacity expansion
planned in the competition zone it is recommended that Global city site should accommodate a 5000
Sq.M sized convention facility. The sizing rationale also includes the viability to attract a private sector
led investor cum operator to develop this facility based on the current market trends. The comparative
ECC facilities (Bangalore ECC, Reliance ECC BKC, Hyderabad ECC) developed in partnerships with
the private sector and operating at reasonable profits margin are sized in the similar range, thus
considering the investor and market demand led risks from private sector operator, the size is
proposed as 5000 Sq
55
3.5. Education Sector Market Scenario
With approximately 8.7per cent in 2011 of India’s population between the age group of 20 - 24 years,
educational segment in India provides a great opportunity. In 2015, with 30.1 million students and
approximately 48,116 colleges and institutions, India’s higher education segment is the largest in the
world. Government targets Gross Enrolment Ratio (GER) of 30 per cent for higher education by 2017.
The education segment in India is US $100 billion industry in 2015, and expected to reach US $144
billion by 2020. Highest education which is approximately 8% of overall education sector in India is
estimated to be US$ 35.03 in 2025 from US$ 6.96 in 2015.
3.5.1. Higher education ~ India & Haryana
As, of 2016 India has 754 operational universities, 36,700 colleges and 11,500 standalone institutes
with approximately 30 million students.
Figure 3-9 Number of universities in India under different categories
Source: Ministry of Human Resource Development
There has been a significant increase in the share of the state private universities as part of total
universities from 3.43 per cent in 2008-09 to 29 per cent in 2014-15.
Figure 3-10 Break-up of universities in India in the year 2009 and 2015
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3.5.2. Notable trends
Foreign Investment
The Indian education sector has attracted USD 1,142.69 million through Foreign Direct Investments
(FDI) during April 2000 – September 2015.
Figure 3-11 FDI in Education Sector
Source: DIPP
Haryana state has 36 operational universities and 1,109 colleges with approximately 0.52 million
students. The gross enrolment ratio (GER) for Haryana is higher than the India average with 28.9.
57
Figure 3-12 Number of universities in Haryana under different categories
Figure 3-13 Enrolment in universities under different categories in Haryana
58
3.5.3. Education: Demand Assessment Methodology
The following methodology has been adopted for estimating the overall Higher Education Sector
demand in Gurgaon and then figure out the fair share which shall be developed in the proposed
Global city site.
Figure 3-14 Education sector Led - Demand Methodology
Source: AECOM Analysis
3.5.4. Demand Assessment
To determine the overall Higher Education Sector Demand Assessment in Gurgaon following set of
assumption were made:
 Yearly population between 2001 and 2011 census was derived based on the average decadal
growth rate.
 Population trend of Haryana for 2011 Census showed the population in the age group 18-23
Years to be 12.6% the same was used to estimate the 18-23 years population of Gurgaon.
 The GER of Haryana was used to compute the GER of Gurgaon.
 The number of seats available in Gurgaon was derived by multiplying the number of
Universities and Colleges with the average number of enrolment per University and College in
Haryana respectively, as per the Annual Status of Higher Education in States and Union
territories by CII
 The area required per seat was derived from dividing the total area of prominent Universities
in Gurgaon by the average number of seats available computed above.
 Also based on the estimated population capacity of the proposed development area it was
computed that Global city site could have 1% - 2% as fair share of the overall proposed
demand.
59
Table 3-3 Education sector Led - Demand Analysis
Education Demand Assessment

2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Gurgaon Population 1.52 1.66 1.81 1.97 2.15 2.34 2.55 2.78 3.03 3.30
Gurgaon population 18-23 Years 0.19 0.21 0.23 0.25 0.27 0.29 0.32 0.35 0.38 0.42
GER
Number of seats required 53,238 58,029 63,252 68,945 75,150 81,913 89,285 97,321 1,06,080 1,15,627
Number of Seats available (In Mn.)
Incremental increase in seat requirement 5,648 4,791 5,223 5,693 6,205 6,763 7,372 8,036 8,759 9,547
Area Required (Mn. Sq.Ft.) 3.39 2.87 3.13 3.42 3.72 4.06 4.42 4.82 5.26 5.73
Decadal Demand (In Mn.Sq.Ft) 33.888 28.746 31.338 34.158 37.23 40.578 44.232 48.216 52.554 57.282
Global City Fair Share (In Sq.Ft) 338880 287460 313380 341580 372300 405780 442320 482160 525540 572820
 Demand analysis output based on the above assumptions estimate a total demand of 0.57
Mn. Sq.ft which can be absorbed in the Global city project which could be both supportive to
the benchmark population and the larger Gurgaon region too.
60
3.6. Health Sector Market Scenario
India is expected to rank amongst the top three health care markets in terms of incremental growth by
2020. India was the sixth largest market globally in terms of size in 2014. In India, healthcare has
emerged as one of the largest service sectors with estimated revenue of around $ 30 billion
constituting 5% of GDP and offering employment to around 4 million people. Indian health care
sector, one of the fastest growing industries, is expected to advance at a CAGR of 22.87 percent
during 2015–20 to reach USD 280 billion. As there is immense scope for enhancing health care
services penetration in India, this presents ample opportunity for development of the healthcare
industry.
Currently, India has 184,488 hospitals 152,326 sub-centres and 3,601 AYUSH hospitals. Till 2015
India has, 404 medical colleges for MBBS, 189 Government medical colleges, 215 private medical
colleges, with approximately 25,346 postgraduate students. Given the size of population India has 0.9
hospitals bed per thousand and only 0.7 physicians per thousand people.
Healthcare has become one of India's largest sectors both in terms of revenue and employment. The
industry is growing at a tremendous space owing to its strengthening coverage, services and
increasing expenditure by public as well as private players. The total industry size is expected to
touch USD 160 billion by 2017 and USD 280 billion by 2020.
Figure 3-15 Trend in Healthcare expenditure in India
Source: Knight Frank

The private sector has emerged as a major contributor in India’s healthcare industry, leading it both in
terms of national and international repute. In India, private healthcare accounts for staggering 74% of
the country’s total healthcare expenditure. Private sectors contribution in hospitals and hospital beds
is estimated at 74% and 40%, respectively.
Figure 3-16 Share in Healthcare spending in year 2009 and 2015
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3.6.1. Investment in Healthcare
Demand growth, cost advantages and policy support have been instrumental in attracting FDI during
April 2000 to May 2015. FDI inflows for drugs and pharmaceuticals stood at USD 13.2 billion. Inflows
into hospitals & diagnostic centres and medical appliances stood at USD 3.11 billion and USD 0.96
billion, respectively during the same period.
Figure 3-17 FDI Flow in Healthcare sector (upto May 2015) in India
Source: DIPP
3.6.2. Health Care: Demand Assessment Methodology
The following methodology has been adopted for estimating the overall health care Sector demand in
Figure 3-18 Healthcare sector Led - Demand Methodology

Gurgaon and then figure out the fair share which shall be developed in the proposed Global city site.
62
3.6.3. Demand Assessment
 To determine the overall Healthcare Sector Demand Assessment in Gurgaon following set of
assumption were made:
 Yearly population between 2001 and 2011 census was derived based on the average decadal
growth rate.
 The area required per hospital bed for a Multi-Speciality Hospital was derived from dividing
the total area of prominent hospitals in Gurgaon by their respective number of beds.
 Average area per bed worked out from the standards by the IPHS norms and a fair share
computation was worked out for the proposed site.
 Demand analysis output based on the above assumptions estimate a cumulative total
demand of 1.5 Mn. Sq.ft which shall be converted to about 1500- 1700 beds multi-speciality
health care facility supportive to the benchmark population and the larger Gurgaon region too
Table 3-4 Healthcare sector Led - Demand Analysis

GURGAON HOSPITAL BED DEMAND ASSESSMENT
Projected Numbers
2016 P 2017 P 2018 P 2019 P 2020 P 2021 P 2022 P 2023 P 2024 P 2025 P
Population 15,19,869 16,56,657 18,05,756 19,68,274 21,45,418 23,38,506 25,48,972 27,78,379 30,28,433 33,00,992
Annual Growth Rate (2001-2011)
Compound Annual Growth Rate
Current number of hospital bed Gurgaon
(2015)
Current number of hospital beds per 1,000
person Gurgaon (2015)
WHO norms for hospital bed per 1,000
person
No of hospital bed requirement per 1,000
7,599 8,283 9,029 9,841 10,727 11,693 12,745 13,892 15,142 16,505
person
Incremental increase in hospital bed
4,223 684 745 813 886 965 1,052 1,147 1,250 1,363
requirement
Area Required Gurgaon Level (in Sqft) 42,23,343 6,83,941 7,45,496 8,12,590 8,85,723 9,65,438 10,52,328 11,47,037 12,50,271 13,62,795
Global City Fair Share 5,06,801 82,073 89,459 97,511 1,06,287 1,15,853 1,26,279 1,37,644 1,50,032 1,63,535
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3.7. Ancillary Land Uses - NCR
3.7.1. Commercial Office - Overview NCR
Market Review
The National Capital Region (NCR), comprising of Delhi, Gurgaon – Manesar Urban complex, Noida
and Greater Noida has witnessed an extensive commercial real estate development over the last few
years. The prominent commercial office districts in the NCR can be broadly categorized as following:
Central Business District

The district is primarily characterized by mixed use developments where the retail tenants occupy the
ground floor and the first and second floors are leased to corporate office tenants. The tenant profile
in these districts comprises of insurance, banking, travel and tourism, public services and financial
services. The prominent office structures in this area are non-grade A and construction efficiency is
low as compared to the other office districts. This office markets has advantage of being centrally
located and well connected by both road and metro to all major office and residential districts of the
city. The CBD office space vacancy rate is very low and availability of larger office space format is
very limited due to which the tenants are opting for peripheral business districts. With the
development of MRT system i.e. Delhi metro and Rapid metro the connectivity to central business
district from all major residential nodes and suburban development i.e. Gurgaon, Noida, Dwarka is
very efficient.
Sub City Business District
Developed in the early 1980’s by the Delhi Development Authority these office districts comprise of
Nehru place & Bhikaji Cama Place to cater to demand for organized office space from various service
sector industries mainly financial and insurance sector. Though its importance as a financial center
has declined in recent years, Nehru Place and Bhikaji are still a prominent commercial area in south
Delhi and house headquarters of several Indian firms and rivals with other financial centres in CBD.
Widely regarded as the center for small-scale IT services, Nehru Place is hub for all forms of IT
hardware, such as personal computers, servers, networking equipment, software, documentation
services, and all allied services. The office structures in this district are predominantly non grade A but
since past few years the redevelopment of some land parcels have given way for development of
efficient grade A office spaces in Bhikaji place and Nehru place. In addition, there are other SCBDs
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like Rajendra Place, Netaji Subhash Place, Janak Puri District Centre, Jasola District Centre. Some of
these SBCDs, particularly Jasola have grade A office space.
Peripheral Business District
NOIDA and Gurgaon comprise the peripheral commercial market of NCR. With limited supply
availability in central and secondary business district of NCR, the peripheral markets of NOIDA
(including Greater NOIDA) and Gurgaon (including Manesar) have been gearing up to exploit the
growing demand for commercial office and IT space. These markets are typically characterized by
Grade ‘A’ etc. buildings planned by prominent real estate developers such as Unitech, DLF and
BPTP.
Source: Knight Frank research
Figure 3-19 Business Districts of NCR
Existing stock, Supply & Absorption analysis

Stock - The office stock in NCR stood at 137.68 Million sq ft. till the end of December 2015, of which
108 sq ft. is occupied stock. The office stock has witnessed a CAGR of 6%, the increase of stock
primarily owing to new completion in Gurgaon market. The vacancy levels in NCR market has been
stable around 20%, however the influx of pent-up project completions in 2015 has been instrumental
in nudging the vacancy levels from 20.2% in 2014 to 21.5% in 2015, with micro-markets such as
Greater Noida contributing significantly to the new supply.
65
Figure 3-20 Office Space Stock and Vacancy Levels ( 2011-15)
Supply - NCR region has witnessed total supply of approximately 48.70 Million sq. ft. between 2011
and 2015. The distribution of anticipated office space supply by 2013 shows emerging peripheral
markets of Gurgaon and Noida / Greater Noida as preferred destination for establishing newer
business ventures as well as migration of existing offices from the central business district. A pent-up
supply of 11.5 Million sq ft. in the NCR market led to a 42% growth in new completions in 2015,
compared to the previous year.
Figure 3-21 Office Space - Supply Trends in NCR (2011-2015)
Absorption - The absorption of commercial office space in NCR region has been consistent and
stable in last five years. The Gurgaon region emerged as the most preferred business district in NCR,
accounting for up to 65% of the total absorption in last five years. Leasing activity in CBD Delhi was
concentrated around Barakhamba Road and Bhai Veer Singh Marg, with eBay, ICICI Lombard, IFCI
Limited and Cisco taking up spaces in the area. The enhanced connectivity to CBD and encouraging
industrial policies for IT/ITES and BFSI sector development by the state governments (i.e. Haryana &
Uttar Pradesh) has also played an important role in the development of the office real estate market in
the PDB.
66
Figure 3-22 Office Space - Absorption Trends in NCR (2011-2015)
The NCR market maintained its absorption desire in 2015, achieving a total of 7.4 Million sq ft. of
absorbed office space at the end of the year. Driven by corporate demand, 3.7 Million sq ft. of office
space was absorbed in the second half of 2015.
Price trends
With the increasing demand for large continuous office floor space increasing by the revival of
expansion plans of IT/ITES companies in NCR the average rentals in the PBD like Greater Noida,
Noida and newly completed projects in Gurgaon have pushed the rental value to Rs. 45 -160 per
SQ.F per month. Though new completions have pushed up the overall vacancy rates in NCR, the
weighted average rentals seem to be firming up in the region.
The rental values in NCR region has witnessed an increase of 22% in last five years period, the
weighted average rental values witnessed a sharp 11% increase, from Rs. 57 per sq ft. per month in
2014 to Rs. 63 per sq ft. per month in 2015.
Figure 3-23 Office Space - Weighted Average Rental Movement in NCR (2011-2015)
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Going forward, it is expected that, the weighted average rentals to increase by 5% from the current
values in 2015, to approx. Rs. 66-67 per sq ft. per month in 2016. However, quality office space in
micro-markets such as Gurgaon is expected to witness a significant upward pressure on price.
Outlook - Commercial Office real estate
Despite macroeconomic factors, such as the slowdown in China, which has impacted global growth,
the India office market is expected to maintain a business-as usual scenario in H1 2016. We estimate
the NCR office leasing to touch approximately 3.5 million sq ft. in H1 2016, with rentals firming up at
key locations that offer quality office space.
The slowdown in the manufacturing sector has been plaguing the country for a long time now, and the
impact of government initiatives, such as the Make in India campaign, are yet to be seen. Going
forward, we expect the NCR office market to sustain its half-yearly momentum in 2016, and envisage
the absorption of approximately 7- 8 Million sq ft. New completions will continue to pump
approximately 4–5 million sq ft. in the market, which may lead to an increase in the overall vacancy
rates.
3.7.2. Residential - Overview NCR
Market Review
Population migration to the capital is the major driver for real estate development in the region around
New Delhi which is the hub of bureaucratic power as well as the commercial center of North India.
Employment opportunities in the government sector as well as development of various trading and
service industries have given a big boost to the economy and population migration to the capital.
Saturation of office space in Delhi as well as need for additional houses to accommodate the growing
population led to the development of the National Capital Region (NCR) which is spread over total
area of around 33,578 square kilometres and consists of the National Capital Territory (NCT) of Delhi
along with select urban areas from the neighbouring states of Haryana and Uttar Pradesh.
Out of the various regions of NCR, Gurgaon in the south and Noida and Greater Noida in the east
have emerged as the key micro-markets. Proximity to Delhi, availability of large land parcels, access
to talent pool and enhanced connectivity by means of road and metro network have made these
satellite towns preferred destinations for corporates to set up their offices, driving the real estate
activity in these regions.
68
Existing Supply & Absorption analysis

Supply - The Delhi-NCR region which has been the most attractive real estate market in the country,
is witnessing a slowdown post 2011. The residential market has witnessed subdued levels of activity
in last five years. The new launches have observed a decrease of an astounding 43% from 2011
levels. In 2015, NCR saw the leanest year in terms of new launches since 2010.
Figure 3-24 Residential - New Launches Trend in NCR (2011-2015)
The trend suggests that new launches in NCR are on a constant decline since 2010. NCR saw
approximately 63,458 units launched in 2015 compared to 79,577 units in 2014. Though the second
half of 2015 also registered a YoY drop of 24% in new project launches, there was a 15% increase in
the number of project launches compared to H1 2015. This marginal increase can be attributed to the
developer releasing their pent-up supply of new launches into the market. Piling-up inventory and a
low sales velocity led developers to restrict the supply of new launches in 2015.
Absorption – The demand of residential real estate in Delhi-NCR region is also, witnessing slowdown
on account of macroeconomic factors along with high capital value and weak investor sentiment
largely owing to project delays. The residential sales in the region has witnessed decline of
astounding 48%, from 93,900 in 2011 to 48,800 in 2015. The demand in NCR is yet to pick up.
Approximately 48,800 units were sold in NCR in 2015, showing a negligible improvement over the
2014 sales numbers. The market refused to correct itself in the second half of 2015 and sales stood
at 23,800 units in H2 2015.
The average yearly absorption has decreased to almost half from 47,000 units per quarter in 2011 to
24,400 units per quarter in 2015. Policy fallacies, such as the opening up of new land for
development, allotment of group housing licences in areas with no infrastructure, project delays due
to litigations and the liquidity crunch, and stagnant incomes, have affected NCR’s real estate market
adversely.
69
Figure 3-25 Residential - Absorption Trend in NCR (2011-2015)
However, the market registered a 15% growth in sales in H2 2015 compared to the same period in
2014, which can be ascribed to the low base compared to the preceding years. Also, an impending
interest rate cut kept the buyer preference to remain focused on secondary and emerging markets of
Delhi NCR.
Figure 3-26 Residential - Ticket Size wise Under Construction Units in NCR (2011-2015)
Price trends
Real estate has been the most sought after asset class for investment, even after the financial crisis
of 2008, some real estate markets in NCR region has witnessed unprecedented growth. The
increased demand for real estate between 2009 and 2013 saw prices double in some markets.
However, the weighted average prices in the NCR-Delhi region have remained subdued in the last
three years. The weighted average price in NCR has witnessed increase in CAGR of 7%, from Rs.
3,185 per sq. ft. in 2011 to Rs. 4,544 per sq. ft. in 2015.
70
Figure 3-27 Residential - Price Trends in NCR (2011-2015)
Emergence of new affordable market such as Greater Noida, Ghaziabad aligns with greater interest in
affordable housing in Gurgaon which has also affected the weighted average prices. The growth rate
of the weighted average price has been witnessing a downward trend since 2013 and has slowed
down considerably, from 6% in H1 2013 to a mere 1% in H2 2015. The trend suggests that there has
been no major price increase in NCR in the past quarters, which reflects a price correction. The price
stagnation has also affected the premium segment, with negligible deviations from the preceding
quarters. This three-year muted price growth indicates that residential real estate is facing a strong
price resistance against unattractive and unaffordable prices in NCR.
NCR Market Health
The quarters to sell unsold inventory (QTS) is the number of quarters required to exhaust the existing
unsold inventory in the market. The existing unsold inventory is divided by the average sales velocity
of the preceding eight quarters in order to arrive at the QTS number for that particular quarter. A lower
QTS indicates a healthier market. The market became overly bullish with a flurry of new project
launches and was headed for oversupply in 2010–2012. However, demand did not keep pace with the
supply, which led to the slowdown in residential real estate.
The decline in sales velocity and higher prices has resulted in high unsold inventory; the unsold
inventory stands at approximately 206,303 units till December 2015. The opening up of new land
parcels for development while the existing ones were still not fully utilized is seen as one of the
reasons behind the inventory pileup in NCR. NCR has moved from a QTS of 5 in 2011 to 16 in 2015.
Though H1 2015 was the leanest half in terms of new launches, the absence of sales velocity has
pushed the QTS to nearly 5 years.
It is observed that luxury and premium projects ranging in the ticket size of Rs. 12.5 to Rs. 15.0 million
have the worst QTS (average QTS being 23 quarters). This is primarily due to the excessive supply of
units in the ticket size range. Projects with ticket sizes upto Rs. 7.5 million (affordable to mid-end
segment) have a QTS of approximately 17 quarters.
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Figure 3-28 Residential - Quarter to Sell (QTS) Trend in NCR (2011-2015)
The residential market saw an increased QTS when compared to Quarter to Construct (QTC)
numbers in all ticket sizes except for 15 Crore to 40 Crore. In this segment, QTS was lesser than QTC
due to higher construction time for the bigger size & more amenities which increased the QTC and
limited supply thereby reducing the QTS.
Figure 3-29 Residential - QTC to QTS Trend based on Ticket Size in NCR
Outlook – Residential real estate

The realty market in NCR will continue to remain muted in the 2016. Knight Frank estimates sales to
plug around approximately 40,000 units in the coming two quarters. Developers will keep new
launches in check and we estimate new launches to stay below 30,000 units in the first half of 2016,
with stagnation in the weighted average prices. Delays in projects have made buyers cautious of
defaulting developers. Till they are fully convinced, buyers will continue to assess projects and
72
developers before purchasing property, and this is where the developers’ brand and credibility will
come into play.
The recent developments in 2015, such as the clearance of the Dwarka Expressway litigation in
Gurgaon, have had a positive impact on the market. With the 18-km expressway now completely
litigation-free, buyer interest in the zone is expected to revive.
3.7.3. Retail - Overview NCR
Market Review
The National Capital Region comprises six major zones namely the National Capital Territory of Delhi,
the industrial hubs of Faridabad and Ghaziabad, the peripheral cosmopolitan zones Gurgaon & Noida
and the newly emerging micro-market of Greater Noida. The region is the oldest retail hub in northern
India and boasts of some of the most sought after shopping destinations in the country. Although the
last few years witnessed the emergence of new markets like Chandigarh, Ludhiana and Jalandhar,
NCR still continues to account for the highest market share in retail spending in the entire northern
belt.
During the last decade NCR's retail sector witnessed substantial growth. Historically, the retail market
of the Region was concentrated in Delhi and dominated by major highstreets like the Connaught
Place, South Extension, Lajpat Nagar, Sarojini Nagar, Defence Colony and Greater Kailash. Over the
last 5-6 years, as the highstreets continue to have a sizeable share of retail spending, various newer
organised formats have emerged in the region. The 10 zones of the National Capital Region (NCR)
have their own distinct retail character. Some are dominant in malls, while others contain a mix of
shopping streets and malls. In NCR, 57 per cent of the modern retail distribution is in malls, and the
remaining 43 per cent, in shopping streets. The agglomeration of NCR outshines other Indian cities in
the available modern retail space per thousand of the area's population.
Figure 3-30 Commercial Retail - Retail Mall Space Trend in NCR (2011-2015)
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Existing stock and supply analysis

The total cumulative stock of mall space in Delhi-NCR is about 25.7 million sq. spread across Delhi,
Gurgaon, Noida, Greater Noida, Ghaziabad and Faridabad. Amongst various micro-markets in the
NCR, Delhi was the foremost in coming up with organized retail formats. Besides, owing to a larger
population base as compared to other zones in the NCR and a higher requirement of organized retail
space, Delhi witnessed a larger number of retail projects in the region. Thus, not surprisingly, Delhi
has the largest share of about 35% in the total mall space of the NCR. Gurgaon, with a share of 30%,
is the second largest market in the NCR in terms of stock of mall space.
Figure 3-31 Commercial Retail - Retail Mall Space Trend in NCR (2011-2015)
Price trends - NCR

During the period of the slowdown, the NCR retail segment saw declining consumer demand, low
footfalls and reduced conversion rates in malls. Retailers across the market witnessed an increase in
rent to revenue ratio making it difficult for them to bear the high real estate cost. As a consequence,
many retailers vacated their properties or negotiated on existing rent contracts, which led rentals
across various micro-markets to decline considerably. Since 2008 till 2009, the rental rates have been
corrected across the NCR market by an average of 40-50% which impacted majority of Mall owners in
Gurgaon and NOIDA where retail rental correction is more than 50-55%.
However, since 2010, the retail rentals have stabilised and have seen increment in the range of 20-
25%, and this trend is expected to continue if economic reforms for allowing higher FDI participation in
retail sector are approved by the government.
Delhi, being the most sought after retail destination in the NCR, commands the highest average mall
rentals for both vanilla and anchor tenants. The average mall rental for vanilla tenants in Delhi is
about Rs.350/sq.ft. per month. This is about 21% higher than Gurgaon and about 43% higher than
Noida-Greater Noida. As anchor tenants occupy larger retail spaces in a mall as compared to the
vanilla tenants, rent paid by such tenants is lower than that of a vanilla store.
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Figure 3-32 Commercial Retail - Average Retail Rentals Trend in NCR (2011-2015)
The average mall rental in NCR region has witnessed compounded annual growth rate of 18%, from
Rs. 97 per sq. ft. in 2011 to Rs. 220 per sq. ft. in 2015.
Outlook - Retail real estate
Since 2013, the Indian economy has been showing signs of stability, thereby creating a positive
impact on consumers' sentiments as well as on the retail industry. Rentals across micro-markets have
stabilized and are witnessing healthy appreciation in few markets of Delhi, Gurgaon and Noida.
Construction activity of most of the retail projects has gathered momentum. In addition to the
traditional approach of building a mall-cum-multiplex mixed use model, developers are now
contemplating projects across the NCR which have dedicated commercial office space within the
same premise.
Rental values across micro-markets are witnessing an upward trend, but such a phenomenon is
notable in properties that are operating at low vacancy levels. It has been anticipated that with an
improvement in the retail market, rentals shall increase further, albeit only in those malls with high
footfalls or with diversified catchment. However, mall rentals are not expected to witness high rate of
appreciation, as experienced during the boom period of 2006 & 2007. This can be attributed to the
supply in the pipeline of fresh retail space which is expected to enter the market. It can be mentioned
that majority of the supply is coming up in locations like Ghaziabad, Gurgaon, Delhi and Greater
Noida. On the other hand, even though leasing activity has picked up, the sizeable vacant stock in
malls of various micro-markets of the NCR still remains a major concern.
Real estate cost of operating a store in a mall is a big cost component affecting profitability of the
retailers. To keep a check on the outflow of such costs and link it to the store performance, most of
the retailers are now entering into a lease contract which is a revenue sharing format and not a pure
rental agreement. It is anticipated that in the forthcoming months, this model shall be accepted more
widely by retailers and mall developers across various micro-markets in the NCR.
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3.7.4. Hospitality - Overview NCR
Market review
Hotel industry in the National Capital Region (NCR) of Delhi has seen significant growth in the last few
years. From an under-supplied market a few years ago, the city now has surplus supply of room keys,
thanks to emergence of strong micro-markets around Gurgaon and Noida/Greater Noida. The supply
from the Aerocity hospitality district has started trickling in, and it is expected to become the new
Central Business District (CBD) of Delhi in the next few years. Greater Noida promises to be the next
happening destination and Gurgaon will continue to grow, as the top 500 corporate houses are
settling in the city.
One of the key drivers for hospitality industry in NCR region is New Delhi. Being the capital of India, it
is the hub for all major political and international events and seminars. With a great historic past and
having an excellent national and international connectivity, the NCR serves as a gateway to various
tourist destinations in Northern India as well as for international travel. Besides acting as a transit
point, the NCR itself hosts a number of business and leisure travellers. Another growth factor is the
vast industry base sectors such as manufacturing, automobile, medicine & pharma, banking & finance
and information technology (IT). The contribution of trade, hotels and restaurant sector in Delhi is Rs.
76,475 crore during 2014-15 at current prices as per Advance Estimate, which is nearly 16.95 per
cent of Gross State Domestic Product of Delhi.
Existing inventory size & Planned supply
The hospitality sector in the National Capital Region, witnessed major holdups in the 2008, which led
to decline in business activity in the region. The first of this was the global economic recession, the
impact of which was not just felt in the NCR, but all across India. Business revenues for companies
across the globe were declining, job insecurity among the work force was common and extensive cost
cutting measures were adopted by all the global corporations. The immediate impact of the cost
cutting efforts was minimizing work related to international travel, which was one of the key factors
leading to a decline in foreign business tourism.
Figure 3-33 Hospitality - Existing Supply Trends in NCR (2011-2015)
New Delhi hotels, in the thick of the dynamic hotel landscape of the National Capital Region (NCR),
witnessed a growth of 2.4% in overall occupancy in 2014/15 compared to the previous fiscal year
given the 7.3% increase in supply, primarily in the mid-market segment. In Gurgaon, existing hotels in
the city are still inclined towards low-paying MICE and Group Leisure demand in order to maintain
occupancies and address the disparity between weekday and weekend vacancies.
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Figure 3-34 Hospitality - Existing Supply Trends in different cities in NCR (2011-2015)
Planned supply - New Delhi's hotel market is expected to see supply additions of approximately
2,200 rooms (active supply) over the next two-to-five years, with proposed additions spread across
the upscale, mid-market and budget segments. The future supply is mainly in the Aerocity hospitality
district, given the high barriers to entry in the city. Therefore, the moderate supply growth coupled with
the likelihood of the burgeoning Indian economy bodes well for the nation's capital, making our
outlook for the New Delhi hotel market positive.
Figure 3-35 Hospitality - Proposed Supply Trends in NCR (2016-2019)
Gurgaon market to witnesses approx. 2,080 rooms to come up between 2016-2019, majority of the
supply is estimated to be in mid-market (52%) followed by budget segment of 24%. In Noida &
Greater Noida approx. 1,900 rooms that are announced to enter the market within the next five years;
however, only 13% of this supply is under active development, owing to various hospitality projects
being put on hold or delayed.
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Figure 3-36 Hospitality - Hotel Category Distribution for planned supply
The NCR hospitality sector is expected to witness a fresh supply of about 6,009 rooms by the end of
2019, in the upscale, midscale and economy segments. Out of the total upcoming supply, around
10% is expected to enter the market in 2016, about 25% in 2017 and the remaining 65% in 2018 &19.
The mid-market segment will contribute the most to the upcoming supply, with close to 2,942 rooms
being added by the end of 2019, which accounts to approximately 49% of the total upcoming rooms.
The share of upscale and economy hotels in the total upcoming supply is expected to be
approximately 31% and16% respectively
Performance analysis
Occupancy trend
Post 2010 crisis the slowdown in economy has affected the business across sectors which affected
the occupancy of NCR hotels. As evident from the chart below, New Delhi hotels, in the thick of the
dynamic hotel landscape of the National Capital Region (NCR), witnessed a growth of 2.4% in overall
occupancy in 2015 compared to the previous fiscal year. Gurgaon, with over 6,000 rooms, continued
to improve market wide performance in 2014/15, displaying a robust growth of 7.6% in occupancy.
NOIDA (including Greater NOIDA) over the last six years has displayed dismal performance as a
hotel market, with occupancy and average rate declining at a CAGR of 8.3%. Compared to the
previous year, the market suffered the steepest decline in occupancy (10.3%) and recorded the
lowest occupancy (48%) across all major markets in NCR region.
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Figure 3-37 Hospitality - Average Hotel Room Occupancy Trends in NCR (2011-2015)
Average room revenue (ARR) trend

The NCR market has witnessed correction in average room revenue in last five years, prime reason
being the considerable increase in room supply. The average room revenue in the NCR region has
declined by a staggering 24%, with Noida being the biggest loser with decline of 30% in average room
revenue during 2011-2015.
Figure 3-38 Hospitality - Average Room Revenue Trends in NCR (2011-2015)
The growth in ARR’s pre 2011 was attributed to growth in the macro economy and business growth
with limited rooms’ inventory. However, post 2011, increase in rooms supply in mid-scale & budget
segment along with decrease in growth of economy have adversely impacted the ARR’s in NCR
region. The competition from the e-commerce has also affected the growth of ARR’s.
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Outlook - Hospitality real estate

Amid a reviving Indian economy, the NCR region remains resilient, despite the slow first half of
2014/15 and the considerable increase in rooms supply over the past two years. The CBD hotels in
the region continue to capture demand that is driven by the ITeS, banking & finance, law, diplomatic
missions and e-commerce sectors as well as by the increasing public sector travel.
Going forward, the launch of the “Make in India” campaign that has led to increased FDI interest in the
country is anticipated to drive a large number of visits from heads of states and foreign investors
having a favourable impact on the city's hotel market. Furthermore, as a result of the relaxation of visa
restrictions and application, New Delhi, as the gateway to the tourist circuits of North India, is likely to
see increase in Leisure demand as well.
The outlook of NOIDA and Greater NOIDA continues to be challenging owing to the market's almost
exclusive dependence on MICE demand typically generated by the India Exposition Mart and Buddh
International Circuit, lack of substantial growth in Commercial demand, absence of base demand such
as Airline crew, and the market's highly price-sensitive nature.
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3.8. Ancillary Land Uses Analysis: Gurgaon Market
3.8.1. Commercial Office - Overview Gurgaon
Market review
In the last two decades, Gurgaon has transformed from an economical wasteland to a commercial
center of North India. Extensive urbanization and industrial growth have been the major drivers for
Gurgaon’s growth. It is one of the fastest growing sectors in India in terms of Commercial Real Estate.
Proximity to Delhi and international airport coupled with growth of organized real estate are the major
factors which influence the multinational companies and corporates for setting up their office in
Gurgaon. Additionally, with completion of infrastructure projects such as Gurgaon-Delhi expressway,
Delhi metro and recently rapid metro has further enhanced the connectivity of the Gurgaon to
neighbouring cities.
PBD Gurgaon Zone A PBD Gurgaon Zone B PBD Gurgaon Zone C

• MG Road, NH-8, Golf • Prominant markets Prominant markets
Course Road and Golf include DLF Cyber City, include Manesar
Course Road Extentsion Sohna Road, Udyog
Vihar and Gwal Pahari
• PBD Gurgaon Zone A - PBD Gurgaon Zone-A is predominantly a commercial development

and includes micro-markets like Mehrauli-Gurgaon Road (MG Road), NH-8, Golf Course
Road and Golf Course Extension Road. Zone-A is well-connected with Delhi through the six-
lane NH-8 and MG Road. Availability of contiguous land parcels, proximity to the international
airport, quality commercial properties and access to the talent pool attracted many corporates
here. Thus, the zone emerged as a major hub for the BFSI, FMCG, consulting, automobile
and telecom industries.
• PBD Gurgaon Zone B - PBD Gurgaon Zone-B comprises DLF Cyber City, Sohna Road and
Udyog Vihar. Over the last decade, the spurt in economic activity here is primarily on account
of the growth of the IT/ITeS sector. Moreover, ample availability of land and favourable tax
policies are the sole reasons for the emergence of Zone-B as an IT/ITeS hub. This zone is
predominantly occupied by the IT/ITeS industry as most of the buildings are either IT Parks or
IT SEZs. There is a limited presence of BFSI, media and consulting industries in this zone.
• PBD Gurgaon Zone C - Manesar which is one of the important industrial destinations in
Gurgaon district constitutes the Zone-C market of PBD Gurgaon. Located on the NH-8, it is
well connected with Gurgaon and Delhi. Other than the existing connectivity with NH-8, the
under construction Dwarka Expressway will provide seamless transit to this zone. There are a
number of operational industrial units in this zone; Maruti has set up its second manufacturing
plant here. It is also an important node for the automobile and auto components industry in
the proposed Delhi Mumbai Industrial Corridor (DMIC) project. Although it is primarily an
industrial location, it has also seen ample residential and commercial development. Particular
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pockets in this zone were auctioned by the Haryana State Industrial Development Corporation
(HSIDC) to developers for setting up commercial buildings.
Existing stock, supply & absorption analysis
Stock - Office space in Gurgaon is driven primarily by the quality office space offered, which agrees
with the needs of the occupiers. The office stock in Gurgaon stood at 72.1 million sq ft till the end of
December 2015, of which 58.1 million sq ft is occupied stock. The office stock has witnessed a CAGR
of 6%, the increase of stock primarily owing to new completion in along NH-8 and Golf course road
extension market. The vacancy levels in Gurgaon market has been stable around 20%, however the
pent-up demand from consulting and e-commerce companies, such as PWC, Uber, Bain Consulting,
Boston Consulting, Deloitte, SpiceJet, Groupon, OYO Rooms, UrbanClap, Grofers and Delhivery in
2015 has been instrumental in nudging the vacancy levels from 20% in 2014 to 19% in 2015.
Figure 3-39 Commercial Office - Absorption Trends in Gurgaon (2011-2015)

Absorption - Adequate supply of quality office spaces with associated infrastructure is driving the
leasing activity in Gurgaon and making it a preferred office address for occupiers, especially
corporates. The Gurgaon region emerged as the most preferred business district in NCR, accounting
up to 65% of the total absorption in last five years. Gurgaon was leading again in 2015 and
Figure 3-40 Stock, Occupancy & Vacancy Trends in Gurgaon (2011-2015)

accounting for 59% of the total absorption in 2015.
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Some of the locations that saw major traction in Gurgaon in 2015 are DLF Cyber City and M. G.
Road. Approximately 40% of the 95 deal closures in Gurgaon in 2015 were concentrated in these
locations.
Price Trends
The economic slowdown of 2008 had a relatively lower impact on the rentals Gurgaon city. Rentals
decreased marginally to Rs. 80-90/sq.ft./month in 2010, but witnessed increase in 2011. However,
improvement in the economic outlook and dearth in quality commercial buildings led rentals to
increase to Rs. 60-160 /sq.ft/month in 2015.
Figure 3-41 Commercial Office - Weighted Average Rental Trends in Gurgaon (2011-2015)
The rental values in Gurgaon region has witnessed a CAGR of 9% in last five years period, the
weighted average rental values witnessed a sharp 11% increase, from Rs. 117 per sq ft. per month in
2014 to Rs. 129 per sq ft. per month in 2015.
Outlook – Commercial real estate
With macroeconomic factors such as the slowdown in China, which has impacted global growth, the
India office market is expected to maintain a business-as-usual scenario in 2016. The slowdown in
the manufacturing sector has been plaguing the country for a long time now, and the impact of
government initiatives, such as the Make in India campaign, are yet to be seen.
With proposed and under construction supply of office space in Golf course road extension, Northern
Peripheral Road (Dwarka expressway) and New Gurgaon will continue to increase the overall stock in
the market and may lead to an increase in overall vacancy rate. Going forward, it is expect the
weighted average rentals to increase by 5-7% from the current values. However, quality office space
in micro-markets such as Golf course road and Sohna road is expected to witness a significant
upward pressure on price.
More than IT/ITeS, commercial office space will boost leasing in coming years. Sectors such as
aviation, manufacturing and energy, along with e-commerce companies, are expected to drive the
demand in the coming quarters significantly. Cyber city and Golf Course Road are expected to see
increased traction by corporate occupiers that are willing to pay a premium for quality space and a
prime office address.
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3.8.2. Hospitality - Overview Gurgaon
Market review
Gurgaon is situated in the south eastern part of the state along the southwest border of Delhi. Over
the years, Gurgaon has gained prominence as a key commercial and financial center forming a major
satellite city of the Delhi-NCR region with good accessibility to the Indira Gandhi International Airport.
Gurgaon has shown a robust growth in the occupancy. Due to the addition of inventory in budget and
mid-market space, there have been corrections in the average room rate (ARR). The Gurgaon market
has witnessed an increase in Meetings and Conferences and Extended Stay demand, its primary
source still remains the Commercial demand generated mainly by the areas of Cyber City, Udyog
Vihar, Golf Course Road, Mehrauli-Gurgaon Road (MG Road), and Manesar. Rapid commercial
development within areas such as Sohna Road, Golf Course Extension, Sector 82, Southern
Peripheral Road, and Manesar are anticipated to relieve the congestion from the existing CBD (Cyber
City, Udyog Vihar, and MG Road). This development coupled with improvements in infrastructure like
the Rapid Metro and multi-lane expressways are expected to generate multiple demand generating
areas for the hotel market.
Existing Supply
The supply of rooms in Gurgaon has doubled from 2011 with the supply growing at a CAGR of 17%.
Currently there are 208 hotels in Gurgaon out of which 109 are mid-market segment. Gurgaon has a
supply of 6,088 rooms with a proposed supply of 2,084 rooms till 2019-20 out of which 10% are active
developments.
Figure 3-42 Hospitality - Room Supply Trends in Gurgaon (2011-2015)
Performance Trends
Occupancy Trend
Gurgaon being a center for business and economic activities in Delhi NCR has always attracted a
large number of business tourists. It has consistently displayed high occupancy levels and has
consistently done better than Noida. The existing hotels in Gurgaon are inclined towards the low-
paying MICE and Group Leisure demand in order to maintain occupancies over lean periods.
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Figure 3-43 Hospitality - Occupancy Trends in Gurgaon (2011-2015)
Average room revenue (ARR) trend

Over the years Gurgaon has gained prominence as a key commercial and financial center forming a
major satellite city of the Delhi-NCR region with good accessibility to the Indira Gandhi International
Airport.
Figure 3-44 Hospitality - Average Room Rent Trends in Gurgaon (2011-2015)
While the Gurgaon hotel market has witnessed an increase in Meetings and Conferences and
Extended Stay demand, its primary source still remains the Commercial demand generated by
business travellers. The ARRs over the period of past 5 years have consistently reduced at a CAGR
of -5%. The average ARR in 2015 were at Rs. 6,198.
Outlook- Gurgaon Hospitality
Gurgaon is seeing a lot of development, be it development of Rapid metro, Delhi Metro, multi-lane
expressways etc. This will positively affect the hotel market and generate multiple demands
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The launch of the “Make in India” campaign has led to increased FDI interest in the country, and
Gurgaon being the center of financial and economic activities is expected to witness a large number
of visitors both from within and outside the country.
3.8.3. Commercial Retail - Overview Gurgaon
Market review
Gurgaon has the biggest retail space with 3,775 Sq.ft of modern retail per 1,000 population, along
with 78% concentration in malls Gurgaon outranks mall space of other cities. There are 22 malls in
Gurgaon. The share of food and beverages in modern retail space is highest at 17%. Another
category that outshines in Gurgaon modern retail is the share of supermarkets/ hypermarkets.
Gurgaon also has a high population of working professionals with high disposable income; hence the
retail in Gurgaon has seen an upward trend.
Existing Stock and supply analysis
Total cumulative stock of mall space in Gurgaon is approx. 8.4 million sq.ft.in Gurgaon, which is a
close second after Delhi in terms of mall space and has a 30% share of mall space in Delhi NCR.
Figure 3-45 Commercial Retail - Cumulative Retail Mall Space Trends in Gurgaon (2011-2015)
Source: Knight Frank Research
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Price Trends – Gurgaon

The retail rentals in Gurgaon since 2011 have consistently grown at a CAGR of 23% from 2011-2015.
Since 2013 to 2015, average rentals increased at 33% Y-o-Y.
Figure 3-46 Commercial Retail - Average Retail Rental Trends in Gurgaon (2011-2015)
Outlook - Retail real estate

Rental values across Gurgaon are witnessing an upward trend. Malls in Gurgaon witness a high
footfall and low vacancy. With the highest mall space across all Indian cities, Gurgaon's share in the
modern retail space of NCR is projected to increase by 2019.As the population of Delhi is moving into
the NCR region and specially Gurgaon, the retail spending will increase at a faster pace thereby
fuelling retail growth in the region.
3.8.4. Residential - Overview Gurgaon
Market review
Gurgaon is the second largest contributor to NCR's residential market and constitutes 24% of the
under construction units in NCR. New infrastructure developments and the presence of prominent
builders like DLF, TATA, Unitech, IREO, M3M, Ramprastha, Rahejas and Emaar have made Gurgaon
one of the favoured residential markets in the NCR with primarily mid to high segment projects. The
primary developing areas in Gurgaon are Golf Course Extension Road, Southern Peripheral Road
Dwarka Expressway, Manesar and Jaipur Highway. Gurgaon has been considered an investor driven
market since it came into existence.
The demand for residential space is primarily driven by investors and growing number of well paid
professionals in the urban workforce. A significant portion of the demand emanates from people who
are unable to buy a house in Delhi due to the relatively unaffordable prices. NRIs also account for a
large portion of demand for premium residential units in Gurgaon.
As the city has grown, the residential development has moved in a radial manner outwards towards
the peripheral areas of the city. Some of these peripheral areas are now part of the city and their
place has been taken by new peripheral areas. Accordingly, in terms of geography and real estate
market, Gurgaon can be divided into 5 zones. While there are no rigid boundaries between these
zones, they can be treated as micro-markets in terms of price points of residential units.
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The following map shows each of the zones and a subsequent table highlights the main characteristic
of each of these zones:
Figure 3-47 Zones
Zone A – Zone A refers to the already established part of Gurgaon which consists of a mix of
independent bungalows and group housing. The capital values of group housing units and plots and
bungalows are the highest in this region of Gurgaon. It also consists of many co-operative group
housing societies which are concentrated towards the southern periphery of the micro-market.
Zone B – This refers to the area and sectors on either side of the Golf Course Road Extension. This
area is seen as a natural extension of developments in Zone A and apart from few exceptions,
commands the second highest capital values for residential units and plots. It connects with Zone A
towards north via two main roads – one that leads directly to Metro Station at HUDA City Centre and
other through the Golf Course Road. It connects with Zone C at the point where Golf Course
Extension Roads meets Sohna Road at Badshahpur Chowk.
Zone C - Zone C, also referred to as Sohna Road micro-market, has evolved on either side of the
Sohna Road. This road runs in general direction north-west to south-east and connects this part of
Gurgaon with NH-8. The under construction Southern Peripheral Road (SPR) will connect with Sohna
Road at Badshahpur Chowk and NH-8 at Kherki Dhaula. This road will offer connectivity to new
residential sectors situated in depth from the Sohna Road. The development in Zone C can be
broadly divided into two categories – first category consists of those developments which are on
immediate sides or at slight interiors from the Sohna road. Second category consists of those projects
which are situated towards west of category one and are being developed along the under
construction SPR. The development in this zone is not a spill over from Zone B; on the contrary, initial
development happened parallel to developments in Zone A. The profile of the area has improved over
time due to Golf Course Road becoming operational and providing lateral connectivity with the rest of
Gurgaon.
Zone D1 – This zone is situated towards the north-western periphery of the city. Most of the sectors
considered under this zone, except one (Sectors 37D), fall toward north of Rewari-Delhi railway line.
The residential and commercial zones are on either side of the under construction Northern
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Peripheral Road (NPR), more commonly referred to as Dwarka Expressway. This road will connect
Gurgaon with Delhi towards north and NH-8 towards South. This promised connectivity with Delhi is
the main USP of this zone.
Zone D2 – This zone is situated towards the west of Zone D1 and the Northern Peripheral Road.
Apart from connectivity with the NPR, this zone will also have direct connectivity with NH-8. Along with
Zone D1, this zone accounts for the largest share of residential development activity in Gurgaon.
The old urbanization boundary as per the Gurgaon-Manesar Master Plan-2025 has been extended in
the latest Gurgaon-Manesar Master Plan-2031. Consequently, sectors 88A, 88B, 89A, 89B, 95A and
95B have been added on to the urban real estate development map as residential and public utilities
sector. These Sectors are located on the land plot previously earmarked for SEZ. This part of
Gurgaon is still under transformation and has huge real estate potential because of its proximity to
Manesar as well as the developed Gurgaon. As against the generic trend in Gurgaon of roads
development post the project construction, this region often known as 'New Gurgaon' has witnessed
marked improvement in road networks, way before project construction.
Existing Supply & Absorption
Supply- Over the years, Gurgaon has seen considerable development activity in the residential
domain and as older areas have got saturated, the development has shifted to peripheral areas. The
following graph shows the year-on-year launch of new residential projects in Gurgaon region.
Figure 3-48 Residential - New Launch Trends in Gurgaon (2011-2015)
On account of robust growth in economy and IT/ITeS industry Gurgaon region was registering the
fastest growth in residential real estate in the country till 2012. Gurgaon market has been witnessing
launch approx. 25,000 units per year, with investor participation of more than 60%. However, post
2012 slow economic growth, high inflation, and high interest rate along with high capital values
affected the residential market of Gurgaon. Developers with high debt were unable to finish projects
on time, which negatively affected the sales and developers restraint from launching new projects.
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Figure 3-49 Residential - Ticket Price in Gurgaon
Gurgaon contributed significantly to the new launches in NCR in H2 2015, accounting for up to 27% of
the overall units launched. Backed by the Haryana government’s Affordable Housing Policy 2013,
Gurgaon showed a 20% increase in new launches in 2015, compared to 2014. The policy intends to
build group housing projects of a predefined size via a private developer, which would be available to
buyers at a predetermined rate.
Absorption - Approximately 9,226 units were sold in 2015, compared to 21,000 units in 2011, thus
registering a decrease of staggering 56%; however, with the base remaining low, the long-term
sustenance of the percentage growth is yet to be seen. The sales volume in Gurgaon has remained
subdued. Macroeconomic factors, along with ambiguity of infrastructure completions and developer
delays, have adversely affected the Gurgaon market.
Gurgaon market was affected the most by the slowdown in real estate market. Traditionally, being an
investor driven market, Gurgaon has been witnessing increasing number of price sensitive end user
participation. High capital values and developers ability to complete the projects on time has
discouraged the buyers, who are primarily looking for ready to move in or projects to be completed in
next one year.
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Figure 3-50 Residential - Absorption Trends in Gurgaon (2011-2015)
While, residential sales in secondary market has remained sluggish there is high traction in secondary
market, owing to discount in prices up to 20-25%.
Price trends
The increased demand for real estate between 2009 and 2013 saw prices double in some micro
markets in Gurgaon. However, the weighted average prices in the city have remained subdued in the
last three years. The weighted average price in Gurgaon has witnessed increase in CAGR of 9%,
from Rs. 3,692 per sq. ft. in 2010 to Rs. 6,181 per sq. ft. in 2015.
Figure 3-51 Residential - Weighted Average Price Trend in Gurgaon (2011-2015)
Gurgaon market is witnessing correction in prices across micro markets, slow sales. Low investor
participation along with low price in secondary market has affected the pricing of new launch units.
However recent developments in 2015, such as the clearance of the Dwarka Expressway litigation in
Gurgaon, have had positive impacts on the market. With the 18-km expressway now completely
litigation-free, buyer interest in the zone is expected to revive.
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Gurgaon market health

Gurgaon QTS has moved from a QTS of 3 in 2010 to 24 in 2015, on account of low investor
sentiments, high prices and low buyer confidence in developers.
Figure 3-52 Residential - Quarter To Sell (QTS) Trends in Gurgaon (2011-2015)
Outlook – Residential real estate

Gurgaon is an important realty market of the country, and especially in the National Capital Region
(NCR). However, Gurgaon was not unaffected by the slump that hit the country’s realty sector. Sales
declined, new launches decreased, prices came down and the overall sentiment plummeted in the
year 2015. The city of Gurgaon has for long been the frontrunner of the rapid growth in the NCR
region over the years, owing to the presence of various multinational corporations. This factor has for
long attracted countless expatriates and NRIs, and resulted in Gurgaon’s realty boom over the past
decade-and-a-half. However, the past couple of years have been tough for Gurgaon’s real estate
market.
While Gurgaon’s realty market favoured developers in the period 2010-12, it is now clearly a buyers’
market. However, most buyers being primarily end users; still see the market’s prices as unattractive.
Despite the not insignificant challenges ahead, the future of Gurgaon’s real estate market is positive
and hopeful. With a projected GDP growth of around 7.5 per cent, a robust economy will generate
income for more and more people and most likely boost demand. Gurgaon is the hub of the service
industry in NCR, and surrounding areas are becoming increasingly important in the manufacturing
sector. The government’s ‘Make in India’ initiative will ensure more industries, and this will directly
result in increased housing demand.
Secondly, the RBI’s recent rate cuts will start having an impact on bank’s lending rates somewhere by
Q2 of FY 2016-17, resulting in lower home loan rates and greater demand. Also, the government’s
initiatives of easing FDI in real estate will improve liquidity, meaning that developers will have to
provide more space for offering good deals to the buyer.
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3.9. Ancillary land uses analysis: Catchment Region
3.9.1. Residential - Overview Catchment
Market review
As per the client brief, the subject site for the proposed Global City falls within Sectors 36, 36B,
37,37A, 37B, 37C, 37D and 88. Its development will be influenced by the surrounding developments,
and those within the broader Urban Complex. Thus we have considered New Gurgaon (includes
sector 80, 81, 81A, 82, 82A, 83, 84, 85, 86, 88A, 88B, 89, 89A, 90, 91, 92, 93, 94 and 95) and Dwarka
Expressway (includes sector 99, 100, 101,102,103,104,105,106,107,108, 109, 110, 110A,111, 112,
113, 114, 37C and 37D) for the catchment region.
New Gurgaon
New Gurgaon is the upcoming residential hub along NH-8 that forms the southern side of Dwarka
Expressway. The corridor is called New Gurgaon because it is seen as a lateral extension of
Gurgaon. The influence of New Gurgaon extends to both sides of NH-8 on crossing the toll at Kherki
Daula, but we expect sectors 80 - 95 spearheading the upside in the coming five years. New Gurgaon
falls on the southern side of Dwarka Expressway, which will provide better connectivity and
infrastructure once it is fully operational. New Gurgaon is located at a commutable distance of 30 - 40
minutes from the well-established commercial corridors of Sohna Road, DLF CyberCity and Golf
Course Road through well-laid internal roads, NH-8 and Golf Course Extension Road.
New Gurgaon region has been on the real estate development horizon since 2007, however the
activity gained momentum post 2010 & 2011 The region has witnessed an average supply of approx.
44,800 units since 2008 out of which approx. 33,132 have been absorbed with remaining 11,700 units
still unsold. Supply in the region has been following absorption, keeping the unsold supply under
check ~ Average unsold supply over past year in the range of 20 – 25%.
Figure 3-53 Residential - New Launch Trend in New Gurgaon (2008 - 2015)
93
Figure 3-54 Residential - Absorption Trends in New Gurgaon (2008-2015)
Price Trends
The average capital values in the region have witnessed an increase at a CAGR of 12% over 2008 to
2015, while the same has been decreasing over the past two years. The region has been witnessing
end-user demand primarily owing to lower capital values in the peripheral sectors such as sector 95,
92, etc., which is approx. in the range of Rs. 3,800 – Rs. 4,500 per sq.ft.
Figure 3-55 Residential - Weighted Average Price Trends in New Gurgaon (2008-2015)
Ticket price wise analysis

Being an affordable real estate market, the majority of the new launches are in ticket price range of
Rs. 5 million to Rs. 7.5 million accounts. This accounts for 62% of the new units launched in the
region. Post 2012, with increase in land prices and completion of supporting infrastructure, the prices
have increased which also reflects in the ticket price split. Post 2012, the region has witnessed
94
increase in supply in ticket price segment of Rs. 10 million to Rs. 1.5 million, which accounts for 68%
of new launch units.
Figure 3-56 Residential - Ticket Price wise Split Trends in Gurgaon (2008-2015)
Dwarka Expressway
Dwarka Expressway, also known as the Northern Peripheral Road was announced in the Master Plan
2021 in 2007, in order to connect Dwarka with Gurgaon and reduce the congestion on NH-8. The
area surrounding the road has seen development from various builders.
The Dwarka Expressway region post its announcement in 2007 has seen a lot of development. The
supply peaked during 2011 and 2012 but due to the expressway missing its deadline multiple times
the new launches drastically declined. Since 2007 till 2015, approximately 43,074 units were
witnessed in the region, out of which approximately 34,490 units were absorbed in the micro market.
Figure 3-57 Residential - New Unit Launch Trends on Dwarka Expressway (2008-2015)
95
Figure 3-58 Residential - Absorption Trends on Dwarka Expressway (2008-2015)
Price Trends
The average capital values in the region have witnessed an increase at a CAGR of 11% over 2008 to
2015. As the market is a low capital value market and is driven by end-user, from 2012 to 2015, the
market saw a massive growth followed by a correction in the market prices.
Figure 3-59 Residential - Weighted Average Price Trends on Dwarka Expressway (2008-2015)
Ticket price wise analysis

The region was initially developed as a low- ticket size market with majority of projects being launched
below Rs. 50 Lakh, but from 2007 to 2012, the ticket size started increasing. 2014 onwards with a
correction in the market the ticket size reduced.
96
Figure 3-60 Residential - Ticket Price wise New Launches Trends on Dwarka Expressway (2008-2015)
97
3.9.2. Residential - Demand Assessment
Broad Methodology & Assumptions

AECOM has adopted the following methodology for estimating the overall residential space demand
in the proposed Global city project:
Figure 3-61 Residential space – Demand Assessment Methodology
98
To determine the overall residential demand in the subject site catchment, following set of assumption
were made by AECOM based on the experience from developing similar prototype demand models
Key assumptions & benchmarks
• Yearly population between 2001 and 2011 census was derived based on the average decadal
growth rate between 2001 and 2011 (data source Census of India)
• Average household size of 4.3 has been considered as per the data from Census of India
• Actual apartment absorption figures has been used on basis of Knight Frank research
• To calculate the induced demand from the commercial office space and IT space, we have
projected the current office & IT supply of the Gurgaon city with an annual increase of 5%
considering the market and Knight Frank expertise in the real estate sector
• We have considered that 30% percent of net population will be transformed into housing demand
from employment generation by increase in office space and IT space supply. The assumption is
based on the experience from developing similar demand models for similar size of metropolitan
cities
• We have considered that 10% of the population living in rented accommodation will also get
transformed into housing demand for Gurgaon city
• 50% of the total expected housing demand will translate into housing demand for the catchment
region. The assumption is based on the historical trend on the ratio of housing unit absorption at
catchment region as compared to housing unit absorption at Gurgaon city level.
99
Demand Analysis
Table 3-5 Residential space – Demand Assessment
GURGAON HOUSING DEMAND ASSESSMENT

Parameters Projected Numbers
2016 P 2017 P 2018 P 2019 P 2020 P 2021 P 2022 P 2023 P 2024 P 2025 P
1 Demand - Natural Population
Growth
Population in Lakhs 1 15,19,869 16,56,657 18,05,756 19,68,274 21,45,418 23,38,506 25,48,972 27,78,379 30,28,433 33,00,992
Annual Growth Rate (2001-2011) 2 9%
Compound Annual Growth Rate
Average Household Size 3
Number of HH 3,53,458 3,85,269 4,19,943 4,57,738 4,98,935 5,43,839 5,92,784 6,46,135 7,04,287 7,67,673
No. of new HH to be added 35,027 31,811 34,674 37,795 41,196 44,904 48,945 53,351 58,152 63,386
Actual Apartment Absorption4 9,456 9,693 10,662 13,327 16,659 20,824 26,030 32,538 40,672 50,840
27% 30% 31% 35% 40% 46% 53% 61% 70% 80%
Induced Demand - Office Space (Non IT-
2 BFSI)
(2016-2020)
Estimated Supply in Sft by 2015 5 30,80,922 32,34,968 33,96,716 35,66,552 37,44,879 39,32,123 41,28,730 43,35,166 45,51,924 47,79,520
Total no. of Employees in Office sector 6 25,674 26,958 28,306 29,721 31,207 32,768 34,406 36,126 37,933 39,829
Net Population 7 (Adding indirect employment) 33,377 35,045 36,798 38,638 40,570 42,598 44,728 46,964 49,313 51,778
HH Addition 7,762 8,150 8,558 8,985 9,435 9,907 10,402 10,922 11,468 12,041
Percentage of net population that can be
transformed into housing demand 8 2,329 2,445 2,567 2,696 2,830 2,972 3,121 3,277 3,440 3,612
Expected Demand for Apartment Segment 2,329 2,445 2,567 2,696 2,830 2,972 3,121 3,277 3,440 3,612
Induced Demand - IT Spaces
3
(2016-2020)
Estimated Supply in Sft by 20159 13,71,000 15,08,100 16,58,910 18,24,801 20,07,281 22,08,009 24,28,810 26,71,691 29,38,860 32,32,746
No. of Employees in IT Sector 10 13,710 15,081 16,589 18,248 20,073 22,080 24,288 26,717 29,389 32,327
No. of Employees in ITES Sector 10 15,233 16,757 18,432 20,276 22,303 24,533 26,987 29,685 32,654 35,919
Total no. of employees in IT 28,943 31,838 35,021 38,524 42,376 46,614 51,275 56,402 62,043 68,247
Net Population 7 (Adding indirect employment) 37,626 41,389 45,528 50,081 55,089 60,598 66,657 73,323 80,655 88,721
HH Addition 8,750 9,625 10,588 11,647 12,811 14,092 15,502 17,052 18,757 20,633
Percentage of net population that can be
transformed into housing demand 8 2,625 2,888 3,176 3,494 3,843 4,228 4,651 5,116 5,627 6,190
Existing housing pattern

4
(2016-2020)
Ownership pattern 12 (Owned) 10,03,113 10,93,393 11,91,799 12,99,061 14,15,976 15,43,414 16,82,321 18,33,730 19,98,766 21,78,655
Ownership pattern 12 (Rented) 5,16,755 5,63,263 6,13,957 6,69,213 7,29,442 7,95,092 8,66,650 9,44,649 10,29,667 11,22,337
HH Addition 1,20,176 1,30,991 1,42,781 1,55,631 1,69,638 1,84,905 2,01,547 2,19,686 2,39,458 2,61,009
Net population that can be transformed into
housing demand 12,018 13,099 14,278 15,563 16,964 18,491 20,155 21,969 23,946 26,101
Total Housing Demand (Apartment
Segment) 26,427 28,124 30,684 35,080 40,297 46,514 53,956 62,898 73,685 86,743
(1+2+3+4)
Actual Historical Absorptions in Catchment 6,954 7,650 8,415 9,256 10,182 11,200 12,320 13,552 14,907 16,398
Total Expected Absorption to Translate
into Demand for Apartments in Catchment 1,461 1,536 1,670 1,937 2,259 2,649 3,123 3,701 4,408 5,276
Area11
Share of Luxury (INR 1.5 Mn & above) 214 225 245 284 331 388 458 543 647 774
Share of Mid (INR 0.5 to 1.5 Mn) 1,017 1,070 1,164 1,349 1,574 1,845 2,175 2,578 3,071 3,676
Share of Affordable (less than 0.5 Mn) 229 241 262 303 354 415 489 580 691 827
Area Demand (in Sqft) 1752600 1842736 2004218 2324172 2710372 3178304 3747243 4441191 5290050 6331093
The detailed analysis for the estimation of the residential demand in the proposed project by end of 10
year horizon is 33.6 Mn. Sq.ft which shall be spread in broad three categories which includes Luxury
segment (15%), Mid income segment (70%) and Affordable segment (16%).
100
3.9.3. Commercial Office - New Gurgaon & Dwarka Expressway
Market review
The commercial market is still in nascent stage, with limited availability of completed commercial
office space. The market has not evolved as a commercial destination as other markets of the city.
The New Gurgaon region has approx. 3 million of office space under construction, which is expected
to be completed in next 4 – 5 years.
Commercial Office - Existing Supply
The commercial office supply in the region is not consistent with supply of residential units. Majority of
the commercial office supply in the region is in the mix development format, with retail shops on
ground floor and office space on upper floors. The commercial projects primarily have been launched
in the sectors adjoining NH-8 on the 75 mtr. wide designated commercial land in the region.
Figure 3-62 Commercial Office - Supply Trends in New Gurgaon (2011-2015)

While, Dwarka expressway has witnessed astounding growth in residential market, the commercial
market has not been able to witness growth on account of poor sector infrastructure and connectivity.
The delay of Northern peripheral expressway has affected the both residential and commercial real
estate market in the region.
Figure 3-63 Commercial Office - Supply Trends on Dwarka Expressway (2011-2015)
101
3.9.4. Commercial Office - Demand Assessment

AECOM has adopted the following methodology for estimating the overall Commercial office space
Figure 3-64 Commercial Office space – Demand Assessment Methodology
demand in the proposed Global city project:
102
To determine the overall demand in the subject site catchment, following set of assumption were
made by AECOM based on the experience from developing similar prototype demand models
Key assumptions & benchmarks:
• Analysis of historic performance of IT/ITeS revenues from Gurgaon, concentrating on revenues of

IT- Software Services and ITES-BPO segment.
• Trend in the revenue per employee for the IT-Software and ITeS-BPO Segment. The revenue per
employee has been derived for each segment based on the total revenue for the subject segment
in a given year and number of employees. The revenue and employee numbers are based on
NASSCOM estimates.
• The future revenues in the IT-Software and ITeS-BPO Segment have been projected based on an
assumed percentage Y-O-Y growth rate. For the purpose of the study, the future growth
projections are based on Nasscom projections which say the next phase of growth in likely to be
in the range of CAGR of 18% till the year 2025 taking the overall revenue to USD 450 Bn.
• The projected per annum revenue for each IT segment has been divided by the revenue per
employee data in that segment for a given year. This allows for arriving at the total number of new
employees added to each IT segment in the particular year.
• Employee additions and subsequent space requirements for Gurgaon has been calculated based
on the fact that Gurgaon accounts for 7% of India’s revenue.
• Conversion of the estimated supply into catchment after applying fair market share allocation on
basis of the historical trends and after considering improvement in overall physical infrastructure
such as extension of Dwarka Metro link to Gurgaon, completion of Dwarka express way etc.
103
Demand Analysis
Table 3-6 Commercial Office space – Demand Assessment
IT-BPM Revenue FY 2016P FY 2017P FY 2018P FY 2019P FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025
Projected Data
Total Revenue (USD Bn) 155 182 215 254 300 354 418 493 582 687
Exports (USD Bn) 114 135 159 188 222 262 309 365 431 509
Domestic (USD Bn) 40 47 56 66 78 92 108 128 151 178
Exchange Rate (INR/USD) 64 66 69 72 75 78 81 84 87 91
Total Revenue (INR Bn) 9,855 12,101 14,859 18,245 22,403 27,508 33,777 41,474 50,925 62,530
Exports (INR Bn) 7,298 8,961 11,002 13,510 16,588 20,369 25,010 30,710 37,708 46,301
Domestic (INR Bn) 2,558 3,141 3,857 4,735 5,814 7,139 8,766 10,764 13,217 16,229
Total Employee Base 40,02,574 45,51,307 51,75,268 58,84,771 66,91,543 76,08,920 86,52,064 98,38,218 1,11,86,988 1,27,20,667
Total Employee Base ~ Exports 29,63,738 33,70,052 38,32,069 43,57,426 49,54,807 56,34,086 64,06,490 72,84,787 82,83,495 94,19,120
Total Employee Base ~ Domestic 10,38,836 11,81,255 13,43,199 15,27,345 17,36,736 19,74,834 22,45,574 25,53,431 29,03,493 33,01,547
Revenue Per Employee Total (INR) 24,62,275 26,58,868 28,71,156 31,00,394 33,47,935 36,15,240 39,03,886 42,15,579 45,52,158 49,15,611
Revenue Per Employee (Growth Rate)
Average Export Revenue per Employee (INR) 18,23,211 19,68,780 21,25,971 22,95,712 24,79,005 26,76,933 28,90,664 31,21,460 33,70,682 36,39,803
Domestic (INR) 6,39,064 6,90,088 7,45,186 8,04,682 8,68,930 9,38,306 10,13,222 10,94,120 11,81,476 12,75,807
Gurgaon's Share of Employee Base 2,80,180 3,18,591 3,62,269 4,11,934 4,68,408 5,32,624 6,05,644 6,88,675 7,83,089 8,90,447
Exports 2,07,462 2,35,904 2,68,245 3,05,020 3,46,836 3,94,386 4,48,454 5,09,935 5,79,845 6,59,338
Domestic 72,719 82,688 94,024 1,06,914 1,21,572 1,38,238 1,57,190 1,78,740 2,03,245 2,31,108
Total Incremental Employee Base 33,780 38,411 43,677 49,665 56,474 64,216 73,020 83,031 94,414 1,07,358
Incremental Employee base-Exports 25,013 28,442 32,341 36,775 41,817 47,550 54,068 61,481 69,910 79,494
Incremental Employee base-Domestic 8,767 9,969 11,336 12,890 14,657 16,667 18,952 21,550 24,504 27,864
Additional Y-o-Y IT Space Required (Mn Sq.ft.) 3.38 3.84 4.37 4.97 5.65 6.42 7.30 8.30 9.44 10.74
Y-o-Y IT SEZ Space Required (Mn Sq.ft.) 2.25 2.56 2.91 3.31 3.76 4.28 4.87 5.53 6.29 7.15
Y-o-Y Other IT Space Requirement (Mn Sq.ft.) 0.96 1.10 1.25 1.42 1.61 1.83 2.08 2.37 2.70 3.07
Total commercial space required (Mn Sq. ft) 6.59 7.50 8.53 9.69 11.02 12.53 14.25 16.21 18.43 20.96
IT/ ITeS 0.53 0.60 0.68 0.78 0.88 1.00 1.14 1.30 1.47 1.68
BFSI 2.11 2.40 2.73 3.10 3.53 4.01 4.56 5.19 5.90 6.71
Manufacturing 0.99 1.12 1.28 1.45 1.65 1.88 2.14 2.43 2.76 3.14
Other Services 2.97 3.37 3.84 4.36 4.96 5.64 6.41 7.29 8.29 9.43
Applying Fair Market Share Allocation -
4,94,519 7,49,753 10,65,675 14,54,129 19,29,063 25,06,889 32,06,892 40,51,712 50,67,899 62,86,563
Expected Demand for the Subject Site
The detailed analysis for the estimation of the residential demand in the proposed project by end of
10 year horizon is 26.8 Mn. Sq.ft which shall be spread in three broad categories which includes Multi-
Tenanted Office – led by IT/ITES and BPO services accounting for (25%), followed by a Campus led-
Financial District Centre – which includes – Banking, Insurance, Stock Exchange / Commodity
exchange, International Private Equity Fund houses, REITs accounting for 45%, and last category
shall include Innovation led Incubation Zone which shall house – Mobile and application development
flexible shared spaces, Research and Development led, Media and Mass communication tenant/
occupiers focused accounting for 30%of proposed space.
104
3.9.5. Commercial Retail - Existing Supply
The retail market has witnessed more growth as compared to office space in both the region New
Gurgaon as well as along the Dwarka expressway. The growth in New Gurgaon market retail space is
attributed to the completion and delivery of approx. 4,000 units in past couple of years. People have
started living in the developed sectors such as 84, 85 etc.
Figure 3-65 Commercial Retail - Supply Trends in New Gurgaon (2011-2015)
While the construction of Dwarka expressway is still to be completed and possession of a few projects
which were launched in 2008-09 has started, the developers have also begun launching the retail
projects in the region.
Figure 3-66 : Commercial Retail - Supply Trends on Dwarka Expressway (2011-2015)
105
3.9.6. Commercial Retail - Demand Assessment

AECOM has adopted the following methodology for estimating the overall Commercial retail space
demand in the proposed Global city project:
Figure 3-67 Commercial Retail space – Demand Assessment Methodology
106
• Household Income Distribution – NPR, SPR -Micro Market
The distribution of household based on Indicus Analytical Socio-Economic-Classification (SEC)

indicates that the High Income, Upper Middle i.e. SEC A & B is approximately 33%
This distribution of households by income class would be dominated by the upper middle and middle
income groups i.e. SEC (C, D &E) which accounts for 67%
107
Demand Analysis
Table 3-7 Commercial Retail space – Demand Assessment
Retail space demand analysis

RETAIL DEMAND ESTIMATES
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Rea l Growth Index 1.00 1.05 1.10 1.16 1.22 1.28 1.34 1.41 1.48 1.55
1. Primary Office Catchment's Retail Demand

Tota l Empl oyment- Gurga on 280180 318591 362269 411934 468408 532624 605644 688675 783089 890447
Ta rget Empl oyment 28018 31859 36227 41193 46841 53262 60564 68868 78309 89045
Reta i l Expendi ture s i ze
Reta i l Expendi ture per empl oyee 31938 33534 35211 36972 38820 40761 42799 44939 47186 49546
Si ze of Pri ma ry reta i l expendi ture - Offi ce 894.8 1068.4 1275.6 1523.0 1818.4 2171.0 2592.1 3094.9 3695.1 4411.8
2. Secondary Catchment's Retail Demand

Tota l Seconda ry Popul a ti on 15,19,869 16,56,657 18,05,756 19,68,274 21,45,418 23,38,506 25,48,972 27,78,379 30,28,433 33,00,992
Avg. HH Si ze 4.3 4.3 4.3 4.3 4.3 4.3 4.3 4.3 4.3 4.3
Tota l Hous ehol ds 3,53,500 3,85,300 4,19,900 4,57,700 4,98,900 5,43,800 5,92,800 6,46,100 7,04,300 7,67,700
Ca tegory 1 : (SEC A & B) 1,16,655 1,27,149 1,38,567 1,51,041 1,64,637 1,79,454 1,95,624 2,13,213 2,32,419 2,53,341
Ca tegory 2 : (SEC C, D & E) 2,36,845 2,58,151 2,81,333 3,06,659 3,34,263 3,64,346 3,97,176 4,32,887 4,71,881 5,14,359
Reta i l Dema nd from Ca t 1 Hous ehol ds

Es ti ma ted Avera ge Hous ehol d Income 10,75,000 11,28,750 11,85,188 12,44,447 13,06,669 13,72,003 14,40,603 15,12,633 15,88,265 16,67,678
Ca t 1 : Hous ehol d Expendi ture / Hous ehol d Income 75,242 86,112 98,537 1,12,778 1,29,076 1,47,727 1,69,090 1,93,508 2,21,486 2,53,495
Ca t 1 :Reta i l Expendi ture / Hous ehol d Expendi ture 18,811 21,528 24,634 28,194 32,269 36,932 42,272 48,377 55,371 63,374
Reta i l Expendi ture Spent i n Ma l l Reta i l 8,465 9,688 11,085 12,687 14,521 16,619 19,023 21,770 24,917 28,518
Reta i l Expendi ture Spent i n Non-Ma l l Reta i l 10,346 11,840 13,549 15,507 17,748 20,312 23,250 26,607 30,454 34,856
Reta i l Dema nd from Ca t 2 Hous ehol ds

Es ti ma ted Avera ge Hous ehol d Income 5,91,250 6,20,813 6,51,853 6,84,446 7,18,668 7,54,601 7,92,332 8,31,948 8,73,546 9,17,223
Ca t 2 : Hous ehol d Expendi ture / Hous ehol d Income 98,024 1,12,184 1,28,371 1,46,924 1,68,157 1,92,455 2,20,287 2,52,098 2,88,547 3,30,247
Ca t 2 : Reta i l Expendi ture / Hous ehol d Expendi ture 14,704 16,828 19,256 22,039 25,224 28,868 33,043 37,815 43,282 49,537
Reta i l Expendi ture Spent i n Ma l l Reta i l 3,676 4,207 4,814 5,510 6,306 7,217 8,261 9,454 10,821 12,384
Reta i l Expendi ture Spent i n Non-Ma l l Reta i l 11,028 12,621 14,442 16,529 18,918 21,651 24,782 28,361 32,462 37,153
Tota l Seconda ry Reta i l Spent 12,141 13,894 15,899 18,197 20,827 23,836 27,283 31,223 35,738 40,902
Avg. Ca pture 5% 5% 5% 5% 5% 5% 5% 5% 5% 5%
607 695 795 910 1,041 1,192 1,364 1,561 1,787 2,045
3. Retail Space Demand
Tota l Reta i l Expendi ture Spent i n Ma l l Reta i l 1,502 1,763 2,071 2,433 2,860 3,363 3,956 4,656 5,482 6,457
Annua l Gros s Sa l es Turnover Requi red 1,29,170 1,35,629 1,42,410 1,49,530 1,57,007 1,64,857 1,73,100 1,81,755 1,90,843 2,00,385
Supporta bl e Ma l l Reta i l GFA 12,900 14,400 16,200 18,100 20,200 22,700 25,400 28,500 31,900 35,800
1,38,856 1,55,002 1,74,377 1,94,828 2,17,433 2,44,343 2,73,406 3,06,774 3,43,372 3,85,351
4. Retail Space Supply
Es ti ma ted Suppl y i n the ca tchment a rea 12,72,204 12,72,204 12,72,204
5. Demand Supply Gap
Suppl y Ga p 1.1 1.1 1.1 -0.2 -0.2 -0.2 -0.3 -0.3 -0.3 -0.4
6. Tota l Reta i l Expendi ture Spent i n Non-Ma l l Reta i l 21,374 24,461 27,991 32,036 36,666 41,964 48,032 54,968 62,916 72,008
Avg. Ca pture 5% 5% 5% 5% 5% 5% 5% 5% 5% 5%
Annua l Gros s Sa l es Turnover Requi red 64,580 64,580 64,580 64,580 64,580 64,580 64,580 64,580 64,580 64,580
Supporta bl e Non-Ma l l Reta i l GFA 18,400 21,000 24,100 27,600 31,500 36,100 41,300 47,300 54,100 61,900
7. Tota l Supporta bl e Ma l l a nd Non-Ma l l Reta i l GFA 31,300 35,400 40,300 45,700 51,700 58,800 66,700 75,800 86,000 97,700
The detailed analysis for the estimation of the residential demand in the proposed project by end of 10
year horizon is 5.8 Mn. Sq.ft which shall be spread in two categories which includes Organized Mall
format which accounts for (25%), followed by High-street and Neighbourhood level convenient space
accounting for 75% of proposed space.
108
3.9.7. Hospitality - Service apartments
The New Gurgaon and Dwarka Expressway markets are primarily residential markets. The demand
for serviced apartments in the market is still at a nascent stage as the commercial activities are still
not developed in the area. Hence the absorption rate in the market is low as out of the total market
supply of 4,365 units in the market 2,928 units have been absorbed.
Figure 3-68 Hospitality - Service Apartment Launch Trends on Dwarka Expressway (2011-2015)
Figure 3-69 Hospitality - Service Apartment Launch Trends in New Gurgaon (2011-2015)
109
3.9.8. Hospitality - Demand Assessment

AECOM has adopted the following methodology for estimating the overall Hospitality space demand
in the proposed Global city project:
Figure 3-70 Hospitality space – Demand Assessment Methodology
110
• Room night per Employee benchmarks
The two main markets were identified—business hotel rooms for corporate and business travellers
visiting IT/ITES and BFSI sector; and room night demand from the industrial land uses. Existing
benchmarks used by the hospitality industry research experts HVS for development and valuation of
hospitality industries were applied as follows:
o Room Nights / Commercial office Employee: 2
o Room Nights / Logistic & Freight Employee: 0.5
• Category wise Average Occupancy
The broad division of average room night demand in various categories of hotel is estimated based on
comparative trends of overnight stay recorded leading tour & travel operators, ICCA – India trends
and published reports from Department of Tourism, India.
Average Room Night Demand by Hotel Category
120%
Service
100% Apartments
5% 10% 10% (Studio Apt.)
Budget
80% 35% 20%
30%
60% 4 Star
30%
20%
40% 35%
5 Star / 5 Star
D
20% 40% 40%
25%
0%
ECC & IFC Commercial - Overnight FTA - Leisure ECC Delegate
Office
111
Demand Analysis
Table 3-8 Hospitality space – Demand Assessment
HOTEL DEMAND ESTIMATES

2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Total Gurgaon Employment 2,80,180 3,18,591 3,62,269 4,11,934 4,68,408 5,32,624 6,05,644 6,88,675 7,83,089 8,90,447
Estimated employment in Micro M 42,027 47,789 54,340 61,790 70,261 79,894 90,847 1,03,301 1,17,463 1,33,567
Business Accommodation Demand : Commercial

Room nights generated 4,20,300 4,77,900 5,43,400 6,17,900 7,02,600 7,98,900 9,08,500 10,33,000 11,74,600 13,35,700
minus: Accommodation by Comp 1,26,090 1,43,370 1,63,020 1,85,370 2,10,780 2,39,670 2,72,550 3,09,900 3,52,380 4,00,710
Total Rm Night Demand in Commerci 2,94,210 3,34,530 3,80,380 4,32,530 4,91,820 5,59,230 6,35,950 7,23,100 8,22,220 9,34,990
By Type of Accommodation
15 5 Star / 5 Star D 35,300 40,100 45,600 51,900 59,000 67,100 76,300 86,800 98,700 1,12,200
4 Star 1,54,200 1,75,300 1,99,300 2,26,600 2,57,700 2,93,000 3,33,200 3,78,900 4,30,800 4,89,900
Budget 72,400 82,300 93,600 1,06,400 1,21,000 1,37,600 1,56,400 1,77,900 2,02,300 2,30,000
Service Apartments (Studio Apt.) 32,400 36,800 41,800 47,600 54,100 61,500 70,000 79,500 90,400 1,02,800
Rm Demand by Type of Accommodation

5 Star / 5 Star D 160 180 210 240 270 310 350 400 450 510
4 Star 660 750 850 970 1,100 1,250 1,430 1,620 1,840 2,100
Budget 300 340 380 440 490 560 640 730 830 940
Service Apartments (Studio Apt.) 140 160 180 200 230 260 300 340 380 430
Subtotal Supportable Rooms 1,260 1,430 1,620 1,850 2,090 2,380 2,720 3,090 3,500 3,980
Leisure Accommodation Demand

Total Overnight Tourist Arrivals NCR - 21,35,270 21,93,742 22,53,815 23,15,533 24,31,309 25,52,875 26,80,519 28,14,545 29,55,272 31,03,035
Tourist Capture rate 42,705 43,875 45,076 46,311 48,626 51,057 53,610 56,291 59,105 62,061
Avg. Length of Stay 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5
Avg. Guest per Room 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2
Room Night Demand by Type of Acc 53,400 54,800 56,300 57,900 60,800 63,800 67,000 70,400 73,900 77,600
5 Star / 5 Star D 10,700 11,000 11,300 11,600 12,200 12,800 13,400 14,100 14,800 15,500
4 Star 21,400 21,900 22,500 23,200 24,300 25,500 26,800 28,200 29,600 31,000
Budget 16,000 16,400 16,900 17,400 18,200 19,100 20,100 21,100 22,200 23,300
Service Apartments (Studio Apt.) 5,300 5,500 5,600 5,800 6,100 6,400 6,700 7,000 7,400 7,800
Rm Demand by Type of Accommodation

5 Star / 5 Star D 49 50 52 53 56 59 61 65 68 71
4 Star 92 94 96 99 104 109 115 121 127 133
Budget 22 22 23 24 25 26 27 29 30 32
Subtotal Supportable Rooms 230 236 242 249 262 274 288 303 318 334
Accommodation Space Demand

Total (Business + Leisure) Rm Demand by Type of Accommodation
5 Star / 5 Star D 209 230 262 293 326 369 411 465 518 581
4 Star 752 844 946 1,069 1,204 1,359 1,545 1,741 1,967 2,233
Budget 322 362 403 464 515 586 667 759 860 972
Total Supportable Rooms 1,490 1,666 1,862 2,099 2,352 2,654 3,008 3,393 3,818 4,314
Expected Supply in Gurgaon
Total Accommodation GFA (SQM) by Type of Accommodation

5 Star / 5 Star D 20,900 23,000 26,200 29,300 32,600 36,900 41,100 46,500 51,800 58,100
4 Star 56,400 63,300 71,000 80,200 90,300 1,01,900 1,15,900 1,30,600 1,47,500 1,67,500
Budget 16,100 18,100 20,100 23,200 25,700 29,300 33,400 37,900 43,000 48,600
Service Apartments (Studio Apt.) 20,700 22,900 25,100 27,300 30,700 34,100 38,500 42,900 47,400 52,800
Total Supportable GFA (In Sq.M) 1,14,100 1,27,300 1,42,400 1,60,000 1,79,300 2,02,200 2,28,900 2,57,900 2,89,700 3,27,000
The detailed analysis for the estimation of the hospitality demand in the proposed project by end of
10 year horizon is 3.2 Mn. Sq.ft which shall be met by developing 4300 rooms to support the demand
from the commercial – office and BFSI sector.
112
113
4
02
03 DEVELOPMENT
CONTROL
REGULATIONS
AND
LEGISLATIVE
FRAMEWORK
4. DEVELOPMENT CONTROL REGULATIONS AND LEGISLATIVE

FRAMEWORK
The consultants have had detailed discussions with the Client to align the applicable development
regulatory norms for the proposed Global City project. Considering the development uses which could
be proposed and infrastructure requirements which are critical for the successful implementation of
the project various deliberations were sought to evaluate pro and cons under following regulatory
regime:
4.1. Enterprise Promotion Policy – 2015
“It is envisioned that the new industrial policy will catalyse Haryana's Position as a pre-
eminent Investment destination and facilitate balanced regional and sustainable development
supported by a dynamic governance system, wide scale adoption of innovation &
technology, and skill development for nurturing entrepreneurship and generating employment
opportunities. The Policy envisages generating investments of more than Rs.1 lakh crore and
providing employment to in excess of 4 lakh.”
Mega Projects: Development of Global City in Gurgaon with investment potential of Rs. 1 lakh crore
along with provision of World class exhibition-cum-convention center spread across 250 acres. MRTS
between Gurgaon and Manesar and Bawal (investment of approx. Rs 20,000 crore) and Integrated
Multi Modal Logistic Hub with investment of Rs. 5,000 crore in collaboration with DIPP, GoI.Jhajjar
has been identified as Nodal District by DIPP for development of Industrial Corridor in and around this
district with active collaboration and support of Japanese International Funding Agencies.
4.1.1. Development of Industrial Colony – Development Norms
Policy regarding grant of licenses for development of Industrial colony in Industrial/Agriculture

zone in view of Enterprises Promotion Policy-2015. In continuation of the earlier policy issued vide
memo No. 7/16/2006-2TCP dated 09.07.2013 and in reference to the Enterprises Promotion Policy -
2015 (hereinafter referred as EPP-2015), the Governor of Haryana is pleased to formulate and
notify the following new policy regarding the grant of license for the development of an
industrial colony. It is however clarified that the provisions pertaining to Cyber Park/ Cyber City
as prescribed in the policy dated 09.07.2013 shall continue to remain applicable.
Area Norms and Permissible Limits of Internal Land Uses
The minimum area norm for setting up of an Industrial colony, in different potential zones of the State,
shall be as under,
Table 4-1 Area norms & Permissible limits
Zone as prescribed in the Haryana Development & Minimum colony

S.N.
Regulation of Urban Areas Act, 1975 area (in acres)
1 Hyper/ High Potential Zone 50
2 Medium Potential Zone 25
3 Low Potential Zone 15
Based on the above criteria defined by the policy, the Global city site qualifies for development norms
under Hyper / High potential zone as it falls in the Urbanisable Zone in Gurgaon Master plan 2031.
114
Table 4-2 Permissible limits of Internal Land Uses
Land Uses % of Gross Area of Colony
Roads, Infrastructure services, Public

35 %
Utilities and Open Spaces
Plotted/ Saleable Area 65 %
Mixed
Industrial
of which (Residential & Commercial)
(minimum)
(maximum)
1) < 50 acre 45% 20%

Capped @
5%
2) > 50 < 200 acre 40% 25%
commercial
component
3) > 200 acre 35% 30%
Based on the above permissible limits of land use criteria defined by the policy, the Global city site
qualifies for development norms under category 3 (> 200 acre). Mixed use development envisaged
for the Global city site which shall include pillar development like Exhibition convention center,
Education Hub and high class Medical have direct convergence with the objectives proposed in the
EPP policy i.e. skill development, enhancing competitiveness of industry and promoting innovation led
economic development.
4.1.2. Permissible FAR
Table 4-3 Permissible FAR
Land Use Category FAR
Industrial 1.5
Residential
- Plotted 1.75
- Group Housing 1.75
Commercial 1.75
The built up area potential of the proposed development is worked on the above mentioned criteria as
base case scenario assuming the sector density @ 250 person / acre. However, to understand the
total marketable development potential a higher FAR considering density @ 600 person / acre has
been worked out to make a business case comparative as well.
115
4.1.3. Other Key Aspects of Policy
Residential Minimum 75 % of residential component will be earmarked for

Affordable Industrial Housing for Lower Income Group (LIG) and
Economical Weaker Section (EWS). Out of 75% area reserved for
Affordable Industrial Housing, 60% area shall be earmarked for
LIG category of which apartments will have maximum carpet area
of 90 sq. m and, remaining 40% area shall be earmarked for EWS
category having flat size upto 60 sq. m
Provision of EWS Plots/ flats:- The EWS plots/flats shall be

reserved for allotment in 25% of residential component only, as
per Rules/ policies of the Town & Country Planning Department
issued from time to time.
Density of population Permissible residential density allowed will be 100 persons per
acre (PPA) (with 20% variation on either side) in case of plotted colony
and 100-400 PPA in case of group housing colony/affordable
industrial housing, the permitted FAR will be 175/225
respectively. The permissible density of 600-900 persons per
acre (PPA) may be permissible for residential use as Affordable
Industrial Housing subject to the levy of proportionate fee and charges.
Provisions of Community In case of 25% area of residential use, the supporting institutional uses
sites shall be allowed within the different components as per
the existing provisions/composite norms of the Town & Country
Planning Department, Haryana.
In case of Affordable Industrial Housing (75% of residential use), The

colonizer shall be required to provide the following community sites for
every 10 acres in any such project in residential component,
which shall form part of the common areas and facilities as per
prevailing norms under Affordable Group Housing Policy, 2013:-
One built up community hall of not less than 2000 sq. m
One built up Aanganwari-cum-crèche of not less than 2000 sq. m area.
Provision of Parking In case of remaining 25% area of residential use, the parking facilities
shall be :-
One Equivalent Car Space (ECS) for every 50 sq. m of
maximum permissible floor area shall be provided for parking in
case of commercial component.
For group housing component, 1.5 ECS for each dwelling unit shall be
provided and at least 75% of ECS shall be provided in the form of
covered parking. Minimum 5% of total parking shall be made available
to EWS category for parking of two wheeler vehicles as per the
norms of the Department.
In case of Affordable Industrial Housing (75%) shall be provided as
under:-
Parking space shall be provided @ of Half equivalent car space (ECS)
for each dwelling unit upto 60 sq. m and one ECS per dwelling unit
above 60 sq. m.
Only one two wheeler parking site shall be earmarked for each flat,
which shall be allotted only to the flat owners.
The parking bay of the two wheelers shall be 0.8m x 2.5m unless
116
otherwise specified in the zoning plan.

No car parking shall be allotted to any apartment owner who owns flat
upto 60 sq. m.
Other Parameters Industrial area may be developed in the form of industrial plots/
multi-storey industrial sheds/ flatted factories/ IT plots, as may be
approved.
The residential component may be allowed in the form of plotted
development or group housing or a mix thereof, as per the
requirement of the project proponent. However, for developing group
housing, the minimum area shall be two acres.
The layout plan shall be prepared as per the norms of the Town
& Country Planning Department. In case the site falls in an
urbanisable zone, the layout plan of the colony shall have to
conform to the sectoral plans of the sector/sectors concerned and
no sectoral plan shall be amended to accommodate the colony under
any circumstances.
An FAR of 150/175 and ground coverage of 40% of the permissible
site area within colony shall be allowed for the commercial component
with no height restrictions subject to clearance from the Airport
Authority of India (AAI), wherever applicable. Not less than 50% of the
permissible FAR shall be utilized for commercial activities incidental to
the industrial colony
The internal development works of the colony shall be taken up
by the colonizer keeping in view the requirements of the
Industrial Estate after getting the same approved from the Town &
Country Planning Department.
The colonizer/ project proponent shall make sufficient arrangement for
rain water harvesting and re-charging of the ground water table to
minimize water run-off.
The colonizer shall also take necessary measures for setting up
of an effluent treatment plant of appropriate size and its
appropriate use and also for safe disposal of effluents after proper
treatment
The colonizer shall also undertake solid/municipal waste management
measures as may be directed by the Haryana State Pollution
Control Board/Local Authorities. The colonizer shall ensure
installation of a Solar Photovoltaic Power Plant as per provisions
contained in the notification no. 22/52/2005-5 power dated 03.09.2014
of the Renewable Energy Department, Haryana
4.1.4. Development of Cyber Cities – Development Norms
The Services sector in the State has shown a steady growth, the high potential of the sector has not
been effectively utilized, despite the fact that its contribution to State GDP is much higher than the
manufacturing sector – 57% as against 27%. This can be effectively utilized for
enterprises development and job creations. Following are the development regulations extracted from
the policy:
SN Category Area Remarks / Facilities/Restrictions
1 IT/ ITES/ and 450 to Self-use category, Part of the built-up area can be
20,000 sq leased out for the permissible use but sale of part of the
Other
area is not permissible;
MRTS or
117
Technology even larger FAR up to 250% to be permitted on roads with ROW of not
area. acres less than 18 meters;
Unit
Basement Parking, not counted towards the F.A.R,
allowed - parking to be managed within the site;
Up to 4% of the permissible covered area of 250% can be
used for provision of supporting facilities for the captive use
of employees without any additional charge. These
facilities could include a canteen/ cafeteria,
Gym, entertainment facilities. No commercial
use of such facilities for outsiders is permissible;
No separate commercial or residential provisions;
2 IT/ITES/Cyber/ 20,001 to FAR up to 250% and to be located along the roads
40,000 having minimum ROW of 30 meters or a ROW of 60 meters
Technology
sq.mtrs. ROW along with provision of a service road;
Park
(5 to 10 Up to 4% of the permissible covered area of 250%
acres) can be used for provision of supporting facilities for the
captive use of employees without any additional charge.
These facilities could include a canteen/ cafeteria, Gym,
entertainment facilities. No commercial use of such facilities
for outsiders is permissible;
40,001 to FAR up to 250% and to be located along the roads having
2,00,000 sq. minimum ROW of 60 meters along with provision of a
mtrs. service road;
(10 to 50 Up to 10% of the area with an F.A.R. of 175% is allowed for
acres) Group Housing Purposes;
Up to 4% of the permissible covered area of 250% can be
used for provision of supporting facilities for the captive use
of employees without any additional charge. These
facilities could include a canteen/ cafeteria, Gym,
entertainment facilities. No commercial use of
such facilities for outsiders is permissible
3 Technology 2,00,001 FAR up to 250% and to be located along the roads having
City/ Cyber minimum 60 meters ROW along with a provision of service
Sq. mtrs.
City road;
and above
Up to 10% of the area with an F.A.R. of 175% is allowed to
(Above 50 be used for Group Housing, 4% of the Area for Commercial
use with an F.A.R of 175%, and 2% of the Area for
acres)
Recreational Use with F.A.R of 150% is allowed on
payment of applicable charges;
4.2. Transit oriented Development
The Transit Oriented Policy approved by the government of Haryana aims this policy as a means of
densification of the transit corridors identified along the MRTS projects and also as a source of
generating revenue for financing the MRTS projects itself to some extent. The methods to densify the
corridor along these MRTS projects is by increasing the density and FAR, which shall require specific
infrastructure augmentation to support the enhanced development potential created by revised
development norms.
The revisions and inclusion of the Transit oriented led development initiative have direct convergence
with the central government Smart City Mission program guidelines to make sustainable transit
proposals for large urban centres across the country. The primary objectives which the policy would
tend to achieve during the planning and implementation stage includes:
118
• Reduce / Discourage private vehicle dependency and induce transport use – through
design, policy measures and enforcement
• Provide easy public transport access to maximum number of people within walking
distance – through densification and enhanced connectivity
4.2.1. Designated ToD Corridors
Following are the corridors identified under the ToD policy which shall be applicable for enhanced
development norms:
• Delhi Metro extension along Gurgaon-Mehrauli road upto sector 29 (city centre), Gurgaon
• Metro Link from Badarpur (Delhi) to Ballabgarh, District Faridabad
• Metro Link from Mundka (Delhi) to City Park, Bahadurgarh
• Metro Link along Northern Periphery Road as proposed in the Final Development Plan
2031 of Gurgaon – Manesar Urban Complex
• Metro Link along Southern Periphery Road as proposed in the Final Development Plan
2031 of Gurgaon-Manesar Urban Complex including the portion of SPR forming Southern
Periphery of Sector 56
• Rapid Metro developed/being developed in PPP mode and upto SPR
4.2.2. Demarcation of ToD Zones
The ToD zone shall be designated upto 800 meters depth on both sides from the boundaries of the
right of wat of the road, on which MRTS corridor is proposed to be developed. The proposed 800 M is
bifurcated in following two categories
Table 4-4 TOD Zones
S. No. Zone Depth (In Meters from RoW)

1 Intense TOD Zone First 500
2 Transition TOD Zone Between 500 to 800
4.2.3. Planning Parameters
Table 4-5 Planning parameters
Minimum /
Maximum ground maximum
Development category TOD Zone Far
coverage density (person
per acre)
Multi Storied Group Intense 40% 3.5 600

Housing Transition 40% 2.5 430
Integrated Commercial / Intense 40% 3.5 -

Office/ Mixed Land Use Transition 40% 2.5 -
Intense 40% 3.5 -
IT / ITes
Transition 40% 3.0 -
119
5
02
03 DEVELOPMENT
PROGRAM
5. DEVELOPMENT PROGRAM
Having received the relevant approvals regarding external connectivity and infrastructure (power &
water) critical for the successful implementation of the project provided by HSIIDC and the relevant
stakeholders up to date and as advised by the Honourable Minister of Industries during the Meeting
th
held on the 14 of October 2016 and further detailed testing of the market led development program
submitted in the previous stage on the concept masterplan, the following development program was
revised to achieve the Global FSI – 3 with similar assumptions kept in analysis to evaluate the total
build-up area potential over ten year horizon period, spread over two phases of 5 years each i.e. Ph
1- 2016-21 and Phase 2 – 2021 -2026.
Table 5-1 Sector wise Program Distribution
Built-Up Areas
S.No. Landuse (sq.m) %
Service 6,146,648.77 51.51
1 Financial Center 1,958,814.28 16.41
2 Multi-Tenanted Offices 1,071,479.18 8.98
3 Incubation & Innovation Center 1,110,822.61 9.31
4 Knowledge Center 1,310,921.08 10.66
5 Health Care 262,704.54 2.20
6 Hospitality & ECC 470,343.09 3.94
Residential 4,518,716.00 37.87
1 Luxury 683,700.00 5.73
2 Mid 3,125,976.00 26.2
3 Affordable 709,040.00 5.94
Commercial Retail 703,014.34 5.89
1 Malls
a) dedicated mall 175,553.87 1.47%
b) Transit hub mall (mixed use) 58,069.24 0.49%
2 in mixed use (podium FC, MTO, IIC including high 210,163.24 1.76%
)
3 Residential amenities 259,228.00 2.17%
PSP 564,868.71 4.73%
1 Schools (10 schools) 290,627.24 2.44%
2 Utilities / Transit hub / 274,241.47 2.30%
Total 11,933,247.82 100.00%
120
Table 5-2 Year wise demand for the above development program
% 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
Service Sector 3.70 5.73 8.22 11.24 14.88 19.29 24.61 30.97 38.59 47.69 57.95
Multi-Tenanted Office 25 0.16 0.40 0.72 1.14 1.69 2.40 3.29 4.40 5.79 7.49 9.43
Financial Centre 45 0.30 0.72 1.29 2.06 3.05 4.32 5.92 7.93 10.42 13.48 16.97
Innovation/Incubation 30 0.20 0.48 0.86 1.37 2.03 2.88 3.95 5.29 6.94 8.99 11.31
Hospitality 1.14 1.27 1.42 1.60 1.79 2.02 2.29 2.58 2.90 3.27 3.69
Exhibition/Convention 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25
Knowledge Zone 1.02 1.88 2.82 3.84 4.96 6.18 7.51 8.95 10.53 12.25 14.12
Health Care Zone 0.63 0.74 0.85 0.97 1.10 1.25 1.41 1.58 1.76 1.97 2.19
Residential 2.82 5.79 9.02 12.77 17.13 22.25 28.29 35.45 43.97 54.17 66.43
Luxury(>Rs. 1.5 Mn ) 15 0.41 0.85 1.32 1.87 2.51 3.26 4.15 5.20 6.45 7.94 9.74
Mid (Rs. 0.5 to 1.5 Mn) 70 1.97 4.04 6.28 8.89 11.94 15.50 19.71 24.69 30.63 37.74 46.28
Affordable (< 0.5 Mn) 16 0.44 0.91 1.41 2.00 2.68 3.49 4.43 5.55 6.89 8.49 10.41
Commercial /Retail 0.39 0.84 1.34 1.90 2.54 3.26 4.07 4.99 6.02 7.20 8.53
Organized Mall Retail 25 0.10 0.21 0.33 0.47 0.63 0.81 1.02 1.25 1.51 1.80 2.13
High-Street (non mall) 75 0.29 0.63 1.00 1.42 1.90 2.44 3.05 3.74 4.52 5.40 6.39
6.92 12.36 18.57 25.90 34.55 44.80 56.97 71.41 88.58 109.06 132.91
5.1. Projected population and Employment
A Development Program has been evolved considering the enhanced development potential norms
from the baseline which include Global FSI of 3 and
Table 5-3 Projected Population & Employment higher residential sector density >600 person per acre.
Based on the above development program, AECOM has
worked out the projected Built-up area, Population and Employment in three phases as following:
Total Phase 0 Phase 1 Phase 2
Residential Population 180,927 - 92,349 88,578
Employment 520,617 61,230 123,997 335,390
Once the proposed development potential is constructed, it shall facilitate an employment potential of
more than 5 lakhs. This includes the employment from both formal and informal sectors which are
direct and indirect potentials from the proposed economic land uses in the Global city site.
121
6
02
03 PROJECT
PHASING
6. PHASING STRATEGY
6.1. Introduction
The planning and development horizon of the proposed Global City development is based on three
critical factors which are pivotal in the successful implementation of this project. These factors include,
• Development of all critical Physical Infrastructure both external and Internal- which include
transportation network, Services and Utilities network and Power infrastructure
• Market based demand for the proposed land uses which is critical from the sizing and placement
within the proposed master plan layout planning
• Most importantly rationalizing the development cost and incidental expenditure commitment to
ensure profitable returns on investment and minimizing the debt requirement over the project
execution phase.
Thus, based on these three factors and considering the past experience of HSIIDC in executing
similar scale project it is envisioned that the overall project should be phased out over 10 year period
horizon which shall be further split in two 5 years equally timed development periods. The following
sections explain the land phasing and development strategy for each phase in detail from the
perspective of real estate demand, site and volume selection for each land use, transportation and
supportive utility networks.
Phase 0 (Kick Off Phase)
With Global City Project envisioned as a major catalyst for the larger NCR region, a Kick-off Phase is
proposed to be developed and made available for sale by end of 2017. Assuming the current market
demand and available external connectivity through NPR and CPR, this phase intends to provide a
sample of the vision and character intent of the overall development. The proposed development
program is derived from the perspective of meeting the market demand estimates which indicate the
opportunity to establish Global City as economic and mixed use investment destination. The 20 acre
large water storage reservoir and the transit hub located on the western side of the site near the
HSIIDC waterworks area are designed to form one of the core features, surrounded by the
development of Commercial (Office) space in Campus and Incubation / Start-up office formats
introduced along with the already successful Multi-tenanted office space formats present in Gurgaon.
True of mixed use destinations, the parcels developed within this Kick Off stage will also feature
supporting commercial-retail facilities and other supporting infrastructure.
Figure 6-1 Proposed Development in Phase 0
Financial Centre
220KV
Sub-station Multi Tenanted
offices
Innovation Zone
ECC
Hospitality
Knowledge Hub
Health Care
Residential Mid
Waterworks
Water storage Residential Aff
reservoir Residential Luxury
Schools
Commercial Mall
Transit Hub To CPR & NH8 Neighbourhood shopping
Utilities
Source : AECOM
122
Table 6-1 Sector-wise Program Distribution – Phase 0(Kick-Off Phase)
PHASE 0 (To be sold by 2017 end)
Sl. Land Areas Built-Up Areas

Landuse
No.
(in HA) (in acres) (in sq.m)
Service 7.59 18.74 552,704.34
1 Financial Center 4.70 11.61 375,246.58
2 Multi-Tenanted Offices 1.25 3.10 87,824.31
3 Incubation & Innovation Center 1.63 4.03 89,633.45
4 Knowledge Center - - -
6 Hospitality & ECC - - -
5 Health Care - - -
Residential
1 Luxury - - -
2 Mid - - -
3 Affordable - - -
Commercial Retail - - 24,990.77
1 Malls - - -
2 Transit Mall - - -
Built within the same FC /

3 in mixed use (podium FC, MTO, IIC) MTO IIC parcels 24,990.77
4 residential amenities - - -
PSP 15.89 39.24 -
1 Schools - - -
2 Utilities / Transit hub / Municipal Facilities 15.887 39.242 0
31.06 76.72 609,597.46
Source: AECOM
123
Phase 1
Phase 1 planned to be executed across a span of 4 years intends to build on the mix established in
the Kick-Off Phase (Phase 0) and is scheduled to begin in the year 2018. As the development of all
program uses are only possible on the provision of the necessary supporting infrastructure. Hence all
internal roads, power related infrastructure including substations, water, waste disposal networks,
metro civil works and so on will be completed within three consecutive years of this development
phase. Details of the infrastructure phasing are provided in the section on Broad Cost Estimates.
Key anchor uses defining the development within this phase include a signature Exhibition Cum
Convention Centre complemented by a branded headquarter Convention Hotel. The signature ECC
and associated hospitality facilities are placed in the most prime location, with direct access from CPR
& NPR and further enhanced by extensive views overlooking the adjacent waterbody (water storage
reservoir), a key feature within the development as shown in the figure below. With the vital transit
interchange proposed in Phase 2, providing direct connectivity to Indira Gandhi International Airport
and larger NCR neighbourhoods, the regional level attraction will significantly benefit in terms of
demand.
In parallel, this phase witnesses a major introduction of potential built-up area in the service segment,
of approximately 1.6 Mn. sq.m spread over all the 6 proposed sub-uses - Financial, Multi-Tenanted
Offices, Incubation and Innovation Centres, Hospitality, Knowledge and Health Care. These programs
would be spatially aligned along the key transportation corridors and facilitated by world class urban
infrastructure which shall give it far more competitive edge over other similar existing and proposed
development in the overall NCR market. It is also positioned in proximity to the signature ECC facility
in order to augment an integrated development through the sharing of facilities.
Despite the emergence of Gurgaon as the most preferred economic investment destination in NCR, it
still fails to attract end use home buyers which are often first time home buyers and cannot afford
luxurious segment housing existing in the established sectors of the city. This is where Global City is
set to change the existing supply side by provisioning more than 30 acre of multi-affordable housing
scheme which may include single family, bachelor living and serviced studio apartment concepts.
Also, another 66 acre of middle income group led housing plots with higher densities within the
walkable distance from the core employment generating districts of the proposed Global City
development is envisaged in this stage.
Therefore establishing the visual axis within the site is the ‘India Tower’ forming the focal point of the

Financial District and the iconic luxury ‘Residential Tower’ about which is pivoted the mid and
affordable housing, developed on the neighbourhood model with local amenities including schools,
neighbourhood shopping and associated facilities within walking distance.
Financial Centre
Multi Tenated offices
220KV Innovation Zone
Sub-station
ECC
Hospitality
Knowledge Hub
Health Care
Residential Mid
Residential Aff
Residential Luxury
Schools
Commercial Mall
Neighbourhood shopping
To CPR & NH8
Utilities
Source : AECOM
124
Table 6-2 Sector-wise Program Distribution – Phase 1
PHASE 1 (2018-2021)
Land Areas Built-Up
Sl. No. Landuse
(in HA) (in (in sq.m)
Service 35.13 86.76 1,643,596.60
1 Financial Center 5.58 13.79 365,027.31
4 Knowledge Center 12.08 29.84 396,213.90
6 Hospitality & ECC 8.41 20.78 231,538.41
5 Health Care 1.70 4.21 129,805.02
Residential 45.88 113.32 2,148,876.00
1 Luxury 5.25 12.96 233,700.00
2 Mid 26.81 66.21 1,480,776.00
3 Affordable 13.82 34.15 434,400.00
Commercial Retail 15.26 37.69 245,525.18
1 Malls 2.33 5.75 57,060.97
2 Transit Mall
3 in mixed use (podium FC, MTO, IIC) 12.93 31.94 43,636.22
4 residential amenities 144,828.00
PSP 8.67 21.41 130,016.30
1 Schools 8.67 21.41 130,016.30
2 Utilities / Transit hub / Municipal Facilities
104.93 259.17 4,221,347.23
Among the other core land uses are the Healthcare and Knowledge facilities positioned to attract the
internationally acclaimed service providers which shall establish their initial India level headquarters in
the proposed Global City. This project site shall offer unmatched infrastructure facility, access to high
quality professional skilled manpower and opportunity to co-exist in settings which shall rationalize
their initial investment in the country. Thus, to cache this opportunity, we propose to offer more than
30 acre of land in phase 1 to develop integrated education and healthcare facilities which shall act as
anchor clients to the proposed township program.
Spatially, the Knowledge Zone is located in close proximity to the ECC facility, enhancing the
interactive potential between the education zones and practicing industries through innovation and
research, conferences, guest lectures by visiting professionals, and so on. The Health district located
at the junction point from Pataudi Road into the site provides easy access to both the residents within
the development as well as in the nearby vicinity.
125
Phase 2
The development of Phase 2 of the Global City program is proposed to start by year 6 and shall take
another 5 years slot to achieve the planned growth.
This phase shall take forward the next level of infrastructure which shall be in logical extension of the
phase 1 efforts, including the completion of the internal metro network connecting all the major land-
uses within the site with the major regional MRTS connector.
Based on the market demand forecast analysis, Phase 2 shall be dominated with the development of
balance Commercial (Office) land parcels which shall account for more than 100 acre of multi-format
employment led uses. It’s projected that during this phase of development the overall imagination of
the high scape place making urbanism shall start taking form. Meanwhile, all the major economic land
use parcels have been bid out, the second phase shall see significant departure from mid/budget
housing to Luxury high rise aspirational housing development opportunities. This shall include more
than 20 acre of dedicated luxury residential plots and more than 13 acre of integrated hospitality led
land parcels which shall support the demand for MICE led room nights originating from commercial
spaces.
Financial Centre
Multi Tenated offices
Innovation Zone
ECC
Hospitality
Knowledge Hub
Health Care
Waterworks
Residential Mid
Residential Aff
Residential Luxury
Transit Hub
Water storage Schools
reservoir
Commercial Mall
Neighbourhood shopping
To CPR & NH8
Utilities
Source : AECOM
126
Table 6-3 Sector-wise Program Distribution – Phase 2
PHASE 2 (2022-2026)
Land Areas Built-Up Areas

Sl. No. Landuse
(in HA) (in acres) (in sq.m)
Service 76.24 188.32 3,950,347.84
1 Financial Center 18.34 45.29 1,218,540.39
4 Knowledge Center 26.72 65.99 876,271.19
6 Hospitality & ECC 5.55 13.72 238,804.67
5 Health Care 1.69 4.17 132,899.51
Residential 46.85 115.72 2,369,840.00
1 Luxury 8.56 21.14 450,000.00
2 Mid 27.88 68.85 1,645,200.00
3 Affordable 10.42 25.73 274,640.00
Commercial Retail 10.64 26.29 432,498.39
1 Malls 4.84 11.95 118,492.90
2 Transit Mall 5.81 14.34 58,069.24
3 in mixed use (podium FC, MTO, IIC) - - 141,536.25
4 residential amenities - - 114,400.00
PSP 10.71 26.45 160,610.94
1 Schools 10.71 26.45 160,610.94
2 Utilities / Transit hub / Municipal Facilities - - -
186.73 461.23 7,088,910.38
Source: AECOM
127
TRANSPORT
7 PLANNING
7. TRANSPORT PLANNING
As discussed in the previous chapters, the proposed Global City is being developed in the site
covering an area of 1100 acres which is located south of Pataudi Road and east of NPR at south
eastern corner of NPR-Pataudi road intersection. As per the recommendations of concept master
plan, the Global City will house multi sector activities to be developed within the site. These activities
primarily include residential, commercial, finance center, multi-talented office spaces, knowledge
center, and health care, exhibition cum convention center and innovation cum incubation centres. The
development will have built up area ratio of 3. The entire development once fully operational will have
a combined employment potential of 4.4 lakhs and resident population of 1.78 lakhs.
This huge employment will flow not only from Gurgaon but also parts of Delhi and NCR. The traffic
generated from this employment will have significant impact on the surrounding road network.
Therefore, in order to achieve the smooth ingress and egress of traffic originating and destining to the
Global City, it is prudent to undertake detail transportation demand assessment. The chapter details
out the transportation scenario once the proposed Global City is fully developed, along with
recommendations for MRTS and augmentation of external road network as well as internal road
network.
7.1. Travel Demand Assessment
Travel Demand Assessment study is very important in order to assess the travel characteristics of the
area. The travel characteristics of the area influence the existing and proposed infrastructure. As
discussed in previous Chapters, the network in and around Global City comprising of CPR, NPR,
Pataudi Road and other Sector roads will become critical once Global City is fully developed.
Therefore, in order to estimate capacity augmentation requirements of surrounding network, along
with planning of transport infrastructure, detail travel demand assessment of the Global City
development has been carried out. This chapter, in detail, describes the methodology adopted to
forecast traffic demand generated by the Global City during a typical business day, weekend, morning
and evening peak hours.
7.1.1. Study Approach
Key steps involved to estimate the travel demand in the present study are mentioned below:
• Highway Network Coding: Entire Global City network including the surrounding arterial roads
were coded in VISUM-13 travel demand modelling software.
• Network Attributes: Major parameters to network like speed, number of lanes and capacity
along with transport systems (mode wise) were added to this model.
• Trip Generation: Estimated by adopting suitable generation rates for different land uses to
residential population and considering total employment as total work trips.
• Trip Distribution: Estimated by assuming directional distribution of traffic towards various road
networks which further link to major destinations.
• Modal Split: Suitable modal compositions based upon the type of land uses were adopted for the
horizon year. These modal shares are based upon the previous studies carried out in the area.
• Traffic Assignment: Based upon type of land use/ development a suitable peak hour share was
assumed to estimate traffic flow during peak hours precisely. For assigning the forecast traffic
time equilibrium assignment was adopted for estimating link loadings and intersection volumes.
7.1.2. Study Area Zoning
For the demand forecasting exercise, the study area is required to be divided into Traffic Analysis
Zones (TAZs) based on geographic contiguity, land use, distinct in character in terms of traffic
generation and in the direction of the major arterial roads connecting the study area to external areas.
For the present study Global City has been divided into 41 internal Traffic Analysis Zones (TAZs).
Each land parcel proposed in the masterplan has been considered as a separate traffic zone in the
present study. These parcels have been further classified in to different traffic zones, if two or more
128
different land uses have been proposed in it. The surrounding area was classified into 13 external
zones which will have direct impact due the traffic originating, destined or passing through Global
City. The external zones have been disaggregated based on the travel pattern outside the study area.
For the purpose of simplicity, cities/ towns/ major employment areas were considered as separate
external zones. Refer Table 7-1 for Internal Zones and for external zones.
Table 7-1 Traffic Analysis Zones - Internal

TAZ No. TAZ Name Type Details
1 Financial Centre-I Internal Commercial ( FC 1, FC 2 , FC 3)
2 Financial Centre-I Internal Commercial ( FC 4, FC 5)
3 Multi Tenanted Office Space-I Internal Commercial (MTO 1, MT0 2)
4 Multi Tenanted Office Space-II Internal Commercial (MTO 3, MTO 4, MTO 5)
5 Residential-I Internal Residential (RL 1, RL 2, RL 3)
6 Residential-II Internal Residential (RM 14)
7 Residential-III Internal Residential (RM 4)
8 Residential-IV Internal Residential (RM 4, RA 7)
9 Residential-V Internal Residential (RA 4, RA 5, RA 6)
10 Residential-VI Internal Residential (RM 3, RA 1, RA 2, RA 3)
11 Residential-VII Internal Residential (RM 1, RM 2)
12 Residential-VIII Internal Residential (RM 13 , RA 9)
13 Residential-IX Internal Residential (RA 8)
14 Residential-X Internal Residential (RM 11, RM 12)
15 Residential-XI Internal Residential (RM 9 , RM 10)
16 Residential-XII Internal Residential (RM 8)
17 Knowledge Zone-I Internal Institutional (KC 7)
18 Innovation/Incubation/Start-up-I Internal Commercial (IIS 1, IIS 2)
19 Innovation/Incubation/Start-up-II Internal Commercial (IIS 3)
20 Innovation/Incubation/Start-up-III Internal Commercial (IIS 9, IIS 10)
21 Innovation/Incubation/Start-up-IV Internal Commercial (IIS 4 , IIS 8)
22 Innovation/Incubation/Start-up-V Internal Commercial (IIS 6, IIS 7)
23 Innovation/Incubation/Start-up-VI Internal Commercial (IIS 5)
24 Cultural District-I Internal Commercial (CD 1)
25 Cultural District-II Internal Commercial (CD 2)
26 Public Semi Public/ Utilities-I Internal Public-Semi Public ( PSP 1, U 2, U 3 , U4, U 5)
27 Public Semi Public/ Utilities-II Internal Public-Semi Public ( PSP 8, U 1)
28 Health Centre-I Internal Institutional (HC 3)
29 Health Centre-II Internal Institutional (HC 2)
30 Health Centre-III Internal Institutional (HC 1)
129
TAZ No. TAZ Name Type Details

31 Knowledge Centre-II Internal Institutional (KC 4)
32 Knowledge Centre-III Internal Institutional (KC 8)
33 Knowledge Centre-IV Internal Institutional (KC 1, KC 2, KC 3)
34 Knowledge Centre-V Internal Institutional (KC 5, KC 6)
Public-Semi Public ( PSP 4, PSP 9, PSP 10, PSP

35 Public Semi Public/ Utilities-III Internal
11 , U 6)
36 Public Semi Public/ Utilities-III Internal Public-Semi Public (PSP 3)
37 Transit Node Internal Transport, Commercial (TN 1)
38 Public Semi Public/ Utilities-IV Internal Public-Semi Public (PSP 7)
39 Public Semi Public/ Utilities-V Internal Public-Semi Public (PSP 2)
40 Public Semi Public/ Utilities-VI Internal Public-Semi Public (PSP 5)
41 Public Semi Public/ Utilities-VII Internal Public-Semi Public (PSP 6)
Najafgarh, Dwarka , Janakpuri , Pashchim Vihar ,

42 West Delhi / Dwarka External
IGI etc.
Mahipalpur, Vasant Kunj, Saket, Malviya Nagar,

43 South and Central Delhi External South Ex, GK, Hauz Khas, New Delhi, Lajpat
Nagar etc.
44 Rest of Delhi External Northern and Eastern Delhi
Cyber City, HCC, Sectors along Sohna Road,

45 Gurgaon East of NH8 External
Subhash Marg , SPR, NH 8 and MG Rd.
Udyog Vihar, Sectors and colonies along Old

West Gurgaon North of Global
46 External Delhi Road, NPR, Railway Road, Pataudi Road,
City
Bus Stand etc.
West Gurgaon South of Global Sectors along CPR , Utility Corridor , NH 8

47 External
City beyond Kherki Daula Toll plaza etc.
48 Manesar External Manesar Town
Districts of Southern Haryana (Rewari,

49 South Haryana and Rajasthan External
Mahendragarh etc. and Rajasthan)
50 NOIDA/ Greater NOIDA / West UP External Western Uttar Pradesh
51 Faridabad / Ballabhgarh / Palwal External Neighbouring Districts of Faridabad & Palwal
Neighbouring towns of Farrukhnagar , Pataudi

52 Farrukhnagar / Pataudi / Jhajjar External
and Jhajhar.
53 Sohna / Nuuh / Mewat External Sohna and District Mewat.
Rest of Haryana excluding above mentioned

54 Rest of Haryana External
Districts.
130
Figure 7-1 Traffic Analysis Zones (TAZs) - Internal
Source : AECOM
Figure 7-2 Traffic Analysis Zones (TAZs) - External
Source : AECOM
131
7.1.3. Coded Network Development
The prime reason for coding highway network is to add network specific attributes to each road link
such as speed, capacity and length. The assignment model will then use these parameters to work
out shortest paths between respective OD pairs and will help in identifying critical links and
intersections that require upgradation. Links are coded to identify numerous link attributes including
the following:
• Functional classification,
• Link type,
• Number of lanes,
• One or two-way traffic identifier,
• Capacity,
• Length,
• Speed,
• Volume
For developing coded network, the base map was updated using the road maps and the master plans
prepared by various authorities in the study region and same has been superimposed on the
Google Earth image and the network was updated accordingly for any missing links. This has
been further checked on ground to include any additional links and nodes.
Table 7-2: Characteristics of Existing and Proposed Road Network in Global City
Configuration
S. No Name of the Road Hierarchy
Main Carriageway Service Road
1 SPR (Southern Peripheral Road) Arterial 8 lane divided 2 lanes both sides
2 CPR (Central Peripheral Road) Arterial 8 lane divided 2 lanes both sides
3 NPR (Northern Peripheral Road) Arterial 8 lane divided 2 lanes both sides
4 National Highway (NH 8) Arterial 8 lane divided 2 lanes both sides
5 Pataudi Road (SH 26) Arterial 6 lane divided 2 lanes both sides
6 60 M ROW Global City Ring Road Sub Arterial 8 lane divided 2 lanes both sides
7 45 M ROW Central Spine Road Sub Arterial 8 lane divided 2 lanes both sides
8 30 M ROW Roads Collector 4 lane divided --
9 18 M ROW Road Collector 4 lane undivided --
For purposes of the traffic assignment model, roadway capacities by functional classification are set
utilizing recommendations of IRC 106 (Guidelines for Capacity of Urban Roads in Plain Areas).
Representative capacities for various road links by type are listed in Table 7-3 below:
Table 7-3 Capacities of Urban Roads

Design Service Volumes (PCU/Hr)* Ultimate Capacity (PCU/Hr)
Type of Carriageway Sub Sub
Arterial Collector Arterial Collector
Arterial Arterial
2L-1WAY 2400 1900 1400 3429 2714 2000
2L-2WAY 1500 1200 900 2143 1714 1286
3L-1WAY 3600 2900 2200 5143 4143 3143
4L-Undivided -2W 3000 2400 1800 4286 3429 2571
4L-Divided--2W 3600 2900 ---- 5143 4143 ----
6L-Undivided-2W 4800 3800 ---- 6857 5429 ----
6L-Divided-2W 5400 4300 ---- 7714 6143 ----
8L-Divided-2W 7200 ---- ---- 10286 ---- ----
*Assumption: Design service volume is 0.7 times of the ultimate capacity at LOS C
132
The base year (2016) as well as the proposed road network considered for traffic assignment model
and estimating link volumes is presented in the figure below.Error! Reference source not found.
Figure 7-3 Coded Highway Network & Traffic Analysis Zones (TAZs)
7.1.4. Population & Employment Estimates
As discussed in Chapter 4, Global City has been designed for resident population of 1.8 lakh persons
and for an employment of over 5.2 lakh persons. Same has been adopted for the purpose of trip
generation estimation and ultimately to estimate the total traffic generation. However, to estimate the
quantum of traffic generated by various land uses precisely visitor population was estimated by
adopting following assumptions:
• For Hospitality Zones a standard rate of 1 Visitors/ 50 sq. m has been adopted.
• For Knowledge Zones a standard rate of 1 Visitors/ 20 sq. m has been adopted.
• For Health Care Zones a standard rate of 1 Visitor/ 50 sq. m has been adopted.
• For Mall cum High Street Retail zones a common rate of 1 Visitor/ 16 sq. m has been adopted.
• For Exhibition cum Convention Centre a standard rate of 1 Visitor/ 2 sq. m was adopted.
Estimated population, employment and quantum of visitors adopted for each TAZ is mentioned in
Table 7-4.
133
Table 7-4 Estimated Population, Employment and Visitors by TAZs
Estimated Estimated
Estimated
TAZ. No TAZ Name Residential Visitor
Employment
Population Population
1 Financial Centre-I 0 142518 0
3 Multi Tenanted Office Space-I 0 68700 0
4 Multi Tenanted Office Space-II 0 54368 1340
5 Residential-I 7658 206 1644
6 Residential-II 9625 157 1252
7 Residential-III 19707 322 2563
8 Residential-IV 14728 194 1544
9 Residential-V 23539 183 1456
10 Residential-VI 24533 226 1800
11 Residential-VII 11405 186 2694
12 Residential-VIII 17548 182 1452
13 Residential-IX 11918 92 737
14 Residential-X 12418 203 2933
15 Residential-XI 19067 311 2480
16 Residential-XII 6185 101 804
17 Knowledge Zone-I 0 1749 0
18 Innovation/Incubation/Start-up-I 0 22469 979
19 Innovation/Incubation/Start-up-II 0 9079 427
20 Innovation/Incubation/Start-up-III 0 11588 545
21 Innovation/Incubation/Start-up-IV 0 11716 551
22 Innovation/Incubation/Start-up-V 0 32708 1344
23 Innovation/Incubation/Start-up-VI 0 13763 648
24 Cultural District-I 0 4131 21976
25 Cultural District-II 0 7306 18709
26 Public Semi Public/ Utilities-I 0 5563 1812
27 Public Semi Public/ Utilities-II 0 2129 693
28 Health Centre-I 0 1585 1802
29 Health Centre-II 0 2092 2379
134
Estimated Estimated
Estimated
TAZ. No TAZ Name Residential Visitor
Employment
Population Population
30 Health Centre-III 0 2134 2427
31 Knowledge Centre-II 0 6813 1225
32 Knowledge Centre-III 0 4253 765
33 Knowledge Centre-IV 0 14610 2627
34 Knowledge Centre-V 0 10999 1978
35 Public Semi Public/ Utilities-III 0 3160 1029
37 Transit Node 0 2119 16606
38 Public Semi Public/ Utilities-IV 0 1525 322
39 Public Semi Public/ Utilities-V 0 704 0
40 Public Semi Public/ Utilities-VI 0 1008 656
41 Public Semi Public/ Utilities-VII 0 1080 0
TOTAL 178,332 535,601 102,656
7.1.5. Trip Generation
Following the traditional method of forecasting trip ends and making a trip generation model, the trips
were estimated based on the land use which is proposed in the ultimate development program of
Global City. Some of the assumptions adopted for trip generation are described below:
• For estimation of total trip generation, per capita trip rate (PCTR) of 1.1 for the residential
population has been adopted.
• For estimation of work trips of the residential population, WFPR of 40% has been adopted for
estimating the workers population from the residential population for estimating work trips.
Therefore, total average daily work trips that will be produced by the residential population of Global
City will be 196,166 for an estimated residential population of 1,80,927.
For the estimation of total daily trip attraction total employment potential of each land parcel/ TAZ was
considered. The total employment offered by each TAZ will be the total trip attractions of respective
TAZ. Further, the estimated visitor population was considered as a single trip and added to the gross
trip attraction by the respective TAZs. The zone wise trip production and attraction is described in the
Table 7-5 below:
Table 7-5 Total Trip Productions and Attractions by TAZs
Gross Trip
TAZ No. TAZ Name Trip Productions Trip Attractions
Attractions
3 Multi Tenanted Office Space-I 0 68700 68700
4 Multi Tenanted Office Space-II 0 54368 55708
5 Residential-I 8424 206 1850
135
Gross Trip
Attractions
6 Residential-II 10588 157 1409
7 Residential-III 21678 322 2885
8 Residential-IV 16201 194 1737
9 Residential-V 25893 183 1639
10 Residential-VI 26986 226 2025
11 Residential-VII 12546 186 2880
12 Residential-VIII 19303 182 1634
13 Residential-IX 13110 92 830
14 Residential-X 13660 203 3135
15 Residential-XI 20974 311 2791
16 Residential-XII 6803 101 905
17 Knowledge Zone-I 0 1749 1749
18 Innovation/Incubation/Start-up-I 0 22469 23448
19 Innovation/Incubation/Start-up-II 0 9079 9506
20 Innovation/Incubation/Start-up-III 0 11588 12133
21 Innovation/Incubation/Start-up-IV 0 11716 12267
22 Innovation/Incubation/Start-up-V 0 32708 34052
23 Innovation/Incubation/Start-up-VI 0 13763 14410
24 Cultural District-I 0 4131 26107
25 Cultural District-II 0 7306 26014
26 Public Semi Public/ Utilities-I 0 5563 7374
27 Public Semi Public/ Utilities-II 0 2129 2822
28 Health Centre-I 0 1585 3387
29 Health Centre-II 0 2092 4471
30 Health Centre-III 0 2134 4561
31 Knowledge Centre-II 0 6813 8039
32 Knowledge Centre-III 0 4253 5017
33 Knowledge Centre-IV 0 14610 17238
34 Knowledge Centre-V 0 10999 12977
37 Transit Node 0 2119 18726
38 Public Semi Public/ Utilities-IV 0 1525 1847
39 Public Semi Public/ Utilities-V 0 704 704
136
Gross Trip
Attractions
40 Public Semi Public/ Utilities-VI 0 1008 1664
41 Public Semi Public/ Utilities-VII 0 1080 1080
Total 196,166 535,601 638,257
7.1.6. Trip Distribution
The trip distribution refers to the distribution of production and attraction trips in to each OD pair
among the respective TAZs based on choice of origin and destination. This is normally represented
through an origin destination (OD) matrix. Based on the nature of trips these are classified as Internal
to Internal (I-I), Internal to External (I-E), External to Internal (E –I) and External to External (E-E) trips.
The trips having origin and destination within the Global City will be I-I trips. The trips that will be
produced in Global City, but have a destination outside (for work, study or recreational purposes) will
be I-E trips. Similarly, the quantum of employment that will travel from surrounding region outside in
Global City will be termed as E-I trips. Majority of the trips will be I-E trips with persons travelling from
the surroundings into Global City for employment. Other includes some regional traffic flow through
the development which may not have any origin or destination within Global City and therefore these
trips are termed as E-E trips. Broad assumptions adopted for the purpose of trip distribution are listed
below:
• 80% of the work trips produced from residential sectors of Global City will have attraction within
the employment centres proposed inside the Global city (I-I). Remaining 20% of the work trips
produced by the total residential zones (14,267 trips) will get attracted to the employment centres
outside Global City (I-E).
• Global City has a total trip attraction potential of 535,601 trips. As per the assumption stated
above, 57,066 work trips will be produced by residential zones that will get attracted to the
employment centres within Global City, remaining 4,78,535 (89%) trips of the total trip attraction
will originate from surrounding areas (E-I).
• For Visitor trips, 40% of the total visitor trips destined to commercial retail within Global City will
be I-I which will be generated by residential population of Global city other than workforce and
also by the employment which will make non-home based trips such as after office hours.
Remaining 60% of the visitor trips will be E-I which will arrive at Global city for various purposes.
Previous studies carried out in the study area were also referred and suitable modifications were
adopted for ascertaining the assumptions mentioned above. The distribution of the total trips
generated by development is shown in the Table 7-6 below.
Table 7-6 Trip Distribution
Movement pattern Trips % Share

I-I 88,804 13.1
I-E 1,17,699 17.3
E-I 4,72,642 69.6
Total 6,79,146 100%
The distribution of I-I trips amongst the internal zones was done using calibrated doubly constrained
Gravity Model. The parameters for calibrating Gravity Model have been adopted from similar studies
in the region. These studies include Detail Project Report for MRTS between Gurgaon and Bawal.
Distribution of I-E and E-I trips amongst various external zones has been adopted similar to the
distribution observed for Cyber City as described. Trip distribution for external zones (I-E & E-I) is
presented in Table 7-7.
137
Table 7-7 Trip Distribution for External Zones
S. No TAZ No. TAZ Name E-I (%) I-E (%)

1 42 West Delhi / Dwarka 15% 5%
2 43 South and Central Delhi 10% 10%
3 44 Rest of Delhi 5% 10%
4 45 Gurgaon East of NH8 and North of SPR 20% 20%
5 46 North of NH 8 East of Global City 10% 20%
6 47 West Gurgaon South of Global City (Sectors 81-99) 15% 10%
7 48 Manesar 2% 15%
8 49 South Haryana and Rajasthan 5% 1%
9 50 NOIDA/ Greater NOIDA / WEST UP 10% 5%
10 51 Faridabad / Ballabhgarh / Palwal 5% 1%
11 52 Farrukhnagar / Pataudi / Jhajjar/ Rohtak 1% 1%
12 53 Nuuh- Mewat 1% 1%
13 54 Rest of Haryana 1% 1%
Based on the traffic surveys carried on the existing major corridors (NH 8, SH 26 & SH 15) in the
vicinity of the site in the previous studies (DPR for Delhi Jaipur Expressway, AECOM 2013; DPR for
Gurgaon Manesar Bawal MRTS AECOM 2014), a suitable E-E traffic has been estimated which will
pass through external network during Horizon year. It is estimated that peak hour E-E traffic of 16,000
PCUs will flow through the surrounding external network of Global City during Horizon year.
7.1.7. Modal Composition
In order to estimate traffic volume on roads, it is prudent to understand the distribution of trips by
various modes which will be ultimately used for travel. The Modal split of Gurgaon is presently around
90% in favour of Private Modes and 10% in favour of Public transport (IMP Gurgaon 2010). As
compared to the other similar cities in India, the share of private modes in modal share is observed to
be very high. The main reason for high use of private modes in Gurgaon is higher vehicle ownership
and lack of mass transit system.
Since Global City will house land uses of distinct nature such as Financial Centre, Multi-Tenanted
Centres, Incubation Centres, ECC, Office Spaces, Commercial Retail along with Residential, modal
split of these land uses will also be different. In the absence of any similar facility being operational, in
order to adopt the modal split distribution, the closest precedent that can be referred is Cyber City in
Gurgaon. AECOM collected 500 samples as part of work centre survey and analysed the modal split
distribution. The same has been described in detail in the table below,
Table 7-8 Modal Split
S.No Modes % Distribution

Modal split observed in Cyber City has been
Car 47%
moderated and adopted for each of separate
Taxi 24% facilities with in Global City, for the purpose of
estimation of traffic.
Bus 4%
Bike 7%
Auto 3%
Walk 2%
Metro 13%
Other basis for adopting public transport share is as per various studies conducted by MoUD in
various towns and cities in India of varying population sizes. Public transport share as observed in
cities having various population sizes is described in table below,
138
Table 7-9 Public Transport Share as per Studies Conducted by MoUD

Population Range
S. No WSA , MoUD RITES, MoUD
(in lakhs)
1 < 5.0 15.6 22.7
2 5.0 -10.0 22.5 29.1
3 10.0 -20.0 50.8 35.6
4 20.0 – 40.0 22.2 45.8
5 40.0 - 80.0 32.1 59.7
6 Above 80.0 54.0 59.7 - 78.7
As described earlier Cyber City has a high (13%) share of Metro trips. Since it is connected only from
one direction, the share will increase further, if the Rapid metro in Cyber City is extended further
towards north. Global City also is proposed to be connected from 2 directions and therefore, higher
share of trips have been proposed to be travelled by MRTS. Considering these, an optimistic higher
public transport share of 35-40% has been adopted in the present study.
S. No Mode Adopted Modal Share Adopted Occupancy
The section describes in detail the modal split adopted for each of the distinct land uses proposed with in the
Global City.
Table 7-10 Adopted Modal Split for Residential Trips
1 Cars 25% 1.5
2 Cabs and Taxis 05% 4
3 Two wheelers 08% 1.2
4 Buses 17% 4
5 Auto Rickshaws 05% 40
6 Metro/PT Walk 35% 1200
7 Walk/Cyclist 05% ---
Total 100%
Table 7-11 Adopted Modal Split for Financial Center

Adopted Modal Share
S. No Mode Adopted Occupancy
(Employees)
1 Private Cars 20% 1.5
2 Company Operated Cabs and Taxis 05% 4
3 Two Wheelers 10% 1.2
4 Buses (Govt. & Private) 15% 40
6 Metro/PT Walk 35% 1200
7 Walk / Cycles 05% ---
Total 100%
S. No Mode Adopted Modal Share Adopted Occupancy
1 Private Cars and Taxis 20% 1.5
Table 7-12: Adopted Modal Split for Multi Tenanted Offices, Innovation Incubation
2 Company Operated Cabs and Taxis 15% 5
6 Metro / PT Walk 30% 1200
Total 100%
Note: Anticipating a higher occupancy of BPO’s in Multi Tenanted Office zones a higher share of Company operated cabs and
taxis has been considered for this zone.
139
Table 7-13: Adopted Modal Split for Hospitality Zones
Adopted Modal Share Adopted Modal

(Employees) Share (Visitors)
1 Private Cars and Taxis 10% 50% 1.5
2 Company Operated Cabs and 5% 30% 5
Taxis
3 Two Wheelers 30% 0% 1.2
4 Buses (Govt. & Private) 5% 5% 40
5 Auto Rickshaws 10% 5% 5
6 Metro / PT Walk 30% 10% 1200
7 Walk / Cycles 10% 0% ---
Total 100% 100%
Table 7-14: Adopted Modal Split for Knowledge Zones

2 Company Operated Cabs and 5% 05% 4
Taxis
6 Metro / PT Walk 35% 20% 1200
7 Walk / Cycles 5% 0% ---
Total 100% 100%
Table 7-15 Adopted Modal Split for Knowledge Zones

Adopted Modal Share
(Employees and Visitors)
2 Company Operated Cabs and 15% 4
Taxis
Total 100%
Table 7-16 Adopted Modal Split for Commercial Retail

2 Company Operated Cabs and 4
5% 10%
Taxis
6 Metro / PT Walk 35% 35% 1200
7 Walk / Cycles 5% 05% ---
Total 100% 100%
Note: The modal composition for retail developments inside the Global city has been suitably adopted after reviewing AECOM’s
previous studies on such developments such as Ambience Mall, Gurgaon; Mall of India, Noida; Horizon Centre, Gurgaon etc.
140
Table 7-17 Adopted Modal Split for Exhibition cum Convention Centre

1 Private Cars and Taxis 20% 15% 3
2 Company Operated Cabs and
5% 10% 5
Taxis
3 Two Wheelers 10% 10% 2
6 Metro / PT Walk 35% 45% 1200
7 Walk / Cycles 5% 5% ---
Total 100% 100%
Table 7-18 Adopted Modal Split for Public Semi Public and Utilities
Adopted Modal Share
(Employees and Visitors)
2 Company Operated Cabs and 4
5%
Taxis
Total 100%
Therefore, by utilising the above described modal composition, occupancy and PCU conversion
factors prescribed in IRC 106, the estimated total daily traffic for Global City is 1,62,567 PCUs which,
will be produced/ attracted once Global City is fully developed. .
141
7.1.8. Peak Hour Traffic
The capacity of urban road network is normally designed considering the peak hour traffic which is
maximum volume during any hour of the day. Therefore, in order to design and recommend the
proposals for external as well as internal road network, it is important to estimate the peak hour traffic
share. For the estimation of peak hour traffic the following assumptions have been adopted:
• The peak hour will be observed on weekdays during morning and evening work trip hours. The
morning peak will be observed between 08:30 – 09:30 hours while evening peak hour will be
observed between 17:30-18:30 hours.
• Differential peak hours have been adopted for different land uses such as offices and commercial
retail.
• Peak hour share of commercial retail and hospitality will be higher during evening peak hours.
• For I-I interaction (Residential Land use) a peak hour share factor of 20% of the total internal
traffic was assumed based on previous studies.
• An occupancy/attendance factor for employees and visitors was also adopted considering
employment centres will not have 100% attendance on an average working day.
The peak hour factors adopted for the present study are shown in the Table 7-19 below:
Table 7-19 Adopted Morning and Evening Peak Hour Share
Morning Peak Evening Peak Morning Peak Evening Peak

S.No Type of Space Hour Share Hour Share Hour Share Hour Share
(Employees) (Employees) (Visitors) (Visitors)
1 Financial 40% 50% 10% 05%
Multi-Tenanted
2 40% 50% 10% 05%
Offices
3 Hospitality 30% 25% 10% 50%
4 Knowledge Park 30% 20% ---- ---
5 Health Care Zone 30% 20% 20% 20%
Mall/Retail High
6 30% 10% 10% 50%
Street
7 ECC 30% 10% 15% 50%
8 PSP / Utilities 40% 30% 10% 5%
For estimating the peak hour share for Regional traffic (E-E) passing through the study area, analysis
of various traffic surveys conducted by AECOM for various traffic studies (Feasibility study for Delhi-
Jaipur Expressway, 2013; Due diligence of Kundali Manesar Palwal Expressway, 2014; DPR for
Gurgaon Manesar Balwal MRTS 2015) in the region during were considered. The following peak hour
traffic volume shares were observed on various regional corridors passing through study area (Refer
Table 7-20).
Table 7-20 Peak Hour Share for Normal Traffic on Surrounding Road Network
S. No Location Peak hour share (%)

1 NH 8 , Dhundahera Toll Plaza 8.9 %
2 NH 236 , Mehrauli Gurgaon Road 9.0%
3 NH 248 , Sohna Road 9.70%
Therefore, peak hour share of 9 – 10% can be adopted for the regional road network surrounding the
study area. Based on the above analysis a peak hour traffic share of 10 % was adopted in the present
study for regional E-E traffic movement.
142
Considering above, peak hour traffic for both morning and evening peaks has been estimated for the
ultimate development of Global City, same is described below:
• Morning Peak Hour: 73,859 PCUS
• Evening Peak Hour: 76,459 PCUs
7.1.9. Traffic Assignment
Trip assignment model is used to estimate traffic volume on each link and intersection of the road
network. The model algorithm routes the estimated origin – destination travel demands to the actual
road network based on network parameters such as speed, capacity and distance. In a road network,
trips from a particular origin to a particular destination may have more than one route to choose from.
The assigned traffic volume on each of the road link then becomes the basis of deciding the capacity
requirements and need for grade separations in case of intersections.
Assignment approach
The assignment procedure adopted for the traffic model is based on an Time Equilibrium
Assignment model with multiple demand segments. In the case of VISUM model the process was
continued until full convergence was achieved. The methodology used for assignment of Private trips
in this study is known as Equilibrium assignment. The Equilibrium assignment distributes the demand
according to Wardrop’s first principle – Equilibrium procedure only terminates when all routes of any
OD pair are in the balanced state in terms of travel time, the procedure provides realistic results. The
computation time required by the equilibrium assignment depends on the volume/capacity ratio in the
network. Because new routes are found in every iteration step for a strongly saturated network, more
computation time is required in this case.
In this method the impedance of the links is determined from the current travel time. The current travel
time is in links calculated using the capacity restraint function BPR with a, b and c values.
where
- Sat - Volume/capacity ratio ; sat =q/qmax *C
- tcur - Current travel time on a network object in loaded network
- t0 - Travel time on a network object with free flow time
- q - Current volume
- qmax - Capacity
The equilibrium state calculation can be formulated as an optimization problem with a convex
objective function and linear secondary conditions.
143
The following applies:

E -the set of all edges in a network and a one of these edges
qa - volume of object a
Ra(x) - the impedance of object a with volume x (monotonically increasing in x)
qij - the total demand (number of trips) from zone i to zone j
qijr - volume of route r from zone i to zone j
Pijr - route r from zone i to zone j
E+u - the set of the incoming edges at node u
E-u - the set of the outgoing edges at node u
Du -destination traffic at node u
Ou - origin traffic at node u
The objective function shows that the sum of impedances of all edges is minimized. The
secondary conditions indicate the following; all path volumes have to be positive.
The volumes of all paths from zone i to j have to add up from the total demand from i to j. The volume
of an edge results from the sum of volumes of all paths, which contain this edge. Flow conservation
applies at each node. When a node corresponds with a zone, the difference between the volumes of
all incoming edges and the volumes of all outgoing edges have to correspond exactly with the
difference between the destination and origin traffic. The equilibrium assignment builds up a set of
multi-route paths which are based on sets of All-or-Nothing paths, which determine the minimum cost
path between zones and carried out the traffic assignment. The matrices were assigned to the
network in VISUM on the basis of optimization of generalised cost. Based on the equilibrium
assignment methodology described above, the PrT Assignment of VISUM software was run for
modelling the base year trips in Global City Gurgaon.
Traffic Assignment
Using the model described above, the peak hour traffic matrices for both morning and evening peaks
for the ultimate development of Global City were than assigned on the horizon year network for the
purpose of obtaining traffic flow on each road link. The assigned flow was then analysed to identify
the congestion points and critical junctions, check the adequacy of road network and to formulate
road network improvement proposals.
The assigned volumes for both morning and evening peak hours on various existing and proposed
links in and around Global City are shown in the figures below.
144
Figure 7-4 Traffic Assignment-Morning Peak
Source : AECOM
Figure 7-5 Traffic Assignment-Evening Peak
145
As discussed above, evening peak traffic will be higher as the Traffic destined to commercial retail
and other land use will overlap with exiting traffic from offices. The evening peak hour matrices were
further assigned to obtain link volumes and analyse volume to capacity ratios.
Figure 7-6 Evening Peak Hour Link Flows
Source : AECOM
Figure 7-7 Evening Peak-Volume Capacity Ratio
Source : AECOM
146
Critical Road Links

The assigned traffic estimated in previous section was analysed with the warrants issued by IRC
106:1990 (Guidelines for Capacity of Urban Roads in Plain Areas) for the purpose of determining
critical links which may not be able to offer desired capacity based on the anticipated traffic volume.
Estimated peak traffic volume on the major corridors of Global City and their criticality is described in
the Table below:
Table 7-21 Estimated peak Traffic Flow

Obs
Obse erve
Peak
rved d
Capa
Morni Eve
city
ng ning
Carriage accor
Peak Pea
S. Name of the way ding
Section/Stretch Traffi k Result
No Road configura to
c Traff
tion IRC
Volu ic
106
me Volu
(PCU
(PCU me
s)
s) (PC
Us)
External Network
NPR (Dwarka 8 lane
1. Pataudi Road Jn. To Sector 100 7200 7517 7307 Critical
Expressway) divided
NPR (Dwarka Pataudi Road Jn. To Global City 8 lane Just

2. 7200 7199 7100
Expressway) Ring Road divided Critical
NPR (Dwarka Global City Ring Road Jn. To IMT 8 lane Just
3. 7200 7027
Expressway) Manesar Jn. divided 7713 Critical
8 lane 1140
4. SPR Sohna Road Jn. To NH 48 Jn. 7200 11919 Critical
divided 0
NH 48 Jn to Proposed Trumpet 8 lane Non

5. CPR 7200 7366 5965
Intersection towards Global City Divided Critical
Proposed Trumpet Intersection 8 lane Non

6. CPR 7200 4770 4875
towards Global City to NPR Jn. Divided Critical
8 lane 1506
7. NH 48 Sohna Road Jn. To NSCB Road Jn. 7200 14514 Critical
Divided 0
NSCB Road Jn. To Global City 8 lane 1015

8. NH 48 7200 8630 Critical
Approach Road Jn. Divided 8
Global City Approach Road Jn. To 8 lane

9. NH 48 7200 11217 5988 Critical
CPR Jn. divided
8 Lane
10. NH 48 CPR Jn. To NPR Jn. 7200 8880 7897 Critical
Divided
SH 26 Pataudi NPR Jn. To Global City Central 6 Lane Non

11. 5400 3754 4010
Road Spine Jn. Divided Critical
SH 26 Pataudi Global City Central Spine Jn. To 6 Lane Just

12. 5400 6204 6194
Road NSCB Road Jn. Divided Critical
Internal Network
147
Obs
Obse erve
Peak
rved d
Capa
Morni Eve
city
ng ning
Carriage accor
Peak Pea
S. Name of the way ding
Section/Stretch Traffi k Result
No Road configura to
c Traff
tion IRC
Volu ic
106
me Volu
(PCU
(PCU me
s)
s) (PC
Us)
60 m wide Global 8 Lane
13. NPR Jn. To MRT Terminal 7200 8394 8332 Critical
City Ring Road Divided
60 m wide Global MRT Terminal Jn. To Central Spine 8 Lane Just

14. 7200 7344 7555
City Ring Road Avenue Jn. Divided Critical
60 m wide Global Southern G.C. Access Road Jn. To 8 Lane 1010

15. 7200 10890 Critical
City Ring Road NSCB Road connector Jn. Divided 2
45 m wide
SH 26 Jn. To Global City Ring road 8 Lane
16. Central Spine 7200 9782 9176 Critical
Jn. Divided
Road
45 m wide
Global City Ring road Jn. To 8 Lane Non
17. Central Spine 7200 5800 6736
Southern G.C. Access Road Jn. Divided Critical
Road
30 m wide Stretch between Zone 26-29 and 4 Lane Non

18. 3600 2497 2375
Collector Road 30-31 Divided Critical
30 m wide Stretch between Zone 36-8 and 28- 4 Lane Non

19. 3600 2213 2222
Collector Road 7 Divided Critical
30 m wide 4 Lane Non

20. Stretch between Zone 15 and 14-12 3600 2287 2812
Collector Road Divided Critical
The critical stretches identified in the present study are shown in the Figure below.
7.1.10. Critical Intersections
Similar to the road links, the intersections on both internal and external network will be analysed with
respect to projected traffic for understanding the warrants as prescribed in IRC SP-41: Guidelines for
the design of at grade intersections, required for traffic management at each intersection. Those
having traffic volume in excess of 10,000 PCUs during peak hours will be recommended for grade
separation. Intersections having peak hour traffic volume between 5,000– 10,000 PCUs can be
controlled using traffic signals. Critical intersections having projected traffic volume greater than
10,000 PCUs during peak hours are presented in the following figures.
148
Figure 7-8 Critical Link sections along Global City
Source : AECOM
Figure 7-9 Global City Critical Intersections
Source : AECOM
149
Recommendations
Based on the travel demand estimated, traffic projected and identified critical sections, adequate
transport infrastructure improvement proposals have been identified and same have been
recommended. These recommendations are essential for efficient operations of Global City and will
provide adequate and efficient mobility solutions for daily commuters travelling to and from Global
City. The recommendations not only include road network improvements but also proposals for
developing external MRTS connectivity as well as for intra Global City Metro. Section below describes
in detail the transport infrastructure recommendations for Global City.
7.1.11. MRTS Connectivity Proposals
As discussed above, once developed Global City will generate 6.8 lakh trips/ day. Majority of these
trips will comprise of work trips that will travel from surroundings to the site. The road network cannot
be designed for desired capacity for accommodating this high volume of trips. Therefore MRTS
connectivity is utmost required not only to the site but also inside the Global City in a way that it caters
to maximum share of generated trips by connecting various origins/ destinations in Gurgaon, Delhi
and other towns of NCR.
7.1.11.1. External MRTS Connectivity
For the enhanced connectivity and high public transport patronage, MRTS connectivity from 2
directions is essential that should seamless integrate with larger network of Delhi Metro which will
further provide direct MRTS connectivity to site from various places in North, West, South Delhi,
Gurgaon, Faridabad, Noida and important of all IGI Airport. Therefore MRTS connectivity from 2
directions is essential. Global City will be served by MRTS connectivity which will be provided by
proposed Gurgaon Manesar Bawal MRTS which is passing through the site. This will provide
connectivity from southern parts of Gurgaon and also South Delhi, Noida, Faridabad, etc. Apart from
this, another metro line is proposed along NPR which will provide connectivity to new residential
Sectors of 89-113 along with connectivity to West Delhi and IGI Airport.
Figure 7-10 Global City Proposed MRTS Connectivity
Source : AECOM
150
Global City MRTS
In order to enhance public transport connectivity and to discourage usage of private vehicles, intra
Global City MRTS has also been recommended inside the site. The prime objective of this MRTS line
will be to connect the Gurgaon Manesar MRTS and NPR Metro through interchange and further
provide connectivity to high density land parcels within Global City. Intra Global City MRTS will be
having a length of around 5 Km and will have an interchange station along with 5 normal stations
located at an average distance of 1 km. alignment of proposed Global City MRTS along with station
locations is presented in Figure 7-11.
Figure 7-11 Proposed Global City MRTS
Source : AECOM
151
7.1.12. Road Network Improvement Proposal
As discussed in sections above, the critical links as identified require capacity augmentation. The
major requirement for road network is for external connectivity. For internal network, only intersection
capacity augmentation will be required. Section below discusses in detail the major road network
improvement proposals.
External Road Connectivity Proposals
Considering the quantum of traffic that will flow to Global City, additional road links are required as
part of external connectivity for smooth ingress and egress of traffic to the Global City site from all
directions. Following are the recommendations for external road connectivity which are essential for
smooth traffic flow from Global City:
1. Greenfield road alignment having configuration of 6 lane divided carriageway with service
road, as direct connection from CPR by extending 60 m Sectors 36 & 37-B dividing road
The proposed road will pass through residential sector of 36-A.
2. New Link having 4 lanes divided carriageway with from CPR connecting Sector 36-A
dividing road along the MRTS corridor along the 30 m ROW notified for MRTS.
3. New Link having configuration of 6 lane divided carriageway from NPR towards Global
City along the MRTS corridor.
4. New Greenfield Link having configuration of 6 lane divided carriageway from NPR
connecting Pataudi Road and Global City through Sectors 37-D.
5. Completion of Master Plan Sectors Roads dividing Sectors 36-A/ 36 & 37-B connecting
NH-8 and Sectors 37-A & 37-B connecting Pataudi Road along with Sector road dividing
Sectors 37-C & 37-D connecting further to Railway Line.
6. Widening of Pataudi Road to 6 lane carriageway.
External Intersection Upgradation Proposals
Apart from additional road links, intersections in surrounding network are required to be upgraded for
smooth flow of traffic. Following are the recommendations for intersection upgradation which is
essential for smooth flow of traffic to and from Global City:
1. Full cloverleaf at NH-8, SPR, CPR Intersection.
2. Trumpet interchange at intersection of CPR-New Link Road through Sector 36-A.
3. Half Cloverleaf at CPR-NPR intersection
4. Trumpet Interchange at Greenfield Road connecting Global City and NPR
5. Straight Flyover at New Greenfield Road from CPR and Sector 36-37-B dividing road.
6. Straight flyover at new Greenfield Road from NPR connecting Pataudi Road and Global
City through Sectors 37-D.
7. Straight flyover at intersection of Pataudi Road and Sector road dividing Sectors 37-C &
37-D.
8. Unidirectional flyover on Global City entry from Sector 37 dividing road.
152
7.1.12.1. External Road Network Improvement Proposals
Figure 7-12 External Road Network Improvement Proposals
As discussed above, internal road is adequate in terms of roadway capacity; however the
intersections inside the site will require grade separation once the Global City is fully developed. Land
for these grade separators is required to be identified. The intersections that require grade separation
are listed below:
9. 6 lane underpass on road from Pataudi Road inside the site at the intersection of 45 m
with 30 m ROW road.
10. 6 lane underpass in East West direction at the intersection of 45 m with 60 m ROW
Central Spine road. Straight flyover with 6 lane carriageway on the road from Pataudi
Road at same intersection.
11. 6 lane underpass on the 60m RoW road from entering from Sector 36-A having
intersection with 45m Central Spine Road Intersection. 6 lane straight flyover along the
Central Spine Road at same intersection.
12. 6 lane underpass at the intersection of 60m master plan road and 30m RoW road.
6 lane flyover and 6 lane underpass at the intersection of 60m master plan road and 60 m
Sector 36/37 dividing road. Refer Figure 7-13
153
Figure 7-13 Proposed Grade Separation for Internal Global City Road Network
Source : AECOM
154
155
8
02 PLANNING
03 INFRASTRUCTURE
POWER
8. INFRASTRUCTURE PLANNING - POWER
8.1. General
This chapter discusses overview of Electrical System in respect of Design, Planning and distribution
of External Electrification System and Illumination. The details are based upon accepted standards
and norms.
8.2. Norms & standards
The following standards and codes have been referred during concept design for the services:
• Local Bye - Laws
• National Building Code of India – 2005
• Energy Conservation Building Codes 2007 (Revised Version May 2008)
• Relevant codes of National fire Codes 2008
• Relevant codes of Bureau of Indian Standards
• Institute of Electrical & Electronic Engineers (Design Hand Book)
• Illuminating Engineering Society of North America (Design Hand Book)
• NEC – NFPA 70, National Electric Code
• NEC, National Electric Code of India
8.3. Existing system overview
It is important to understand existing site conditions & constraints to plan the power infrastructure.
Following are existing at site:
Overhead Lines
Various Overhead lines are passing through the site i.e.

• 400kV D/C Daulatabad line (HVPNL)
• 400kV Bamahali Shakurbasti Line (Delhi Transco Limited, DTL)
• 220kV D/C Daulatabad - IMT Mansear
• 66kV D/C Daulatabad – Harsary-Farukhnagar line
Substations
Few substations in vicinity of site are:

• 66kV Harsaru
• 66kV MPGL
• 66kV HSIIDC Phase VII
• 400/220kV, Sector 72
156
8.4. Norms for load assessment
Based on past project reference the total load for Global City is around 610MVA. Load norm adopted
are presented in below table, this load may further be updated based on HVVPNL / DHBVN
guidelines / requirements
Table 8-1 Norms for load assessment
Plot type Watt / sq.m
Residential :
Luxury 60
Mid 50
Affordable 30
Public, semi-public utility 50
Incubation Area/ Knowledge centre/ 80

Hospitality/ Health care:
Financial Centre/ Exhibition Centre/ Multi 110

tenanted Offices:
Commercial 210
For demand assessment, following Demand Factors have been considered for various Plots as stated
below:
Table 8-2 Demand Factor
S. No. Description Demand Factor
1 Industrial 0.7
2 Residential 0.5
3 Commercial 0.6
4 Amenity / Public / Semipublic Area 0.7
157
8.5. Arrival of Maximum Demand Requirement
The entire site shall be developed in three phases. The Summarized phase wise load is as shown in
the table below:
Table 8-3 Summarized Phase-wise Load demand
Sl. No. Phase Maximum Demand Total Max. Load (MVA)

(MW)
1 Phase-1A 40.5 45
2 Phase-1B 159.3 177
3 Phase-2 347.4 386
TOTAL DEMAND 547.2 608
8.6. Selection of Voltage level

In order to handle this huge power, a 400kV or two nos. 220kV will be the desired voltage which is
also in line with the ‘CEA guideline for Manual on Transmission Planning Criteria’ recommendations.
The voltage level shall be finalized in later stages based on discussions with HVPNL and available
sources.
Also establishing the infrastructure with 220kV voltage level can facilitate in integrating with
the future Phased substations. CEA guideline recommendations are shown below for reference.
Manual on Transmission Planning Criteria

15.4 Effort should be to explore possibility of planning a new substation instead of adding
transformer capacity at an existing substation when the capacity of the existing sub-station has
reached as given in column (B) in the following table. The capacity of any single sub-station at
different voltage levels shall not normally exceed as given in column (C) in the following table:
Transformer Capacity
Voltage Level
Existing Capacity Maximum Capacity

(A)
(B) (C)
765kV 6000MVA 9000MVA
400kV 1260MVA 2000MVA
220kV 320MVA 500MVA
132kV 150MVA 250MVA
158
For 66kV, 33kV & 11kV, the maximum transformer capacity as per DHBVN & HVPN norms shall be:
66kV : 75MVA
33kV : 25MVA
11kV : 5MVA
8.7. Power Factor
An average power factor of 0.9 shall be considered for design purpose.
8.8. Short Circuit fault current
In view of above, it is recommended to adopt following standard short time current ratings while
selecting the equipment for various voltage levels.
Table 8-4 Short Circuit Current of 220kV, 66kV, 33kV & 11kV
S. No. Voltage Level (kV) Proposed Short Circuit current (kA)
1 220 40 / 1 sec.
2 66 31.5 / 3 sec.
3 33 25 / 3 sec.
4 11 25 / 3 sec.
For Transformer Rating

5 0.415 Up to 2000kVA : 50kA / 1Sec
Above 2000kVA : 65kA / 1 Sec
8.9. Re-routing Existing Overhead Lines
Land being prime, a proposal for re-routing of 400kV & 220kV lines has been submitted to HVPNL
& DTL. Following lines are planned to be re-aligned along CPR & NPR:
• 400kV Daulatabad Line

• 400kV DTL line
• 220kV HVPN Daulatabad Line
It is proposed to re-route the 400kV Lines along CPR & NPR and 220kV line along NPR to be laid
underground. Along CPR & NPR 52mtrs RoW shall be kept for re-routing of 400kV lines. The
proposed planning may be detailed by concerned authorities at later stage.
8.10. Source of power supply
As understood from HVPNL Transmission & Distribution network, power supply for entire site may be
sourced from existing 400kV D/C Daulatabad overhead line passing through site.
159
8.11. Electricity supply
The electrical load for the entire development is estimated at approximately 610MVA inclusive of
Industrial, Residential, Commercial and Recreational area. The estimated load demand calculation is
attached as ANNEXURE1.
As per Haryana Town & country planning department or DHBVN planning Manual, If the ultimate
load requirement of the development is more than 500 MVA , a 400kV substation shall be
constructed.
Moreover, for a cluster of plots if load is more than 5MVA and less then 25MVA, a 33kV sub-station
may be constructed in nearby vicinity.
For loads above 100kVA up to 5MVA shall be supplied with 11kV voltage level. Loads below 100kVA
may receive LT supply provision.
8.11.1. Power distribution scheme
For estimated demand of 610 MVA and as understood from prevailing norms, a 400kV Main receiving
substation (MRSS) may be required to be constructed. Supply to this substation may be from existing
400kV D/C Daulatabad line. For sub-transmission & distribution planning, two nos. of 220kV
Receiving Substation shall be planned in phased manner i.e initially 400/220kV substation may be
planned and based on site development / overall demand the second 220kV substation may be
developed at later stage. Space for these two substations has been kept in master plan.
MRSS shall house 400/220kV transformers; 220/66kV & 220/33kV transformer for further distribution
to various clusters / plots.
For power infrastructure planning, a number of plot clusters have been created so as to conceptualize
the overall network plan.
It is planned to consider 33kV & 11kV Ring main arrangement for plots having load between 100kVA
up till 25MVA. A tabular description is stated below.
SN Ring Voltage level (kV) Max. demand load (MVA)
1 11kV 100kV to 5MVA
2 33kV 5MVA to 25MVA
With connecting plots in Ring arrangement in case of fault the power supply connectivity to plots remains
undisturbed. For plots requiring 11kV supply, 66/11kV, zonal substations are proposed.
33kV plot loads are grouped in such a manner that two or more plots are connected in one ring. Similarly,
11kV loads are grouped in such a manner that two or more plots are connected in one ring.
160
Depending on Development plan, these RMU’s shall be housed Indoor / Outdoor. For utilities if required
Compact substations up to a maximum capacity of 1250kVA may be installed indoors or outdoors.
8.11.2. Overall System Configuration
The distribution system is the most expensive part of electrical power supply system. The main objective
is to arrive at an optimized distribution considering the below mentioned design aspects.
MRSS will comprise of 220kV / 33kV Step down power transformers while the RSS will comprise of 66kV /
11kV substation. The substation shall be GIS type.
As discussed with HVPNL, It is proposed to receive 2-4 of incomers from existing 400/220 kV substation
to each 220kV substations to supply 220kV power to 220/33kV transformers & 66kV substations to
supply 66kV power to 66/11kV transformers, planned within these MRSS.
It is recommended and proposed for ease of operation & maintenance the transformers for 33kV supply
at 220kV level may be standardized as follow:
• 2 to 4 incoming feeders to 33kV Indoor panel
• Bus couplers
• Outgoing 33kV feeders

In case of 66KV substations, these shall comprise of following tentative configurations,
• 2 to 4 feeders along with 66/11kV transformers
• Bus coupler’s
• 66/11kv Power Transformers
• Outgoing feeders of 11kV
Further downstream distribution is through 33kV and 11kV feeders fed from respective Substations. The
distribution on 33kV or 11kV shall be through 33kV or 11kV RMU’s and Compact substation (CSS).
8.11.3. Cabling System
Grades of cable that will be utilized in this project
• 66kV (E) power cables
• 33000V (E) power cables
• 11000V (UE) power cables
• 1100V power cables
• 1100V control cables
• 600 V Instrumentation cables
Power cables will be selected based on the following criteria:
161
• Current carrying capacity: The cable carries the full load current of the circuit continuously under
the specified ambient temperature and other conditions of installation.
• Derating factors: Appropriate temperature and group derating factors are considered for selection
of power cables.
• Short Circuit rating of the circuit
• Permissible Voltage drop & voltage dip
• Standardizations of cable sizes: To have fewer Inventory, cable sizes shall be standardized
Cable selected for AURIC BIA for various feeders are presented below:
Sl. Emanating from and terminating to Cable sizes
No.
1 66kV Cable from MRSS to RSS Single core , 500sq.mm to 1200sq.mm
2 33kV from secondary of 220/33kV transformers 1C: 300sq.mm / 400sq.mm/ 630sq.mm

in MRSS to Switchboard 3C: 300sq.mm
3 11kV cable from secondary of 33/11kV ZSS to 1C: 300sq.mm / 400sq.mm

switchboard 3C: 300sq.mm / 400 sq.mm
Selection of Power cable
• 66000V System power cables
66kV, E Grade, Extruded XLPE-Dry cured Insulated, Stranded Aluminium conductor, Corrugated
AL Sheated, Galvanised round strip armoured cable.
33kV, E Grade, XLPE Insulated, Stranded Aluminium conductor, Extruded HDPE Polyethylene
Sheated, Galvanised round strip armoured cable.
Cables shall be11000V unearthed grade, single/multi-core, stranded and compacted aluminium
conductor, extruded semi conducting compound screen, extruded XLPE insulated (dry
cured), extruded semi conducting compound with a layer of non-magnetic metallic tape screen,
extruded PVC inner sheath (Type ST-2), armoured and extruded overall sheath with Fire
Retardant Low Smoke (FRLS) PVC compound (Type ST-2). The cables shall conform to IS-7098
Part -II.
1100 V grade, single or multi core with stranded aluminium conductor, XLPE insulated, with PVC
inner sheathed, armoured and FRLS PVC outer sheathed. The cable will conform to IS-7098
Part – II (1985).
162
Cable routing & selection
• Routing
• The first consideration in cable routing layout is to keep the distance between the source
and the load as short as possible. This consideration should be tempered by many other
important factors in order to arrive at the lowest cost system that operates within the
reliability, safety, economy, and performance factors that are required.
• A dedicated cable route to be identified such that least or no interference with other utilities
like water, gas etc happens
Laying
• The cable tray sizes shall be selected on the basis of the number and sizes of cables to be
carried with the due consideration to the following cable laying arrangements.
• All 33kV & above power cables shall be laid in Trefoil arrangement with 2D Spacing
between them.
• 3Core 33kV power cables shall be laid in a single layer with 1D Spacing between each
other. If laid as single core, arrangement shall be with 2D spacing.
• All LT power cables are laid in a single layer touching each other
• All control cables are laid in three layers touching each other
• Power and control cables are laid in separate trays for the purpose of segregation.
• The following sequence of arrangement are followed in separate cable trays in a tier at
substations, utility buildings/outer areas starting from the top tray:
OFC cables
1.1kV Grade cables
11kV cables
33kC cables
• For the distribution of entire area of global city, cables shall be routed in tunnel with angles
supported at every 1000m.
163
8.12. Street / Road Lighting
The illumination levels of roads shall be in accordance with IS 1944, a portion of which is reproduced
below.
Illuminance Criteria
(Maintained Values)
Classification Type of Road Remarks
Eavg / Emin:Eavg
/ Emin: Emax
Width of Carriageway
A1 Dual /Single carriage
>10.5,12,14,16,18,20, 35/0.4/0.33
Way
30m
A2 Width of Carriageway
Single Carriage Way 25/0.4/0.33
> 7 m up to 10 m
A3 Width of Carriageway
Single carriageway 20/0.4/0.33
< 7m Colony Roads
Slip/Service Single Carriageway
Width of Carriageway ,
Road with Slow Speed 20/0.4/n/a.
4m,5m, 6m
Traffic
Pedestrian Single Carriageway, Width of Pathways ~ 15/0.4/n.a.
Walkways/ No motorized traffic 3m
Cyclist Pathway
Pedestrian Pedestrian CrossOver Clear Demarcated 50 lux
Crossings Points Zebra Crossings
Junction 1 50 lux/0.4
:30- 50m dia
Junction 1 >
15-20m dia 30 lux/0.4
Street light feeder panels shall be planned at strategic locations. LED type street lights shall be used.
Earthing system
Earthing system shall be designed in accordance with IS 3043 for earthing system. Dedicated
earthing pits shall be provided for neutral earthing of major substation equipment like Transformers &
D G sets. Interconnected Earthing pits shall be provided for body earthing of major substation
equipment like HT Panel, transformers, D G sets, MV panel etc. Distribution earthing shall be carried
all along the MV distribution system, and effectively bonding the equipment.
164
Table 8-5 Power Load Calculations
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
RESIDENTIAL
LUXURY
166500 60 9990.00 0.5 4995 0.9 4.5 0.85 5.3

RL1 2 5.8 33kV
17250 50 862.50 0.6 518 0.9 0.5 0.85 0.5
11340.0
189000 60 0.5 5670 0.9 5.1 0.85 6.0
0
RL2 2 6.2 33kV
5730 50 286.50 0.6 172 0.9 0.2 0.85 0.2
94500 60 5670.00 0.5 2835 0.9 2.6 0.85 3.0

RL3 2 3.1 11kV
3230 50 161.50 0.6 97 0.9 0.1 0.85 0.1
125700 60 7542.00 0.5 3771 0.9 3.4 0.85 4.0

RL4
1 5.5 33kV
(Iconic)
47296 50 2364.80 0.6 1419 0.9 1.3 0.85 1.5
108000 60 6480.00 0.5 3240 0.9 2.9 0.85 3.4

RL5 1 3.8 11kV
10986 50 549.30 0.6 330 0.9 0.3 0.85 0.3
MILD
127176 50 6358.80 0.5 3179 0.9 2.9 0.85 3.4

RM1 1 3.6 11kV
6800 50 340.00 0.6 204 0.9 0.2 0.85 0.2
134400 50 6720.00 0.5 3360 0.9 3.0 0.85 3.6

RM2 1 3.7 11kV
5600 50 280.00 0.6 168 0.9 0.2 0.85 0.2
13440.0
268800 50 0.5 6720 0.9 6.0 0.85 7.1
0
RM3 1 7.5 33kV
11200 50 560.00 0.6 336 0.9 0.3 0.85 0.4
19800.0
396000 50 0.5 9900 0.9 8.9 0.85 10.5
0
RM4 2 11.2 33kV
21272 50 1063.60 0.6 638 0.9 0.6 0.85 0.7
162000 50 8100.00 0.5 4050 0.9 3.6 0.85 4.3

RM5 1 4.6 11kV
10140 50 507.00 0.6 304 0.9 0.3 0.85 0.3
102600 50 5130.00 0.5 2565 0.9 2.3 0.85 2.7

RM6 1 2.9 11kV
6760 50 338.00 0.6 203 0.9 0.2 0.85 0.2
165
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
140400 50 7020.00 0.5 3510 0.9 3.2 0.85 3.7

RM7 1 3.9 11kV
5500 50 275.00 0.6 165 0.9 0.1 0.85 0.2
10800.0
216000 50 0.5 5400 0.9 4.9 0.85 5.7
0
RM8 1 5.9 33kV
5100 50 255.00 0.6 153 0.9 0.1 0.85 0.2
120600 50 6030.00 0.5 3015 0.9 2.7 0.85 3.2

RM9 2 3.5 11kV
8700 50 435.00 0.6 261 0.9 0.2 0.85 0.3
160200 50 8010.00 0.5 4005 0.9 3.6 0.85 4.2

RM10 1 4.5 11kV
7756 50 387.80 0.6 233 0.9 0.2 0.85 0.2
169200 50 8460.00 0.5 4230 0.9 3.8 0.85 4.5

RM11 1 4.8 11kV
9730 50 486.50 0.6 292 0.9 0.3 0.85 0.3
10800.0
216000 50 0.5 5400 0.9 4.9 0.85 5.7
0
RM12 2 6.0 33kV
9910 50 495.50 0.6 297 0.9 0.3 0.85 0.3
10620.0
212400 50 0.5 5310 0.9 4.8 0.85 5.6
0
RM13 2 5.7 33kV
3432 50 171.60 0.6 103 0.9 0.1 0.85 0.1
187200 50 9360.00 0.5 4680 0.9 4.2 0.85 5.0

RM14 2 5.5 33kV
18020 50 901.00 0.6 541 0.9 0.5 0.85 0.6
171000 50 8550.00 0.5 4275 0.9 3.8 0.85 4.5

RM15 2 4.6 11kV
2870 50 143.50 0.6 86 0.9 0.1 0.85 0.1
10980.0
219600 50 0.5 5490 0.9 4.9 0.85 5.8
0
RM16 2 6.0 33kV
5750 50 287.50 0.6 173 0.9 0.2 0.85 0.2
122400 50 6120.00 0.5 3060 0.9 2.8 0.85 3.2

RM17 2 3.5 11kV
7540 50 377.00 0.6 226 0.9 0.2 0.85 0.2
AFFORDABLE
133040 30 3991.20 0.5 1996 0.9 1.8 0.85 2.1

RA1 2 2.5 11kV
10696 50 534.80 0.6 321 0.9 0.3 0.85 0.3
RA2
28800 2 30 864.00 0.5 432 0.9 0.4 0.85 0.5 0.5 11kV
(EWS)
RA3 48000 1 30 1440.00 0.5 720 0.9 0.6 0.85 0.8 0.8 11kV
RA4 128000 2 30 3840.00 0.5 1920 0.9 1.7 0.85 2.0 2.3 11kV
166
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
7310 50 365.50 0.6 219 0.9 0.2 0.85 0.2
72000 30 2160.00 0.5 1080 0.9 1.0 0.85 1.1

RA5 1 1.3 11kV
4470 50 223.50 0.6 134 0.9 0.1 0.85 0.1
RA6 64000 1 30 1920.00 0.5 960 0.9 0.9 0.85 1.0 1.0 11kV
67200 30 2016.00 0.5 1008 0.9 0.9 0.85 1.1

RA7 1 1.3 11kV
6180 50 309.00 0.6 185 0.9 0.2 0.85 0.2
RA8
7200 1 30 216.00 0.5 108 0.9 0.1 0.85 0.1 0.1 11kV
(EWS)
RA9
55200 1 30 1656.00 0.5 828 0.9 0.7 0.85 0.9 0.9 11kV
(EWS)
48000 2 30 1440.00 0.5 720 0.9 0.6 0.85 0.8 0.8 11kV
RA10
RA11
43200 2 30 1296.00 0.5 648 0.9 0.6 0.85 0.7 0.7 11kV
(EWS)
RA12(EW
14400 2 30 432.00 0.5 216 0.9 0.2 0.85 0.2 0.2 11kV
S)
PUBLIC SEMI- PUBLIC & UTILITY
SCHOOLS
28152 1 50 1408 0.7 985 0.9 0.9 0.85 1.0 1.0 11kV
PSP1.A
29352 1 50 1468 0.7 1027 0.9 0.9 0.85 1.1 1.1 11kV
PSP1.B
19390 1 50 969 0.7 679 0.9 0.6 0.85 0.7 0.7 11kV
PSP1.C
23796 2 50 1190 0.7 833 0.9 0.7 0.85 0.9 0.9 11kV
PSP1.D
PSP1.F 29326 1 50 1466 0.7 1026 0.9 0.9 0.85 1.1 1.1 11kV
27251 1 50 1363 0.7 954 0.9 0.9 0.85 1.0 1.0 11kV
PSP1.E
27562 2 50 1378 0.7 965 0.9 0.9 0.85 1.0 1.0 11kV
PSP1.G
24849 2 50 1242 0.7 870 0.9 0.8 0.85 0.9 0.9 11kV
PSP1.H
36381 2 50 1819 0.7 1273 0.9 1.1 0.85 1.3 1.3 11kV
PSP1.I
PSP1.J 44567 2 50 2228 0.7 1560 0.9 1.4 0.85 1.7 1.7 11kV
UTILITIES
PSP2.A 19046 2 50 952 0.7 667 0.9 0.6 0.85 0.7 0.7 11kV
PSP2.B 36873 2 50 1844 0.7 1291 0.9 1.2 0.85 1.4 1.4 11kV
PSP2.C 41172 2 50 2059 0.7 1441 0.9 1.3 0.85 1.5 1.5 11kV
PSP2.D 6530 2 50 326 0.7 229 0.9 0.2 0.85 0.2 0.2 11kV
PSP2.E 35335 2 50 1767 0.7 1237 0.9 1.1 0.85 1.3 1.3 11kV
167
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
PSP2.G 6165 2 50 308 0.7 216 0.9 0.2 0.85 0.2 0.2 11kV
PSP2.H 6085 2 50 304 0.7 213 0.9 0.2 0.85 0.2 0.2 11kV
PSP2.F 14069 2 50 703 0.7 492 0.9 0.4 0.85 0.5 0.5 11kV
TRANSIT HUB
PSP3 87104 0 50 4355 0.7 3049 0.9 2.7 0.85 3.2 3.2 11kV
MUNICIPAL FACILITIES
PSP4.A 1493 2 50 75 0.7 52 0.9 0.0 0.85 0.1 0.1 11kV
PSP4.B 2779 2 50 139 0.7 97 0.9 0.1 0.85 0.1 0.1 11kV
PSP4.C 10044 2 50 502 0.7 352 0.9 0.3 0.85 0.4 0.4 11kV
PSP4.D 1500 2 50 75 0.7 53 0.9 0.0 0.85 0.1 0.1 11kV
PSP4.E 1644 2 50 82 0.7 58 0.9 0.1 0.85 0.1 0.1 11kV
PSP4.F 1468 2 50 73 0.7 51 0.9 0.0 0.85 0.1 0.1 11kV
PSP4.G 1468 2 50 73 0.7 51 0.9 0.0 0.85 0.1 0.1 11kV
PSP4.H 1468 2 50 73 0.7 51 0.9 0.0 0.85 0.1 0.1 11kV

FINANCIA
L CENTER
FC-1
60248 110 6627 0.7 4639 0.9 4.2 0.85 4.9
FC1.A
podium
FC 0 5.0 11kV
(including 2905 50 145 0.6 87 0.9 0.1 0.85 0.09
high
street)
FC1.B 153824 110 16921 0.7 11844 0.9 10.7 0.85 12.5
(iconic)
podium
FC 0 12.7 33kV
(including 5192 50 260 0.6 156 0.9 0.1 0.85 0.16
high
street)
FC-2
107555 110 11831 0.7 8282 0.9 7.5 0.85 8.8

FC2.A
podium 0 8.9 33kV
FC
(including 5186 50 259 0.6 156 0.9 0.1 0.85 0.16
high
street)
53619 0 110 5898 0.7 4129 0.9 3.7 0.85 4.4 4.5 11kV
FC2.B
168
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
podium
FC
(including 2585 50 129 0.6 78 0.9 0.1 0.85 0.08
high
street)
FC-3
89065 110 9797 0.7 6858 0.9 6.2 0.85 7.3
FC3.A
podium
FC 2 7.4 33kV
(including 5010 50 250 0.6 150 0.9 0.1 0.85 0.16
high
street)
89745 110 9872 0.7 6910 0.9 6.2 0.85 7.3
FC3.B
podium
FC 2 7.5 33kV
(including 5048 50 252 0.6 151 0.9 0.1 0.85 0.16
high
street)
FC-4
85899 110 9449 0.7 6614 0.9 6.0 0.85 7.0
FC4.A
podium
FC 2 7.2 33kV
(including 4832 50 242 0.6 145 0.9 0.1 0.85 0.15
high
street)
71504 110 7865 0.7 5506 0.9 5.0 0.85 5.8
FC4.B
podium
FC 2 6.0 33kV
(including 4022 50 201 0.6 121 0.9 0.1 0.85 0.13
high
street)
FC-5
86564 110 9522 0.7 6665 0.9 6.0 0.85 7.1
FC5
podium
FC 2 7.2 33kV
(including 4174 50 209 0.6 125 0.9 0.1 0.85 0.13
high
street)
FC-6
86264 110 9489 0.7 6642 0.9 6.0 0.85 7.0
FC6.A
podium
FC 1 7.2 33kV
(including 4159 50 208 0.6 125 0.9 0.1 0.85 0.13
high
street)
169
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
65910 110 7250 0.7 5075 0.9 4.6 0.85 5.4

FC6.B
podium
FC 1 5.5 33kV
(including 3178 50 159 0.6 95 0.9 0.1 0.85 0.10
high
street)
96336 110 10597 0.7 7418 0.9 6.7 0.85 7.9
FC6.C
podium
FC 1 8.0 33kV
(including 5419 50 271 0.6 163 0.9 0.1 0.85 0.17
high
street)
FC-7
58536 110 6439 0.7 4507 0.9 4.1 0.85 4.8
FC7.A
podium
FC 1 4.9 11kV
(including 2822 50 141 0.6 85 0.9 0.1 0.85 0.09
high
street)
57981 110 6378 0.7 4465 0.9 4.0 0.85 4.7
FC7.B
podium
FC 1 4.8 11kV
(including 3261 50 163 0.6 98 0.9 0.1 0.85 0.10
high
street)
FC-8
164314 110 18075 0.7 12652 0.9 11.4 0.85 13.4
FC8.A
podium
FC 2 13.6 33kV
(including 7922 50 396 0.6 238 0.9 0.2 0.85 0.25
high
street)
115897 110 12749 0.7 8924 0.9 8.0 0.85 9.4
FC8.B
podium
FC 2 9.6 33kV
(including 5588 50 279 0.6 168 0.9 0.2 0.85 0.18
high
street)
101861 110 11205 0.7 7843 0.9 7.1 0.85 8.3
FC8.C
podium
FC 2 8.5 33kV
(including 4911 50 246 0.6 147 0.9 0.1 0.85 0.16
high
street)
FC-9
75795 2 110 8337 0.7 5836 0.9 5.3 0.85 6.2 6.3 33kV
FC9.A
170
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
podium
FC
(including 3654 50 183 0.6 110 0.9 0.1 0.85 0.12
high
street)
85028 110 9353 0.7 6547 0.9 5.9 0.85 6.9
FC9.B
podium
FC 2 7.1 33kV
(including 4100 50 205 0.6 123 0.9 0.1 0.85 0.13
high
street)
89002 110 9790 0.7 6853 0.9 6.2 0.85 7.3
FC9.C
podium
FC 2 7.4 33kV
(including 4291 50 215 0.6 129 0.9 0.1 0.85 0.14
high
street)
FC-10
110174 110 12119 0.7 8483 0.9 7.6 0.85 9.0
FC10.A
podium
FC 2 9.2 33kV
(including 5312 50 266 0.6 159 0.9 0.1 0.85 0.17
high
street)
53694 110 5906 0.7 4134 0.9 3.7 0.85 4.4
FC10.B
podium
FC 2 4.5 11kV
(including 3020 50 151 0.6 91 0.9 0.1 0.85 0.10
high
street)
MULTI TENANTED OFFICES
MTO-1
82055 110 9026 0.7 6318 0.9 5.7 0.85 6.7
MTO1.A
podium
MTO 2 6.8 33kV
(including 3956 50 198 0.6 119 0.9 0.1 0.85 0.13
high
street)
78661 110 8653 0.7 6057 0.9 5.5 0.85 6.4
MTO1.B
podium
MTO 2 6.5 33kV
(including 3793 50 190 0.6 114 0.9 0.1 0.85 0.12
high
street)
MTO-2
52489 2 110 5774 0.7 4042 0.9 3.6 0.85 4.3 4.4 11kV
MTO2.A
171
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
podium
MTO
(including 3248 50 162 0.6 97 0.9 0.1 0.85 0.10
high
street)
35241 110 3876 0.7 2714 0.9 2.4 0.85 2.9
MTO2.B
podium
MTO 2 3.0 11kV
(including 2973 50 149 0.6 89 0.9 0.1 0.85 0.09
high
street)
24039 110 2644 0.7 1851 0.9 1.7 0.85 2.0
MTO2.C
podium
MTO 2 2.0 11kV
(including 2028 50 101 0.6 61 0.9 0.1 0.85 0.06
high
street)
MTO-3
MTO3 220745 110 24282 0.7 16997 0.9 15.3 0.85 18.0
(iconic)
podium
MTO 1 18.2 33kV
(including 7450 50 373 0.6 224 0.9 0.2 0.85 0.24
high
street)
MTO-4
160134 110 17615 0.7 12330 0.9 11.1 0.85 13.1
MTO4
podium
MTO 2 13.3 33kV
(including 7721 50 386 0.6 232 0.9 0.2 0.85 0.25
high
street)
MTO-5
101287 110 11142 0.7 7799 0.9 7.0 0.85 8.3
MTO5.A
podium
MTO 2 8.4 33kV
(including 4883 50 244 0.6 147 0.9 0.1 0.85 0.16
high
street)
93970 110 10337 0.7 7236 0.9 6.5 0.85 7.7
MTO5.B
podium
MTO 2 7.8 33kV
(including 4531 50 227 0.6 136 0.9 0.1 0.85 0.14
high
street)
MTO-6
135034 2 110 14854 0.7 10398 0.9 9.4 0.85 11.0 11.2 33kV
MTO6
172
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
podium
MTO
(including 6511 50 326 0.6 195 0.9 0.2 0.85 0.21
high
street)
MTO-7
87824 110 9661 0.7 6762 0.9 6.1 0.85 7.2

MTO7
podium
MTO 0 7.3 33kV
(including 4234 50 212 0.6 127 0.9 0.1 0.85 0.13
high
street)
INCUBATION & INNOVATION CENTER
IIC-1
IIC1 192266 80 15381 0.7 10767 0.9 9.7 0.85 11.4
(iconic)
podium
IIC 2 11.6 33kV
(including 6489 50 324 0.6 195 0.9 0.2 0.85 0.21
high
street)
IIC-2
102075 80 8166 0.7 5716 0.9 5.1 0.85 6.1
IIC2.A
podium
IIC 1 6.3 33kV
(including 6264 50 313 0.6 188 0.9 0.2 0.85 0.20
high
street)
95550 80 7644 0.7 5351 0.9 4.8 0.85 5.7
IIC2.B
podium
IIC 2 5.9 33kV
(including 5863 50 293 0.6 176 0.9 0.2 0.85 0.19
high
street)
IIC-3
76996 80 6160 0.7 4312 0.9 3.9 0.85 4.6
IIC3.A
podium
IIC 1 4.7 11kV
(including 4725 50 236 0.6 142 0.9 0.1 0.85 0.15
high
street)
39141 2 80 3131 0.7 2192 0.9 2.0 0.85 2.3 2.4 11kV
IIC3.B
173
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
podium
IIC 2402 50 120 0.6 72 0.9 0.1 0.85 0.08
(including
high
street)
IIC-4
109242 80 8739 0.7 6118 0.9 5.5 0.85 6.5
IIC4
podium
IIC 2 6.7 33kV
(including 6704 50 335 0.6 201 0.9 0.2 0.85 0.21
high
street)
IIC-5
96413 80 7713 0.7 5399 0.9 4.9 0.85 5.7
IIC5.A
podium
IIC 2 5.9 33kV
(including 5916 50 296 0.6 177 0.9 0.2 0.85 0.19
high
street)
102243 80 8179 0.7 5726 0.9 5.2 0.85 6.1
IIC5.B
podium
IIC 2 6.3 33kV
(including 6274 50 314 0.6 188 0.9 0.2 0.85 0.20
high
street)
IIC-6
97615 80 7809 0.7 5466 0.9 4.9 0.85 5.8
IIC6.A
podium
IIC 2 6.0 33kV
(including 5990 50 299 0.6 180 0.9 0.2 0.85 0.19
high
street)
109648 80 8772 0.7 6140 0.9 5.5 0.85 6.5
IIC6.B
podium
IIC 2 6.7 33kV
(including 6728 50 336 0.6 202 0.9 0.2 0.85 0.21
high
street)
IIC-7
89633 80 7171 0.7 5019 0.9 4.5 0.85 5.3
IIC7
podium
IIC 0 5.5 33kV
(including 4889 50 244 0.6 147 0.9 0.1 0.85 0.16
high
street)
174
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
KNOWLEDGE CENTER
KC-2
98297 1 80 7864 0.7 5505 0.9 5.0 0.85 5.8 5.8 33kV
KC2.A
106197 1 80 8496 0.7 5947 0.9 5.4 0.85 6.3 6.3 33kV
KC2.B
88022 1 80 7042 0.7 4929 0.9 4.4 0.85 5.2 5.2 33kV
KC2.C
103698 1 80 8296 0.7 5807 0.9 5.2 0.85 6.1 6.1 33kV
KC2.D
KC-1
92578 2 80 7406 0.7 5184 0.9 4.7 0.85 5.5 5.5 33kV
KC1.A
52974 2 80 4238 0.7 2967 0.9 2.7 0.85 3.1 3.1 11kV
KC1.B
61107 2 80 4889 0.7 3422 0.9 3.1 0.85 3.6 3.6 11kV
KC1.D
62979 2 80 5038 0.7 3527 0.9 3.2 0.85 3.7 3.7 11kV
KC1.E
KC-3
97831 2 80 7827 0.7 5479 0.9 4.9 0.85 5.8 5.8 33kV
KC3.A
84001 2 80 6720 0.7 4704 0.9 4.2 0.85 5.0 5.0 11kV
KC3.B
79036 2 80 6323 0.7 4426 0.9 4.0 0.85 4.7 4.7 11kV
KC3.C
86595 2 80 6928 0.7 4849 0.9 4.4 0.85 5.1 5.1 11kV
KC3.D
82140 2 80 6571 0.7 4600 0.9 4.1 0.85 4.9 4.9 11kV
KC3.E
58066 2 80 4645 0.7 3252 0.9 2.9 0.85 3.4 3.4 11kV
KC3.F
62176 2 80 4974 0.7 3482 0.9 3.1 0.85 3.7 3.7 11kV
KC3.G
KC-4
56788 2 80 4543 0.7 3180 0.9 2.9 0.85 3.4 3.4 11kV
KC4
COMMERCIAL
CR-1
CR1 55299 2 210 11613 0.6 6968 0.9 6.3 0.85 7.4 7.4 33kV
CR-2
CR2.A 25441 2 210 5343 0.6 3206 0.9 2.9 0.85 3.4 3.4 11kV
CR2.B 18170 2 210 3816 0.6 2289 0.9 2.1 0.85 2.4 2.4 11kV
CR-3 11kV
CR3 19583 2 210 4112 0.6 2467 0.9 2.2 0.85 2.6 2.6 11kV
175
Load (MVA)
Ring feeder
Description
Connected
Total Load
Maximum
load (kW)
Watt per
Demand
Demand
demand
Built Up
Voltage
Square
(Sq.m)
(MVA)
Power
Metre
Factor
Factor
Phase
factor
(MW)
Level
(kW)
Area
Ring
(5=3* (7=5*6/
From 1 2 (3=2*1) 4 6 8 9 10 11
4) 1000)
CR-4
CR4 24420 1 210 5128 0.6 3077 0.9 2.8 0.85 3.3 3.3 11kV
CR-5
CR5 32641 1 210 6855 0.6 4113 0.9 3.7 0.85 4.4 4.4 11kV
MIXED
USE
Transit
58069 2 50 2903 0.6 1742 0.9 1.6 0.85 1.8 1.8 11kV
hub mall
ECC & HOSPITALITY
HO-1
HO1.A
(conventi 69070 1 80 5526 0.7 3868 0.9 3.5 0.85 4.1 4.1 11kV
on hotel)
HO1.B 61149 1 80 4892 0.7 3424 0.9 3.1 0.85 3.6 3.6 11kV
HO1.C 50192 1 80 4015 0.7 2811 0.9 2.5 0.85 3.0 3.0 11kV
HO1.D 51128 1 80 4090 0.7 2863 0.9 2.6 0.85 3.0 3.0 11kV
HO-2
HO2.A 37688 2 80 3015 0.7 2111 0.9 1.9 0.85 2.2 2.2 11kV
HO2.B 46268 2 80 3701 0.7 2591 0.9 2.3 0.85 2.7 2.7 11kV
HO2.C 34759 2 80 2781 0.7 1946 0.9 1.8 0.85 2.1 2.1 11kV
HO-3
HO3.A 84097 2 80 6728 0.7 4709 0.9 4.2 0.85 5.0 5.0 11kV
HO3.B 35993 2 80 2879 0.7 2016 0.9 1.8 0.85 2.1 2.1 11kV
HEALTH & CARE
HC-1
HC1.A 129805 1 80 10384 0.7 7269 0.9 6.5 0.85 7.7 7.7 33kV
HC-1
HC1.B 132900 2 80 10632 0.7 7442 0.9 6.7 0.85 7.9 7.9 33kV
TOTAL DEMAND 609 MVA
176
177
9
02 PLANNING
03 INFRASTRUCTURE
WATER & WASTE

WATER DEMAND
9. INFRASTRUCTURE PLANNING – WATER & WASTE WATER DEMAND
9.1. Water and waste water Generation Assumptions
For purpose of water demand calculation norms from CPHEEO Water Supply Manual and National
Building Code 2005 are being referred and are detailed as below:
Table 9-1 Water Demand and Sewage/Industrial Effluent Generation Assumptions
S Category Unit Water Fresh/ Recycled Sewag Irrigatio Unaccount

. Deman Potable Water e n able
N d Water Losses
generat
o Demand
ion
.
1 Open kl/ha/d 15 0.75 15 Losses

Space/Gree ay included
n area
2 Road Side kl/km/d 28 1.4 28

Plantation ay
3 Road Gutter kl/ha/d 5 5 4.5

Washing ay
4 Non LPHD 60 15 45 48 15%

Residential/
Working
Population
5 Residential LPHD 135 90 45 108 15%
6 Hotels - 2 Litre/k 180 135 45 144 15%

star ey/day
7 Hotels - 3 Litre/k 180 135 45 144 15%

star ey/day
8 Nursing Litre/b 340 340 272 15%

home, child ed/day
welfare and
maternity
centre (25-
30 beds)
9 Multi- Litre/b 450 450 360 15%

specialty ed/day
Hospital
1 Primary LPHD 60 15 45 48 15%

0 School &
Secondary
School and
Colleges
without
hostels
178
9.2. Water Demand Summary
Total Water demand for project is approximately 70 MLD which is based on Land-use Master Plan
and population projection for both working and residential within the project area.
However, the fresh water demand from NCR channel is only 30 MLD (43% of the total water demand)
and the balance 40 MLD shall be met from treated waste water within the project area thus having a
sustainable water balance.
9.3. Water Supply and Recycle Water Design Parameters
The design criteria for the design of water supply systems will be framed as per the guidelines laid by
• CPHEEO Manual for Water Supply & Treatment, 1999

• SP 7 (2005): National Building Code of India, 2005
• Urban and Regional Development Plans Formulation and Implementation Guidelines, 2014
• SP-35: Handbook on Water Supply, Plumbing & Drainage,1987
• Manual on norms and standards for environment clearance of large construction projects, MoEF
9.3.1. Design Period for Various Components
The design period normally considered for various components is as under:
• Civil structures : 30 years

• Pumping Mains : 30 years
• Mechanical and Electrical Components : 15 years
• Distribution System : 30 years
9.3.2. Peak Factor
The following peak factors shall be adopted as recommended in CPHEEO manual for water supply
Table 9-2 Peak Factors for Contributory Population for Water Supply
Contributory Population Peak Factor

For population less than 50,000 3
For population range of 50,000 to 2, 00,000 2.5
For population above 2, 00,000 2
9.3.3. Distribution Network
Hazen William’s formula will be used for calculation of velocities and head losses. Water distribution
network shall be mostly closed network system so that uniform pressure is maintained at most
Underground reservoir points. The Hazen Williams formula is expressed as under:
S = hf / L = 10.67 [(Q / C) 1.85] [1 / (d4.87)] where,
S = Hydraulic slope
hf = head loss in meters (water) over the length of pipe
L = length of pipe in meters
Q = volumetric flow rate, m3/s (cubic meters per second)
C = pipe roughness coefficient
d = inside pipe diameter, m (meters)
179
Following considerations shall be taken into account while designing the network:
Minimum velocity = 0.6 m/s

Maximum velocity = 2.0 m/s
9.3.4. Pipe Diameter
Minimum pipe sizes (diameter) required and recommended by CPHEEO are 100 mm for towns
having population up to 50,000 and 150 mm for those above 50,000. However, to achieve
velocity minimum pipe sizes considered are 75mm internal diameter of HDPE pipes.
9.3.5. Excavation Depth
All water supply pipes will be generally laid below ground with the clear cover of 1m above the crown
of the pipes.
9.3.6. Residual Pressure
As per CPHEEO, for towns where one-storied buildings are common and for supply to the ground
level storage tanks in multi-storied buildings, the minimum residual pressure at ferrule point should be
7m for direct supply. Where two-storied buildings are common, it may be 12m and where three-storied
buildings are prevalent 17 m or as stipulated-by local byelaws.
9.3.7. Pipe Material
Selection of pipe material shall be based on the following considerations:

• The initial carrying capacity of the pipe and its reduction with use, defined, for example, by Hazen
Williams Coefficient ’C’. The values of C vary for different conduit materials and their relative
deterioration in service.
• The strength of the pipe as measured by its ability to resist internal pressures and external loads.
• The safety, economy and availability of manufactured sizes of pipe & specials.
• The ease or difficulty of operations and maintenance.
Considering availability, durability and capital cost, it is proposed to use HDPE PE 100 PN 10 pipes
conforming to IS-4983 for distribution network up to 300mm, above 300mm DI K-9 pipes with concrete
lining conforming to IS-8329 and IS-9523.
180
181
10
05PLANNING
INFRASTRUCTURE
WATER SUPPLY
& SEWERAGE
NETWORK
10. INFRASTRUCTURE PLANNING –WATER SUPPLY & SEWERAGE NETWORK
10.1. Water Supply and Recycle Water Transmission Main Design Parameters
10.1.1. Pipe Sizing
Pipe sizing is based upon taking consideration of following factors:-

• Quantum of flow ( Q in m³/s)
• Fluid velocity (V in m/s)
• Pressure (m in terms of water column)
• Head loss (m in terms of water column)Pipe material
• C-factor (Hazen-Williams coefficient of friction dependent on pipe material)
10.1.2. Pipe Material
The materials of construction available for construction of large diameter water transmission main
segments include the following alternatives:
• Ductile iron pipe (DIP)
• Pre-stressed Concrete Cylinder Pipe (PCCP)
• Carbon Steel
• High Density Polyethylene pipe (HDPE)
In selecting the most appropriate pipe material for the said scheme/project the following consideration
shall be made:
• The ground conditions along the pipeline route, mainly conditions such as traffic overload,
proximity to sewer lines, and crowded residential areas.
• The cost and local availability of different types of pipe
• The design pressure in the distribution system
• Assess the performance of the pipe material in terms of Durability, Resistance to Chemical
Attack, Corrosion and Abrasion. (Suitable external and internal coating shall be made and if
required cathodic protection).
The above aspects are considered in conjunction with the cost of procurement and installation to
provide the most economical solution.
Since DI pipe above 1.1m dia are not available commercially, hence all pipes above 1.1m dia shall be
Carbon Steel as per IS 3589 with internal Cement Concrete Lining (CC) lining in accordance with
Is11906 or ISO 4179 and outside fusion bonded epoxy coating for prevention for corrosion and all
pipes below or equal to 1.1 m shall be DI with internal CC lining and outside fusion bonded epoxy
coating as per IS 8329.
The Water system is proposed to be designed with “District Metered Area” (DMA) leakage
management technique with Pressure Control for system optimization and reduction in water losses
as the system is put into operations.
The water distribution system is planned and designed by dividing the distribution system into DMAs
which shall enable:
 Continuous monitoring of flow and pressure
 Control and optimization of pressure in the network
 Minimization of Leak Run Time
 Containment of possible water quality problems in one small area of the network
 Transferring water pressure readings and metering data daily to a central control system
 Providing long-term results for analysis of water network efficiency and areas with greatest
water leakage
 Recording minimum night flow to facilitate leak detection
182
Figure 10-1 District Metering Area Concept
Source: AECOM
10.2. Water Treatment Plant
The water source for the supply of raw water for the water treatment plant shall be NCR Water Channel.
HSIIDC has a total allocation of 120 cusec (289 MLD) from NCR channel for its entire development in the
region. Further as per HSIIDC letter no HSIIDC/IA/IMT/16/192 dated 15th July 2016 , 37.5 Cusec (90 MLD)
Cusec is available for said global city and other developments.
As cited in the first para, only 30 MLD (12.5 Cusec) is only the fresh water demand for global city,
therefore after the global city development, HSIIDC shall be left with 25 cusec for its other development.
A separate pipeline is proposed to carry raw water from NCR tail end (Budhera) to the proposed site to
meet the fresh water demand. The pipeline shall be laid to the best possible extend along the available
Right of Way (ROW) to mitigate land acquisition etc. and shall be designed to meet the dedicated
demand for global city. However, during the monsoon period there will be increase in turbidity in the raw
water. Therefore the plant design has been considered while taking the above situation into
consideration.
Design Parameters for Water Treatment Plant shall be as follows.
Raw Water Characteristics (for design)
Maximum Turbidity - 50 NTU
Treated Water Quality
The treated water quality after treatment shall be as per as Acceptable Limit of IS 10500:2012.
Treatment technology for the WTP
The raw water received shall have the impurities like turbidity, odour and may be presence of bacterial
life and due to these impurities the raw water will not be suitable for human consumption directly.
The conceptual approach of treatment shall include removal of coarse solids; settleable and suspended
particles, colloids, and organic matters and the destruction of algae and other organisms. The water
emanating after treatment is safe for human consumption.
A conventional water treatment system shall be adopted for the treatment of raw water. Coagulation,
flocculation and clarification, followed by filtration, and disinfection
183
The salient unit processes adopted for this treatment plant here are as under:-
• Pre Chlorination of Raw Water
• Coagulation with chemical addition in Flash Mixer.
• Flocculation and Settling to get clarified water in tube settler/ lamella clarifier
• Filtration in Rapid Gravity Filter.
• Post Chlorination for removal of organic matter/disinfection.
This water treatment facility shall consist of:

• Stilling Chamber
• Par shall Flume
• Flash Mixer
• Flocculation chamber
• Tube settler/ lamella clarifier
• Filter Beds
• Filter backwashing system including air blower and backwash pumps
• Clarifier Sludge Sump and Pump House
• Filter wastewater recovery tank and Pump House
• Sludge Dewatering Units
• Chemical House
• Chlorination System
• Treated Water Tank
Filter back wash recycle and clarifier sludge recycle has been considered for water conservation and
sustainable development. The plant shall be fully automated to optimize operations and data shall be
collected in a central command center for integration and operational efficiencies.
10.3. Sewerage Design Parameters (Indicative Design Standards,

Methodologies and Specifications)
The total Sewage generated within the project area shall be 45 MLD and the same shall be treated to
meet the non-potable water demand.
The design criteria for the design of sewerage systems will be framed as per the guidelines laid by
• CPHEEO Manual for Sewerage and Sewage Treatment, 2013
• SP 7 (2005): National Building Code of India, 2005
• Urban and Regional Development Plans Formulation and Implementation Guidelines, 2014
• SP-35: Handbook on Water Supply, Plumbing & Drainage,1987
• Manual on norms and standards for environment clearance of large construction projects,
MoEF
184
10.3.1. Design Period
The design period normally considered for various components is as under:
• Sewers and it’s appurtenances : 30 years

• Pumping Mains : 30 years
• Mechanical and Electrical Components : 15 years
10.3.2. Peak Factor
The peak factor or the ratio of maximum to average flows, depend upon contributory population and the
following values shall be adopted as suggested in manual and as tabulated below:
Table 10-1 Peak Factors for Contributory Population for Per Capita Sewage Flow
Contributory Population Peak Factor

For population less than 20,000 3.00
For population range of 20,000 to 50,000 2.50
For population range of 50,000 to 750,000 2.25
For population above 750,000 2.00
10.3.3. Depth of Cover
To protect sewers from external loads, the minimum depth of cover considered up to crown of sewer at
the start of sewer network shall be 1m.
10.3.4. Hydraulics of Sewage Network
The Manning’s Formula for Gravity Flow will be used to design the sewerage network; The Manning’s
Formula for circular conduits is expressed as under:
V = [(1/n)] x [R2/3 S1/2]
For Circular Conduits,
V = (1/n) (3.968 x 10-3) D2/3 S1/2
And,
Q = (1/n) (3.118 x 10-6) D2.67 S1/2
Where,
Q: Discharge in l/s
S: Slope of hydraulic gradient
D: Internal diameter of pipe line in mm
R: Hydraulic radius in m
V: Velocity in m/s
N: Manning’s coefficient of roughness
185
10.3.5. Coefficient of Roughness
The coefficient of roughness is based on type of sewer material proposed for the sewage
conveyance. The coefficient of roughness “n” for HDPE pipe as indicated in CPHEEO sewerage
manual, 2013 as 0.010. However, it shall be considered as 0.011 for design purpose considering
30yrs design period. Similarly, the coefficient of roughness “n” for RCC & DI pipes is considered as
0.011 as indicated in CPHEEO sewerage manual, 2013.
10.3.6. Design Capacity of Sewers
Sewers shall be designed to carry estimated peak flows generated in the design year and would be
designed to maximum 80% full at ultimate peak flow. This is to ensure proper ventilation and prevent
septicity of sewage.
10.3.7. Minimum Size of Sewers
To achieve minimum velocity in starting sewers of project area, minimum diameter of sewer is
proposed as 150mm internal diameter.
10.3.8. Manhole size, depth and type
The channels in manholes at junctions and bends shall be smooth with gradual transitions to avoid
turbulence and deposition of solids. Manholes are usually constructed directly over the line of the
sewer. They are circular, rectangular or square in shape. Manholes should be of such size that will
allow necessary cleaning and inspection. As per IS-4111: 1986 “Circular type manholes are much
stronger than rectangular and arch type manholes and thus these are favoured over rectangular as
well as arch type manholes”. Therefore circular manholes shall be proposed on all sewer lines for all
depths starting from 0.9m. Diameter of manhole varies with change in depth of manhole. Poly
elastomeric MS flats footrest shall be suggested for entry into manholes.
10.3.9. Materials of Pipeline
The following parameters will be considered, while considering options for pipe material:
Pipe Material for Gravity Network
HDPE PE80 PN6 pipes (as per IS 14333) and RCC NP3PE lined pipes (as per IS 458) has been taken. For
road crossings RCC NP4 has been considered.
Pipe Material for Rising Main
DI pipe as per (IS 8329) with sulphate resistant cement lining has been proposed for rising main from
pumping station.
186
10.4. Sewer Network Scheme
A separate collection network is proposed for collection of sewage (from commercial, residential and
amenities). Thus having separate treatment facilities for sewage i.e. sewage treatment plant.
Collection Network is planned considering natural topography and planned grade levels. Sewage from
the entire area shall be collected via sewer network and will be treated in proposed Sewage and Effluent
Treatment Plants and reused to the maximum feasible extent.
The sewers are designed on the assumption that although silting might occur at minimum flow, it would
be flushed out during peak flows. In case of sewers in which the desired minimum (self-cleaning) velocity
may not be achieved at the beginning or later of commissioning due to low flows, it is recommended that
suitable arrangements for cleaning and flushing of those sewers to be implemented.
10.4.1. Objective of Sewage Treatment
Sewage treatment is the process that removes the majority of the contaminants from domestic
wastewater or sewage and produces treated water suitable for disposal to the natural
environment/reuse as per the requirement. Domestic wastewater contains both solid and dissolved
pollutants including faecal matter, paper, urine, sanitary items, food residues and a variety of other
contaminants. Treatment of sewage is essential to ensure that the receiving water into which the
sewage is ultimately discharged is not significantly polluted and with changing world the same can be
utilized with minimum inputs to treatment for non-potable usages. A total of 45 MLD sewage shall be
generated and treated to meet the recycled water demand of 40 MLD, thus making a nearly zero
discharge system with sustainability at its core of development.
Figure 10-2 Below is the water balance for the development

Water Balance Diagram
Total Water Demand

70.00 MLD
WTP Capacity 2% Losses

30.60 MLD
Fresh Water (MLD) Recycled Water (MLD)
30.00 MLD 40.00 MLD
Residential Residential
19.00 MLD 9.50 MLD
Commercial Commercial
9.60 MLD 27.50 MLD
Hospital/Health care Hospital/Health care

0.40 MLD 0.05 MLD
Open spaces, road gutter

Fire Demand washing, road side
1.00 MLD 2.00 MLD
Sewage Generation
45.00 MLD
STP Capacity (MLD)

47.25 MLD ( taking 5% as inflitration)
Treated waste water/sewage

10% Loss in Plant Treatment available (MLD)
40 MLD
187
10.4.2. Brief Note on Treatment Scheme
The treatment scheme proposed is split into three distinct parts:
• Pre-treatment: this comprises of screening, Grit Removal.
• Biological treatment: this is comprised of removal of organic (biodegradable) pollutants.
• Sludge Handling: this comprising the thickening, Dewatering and dispose of biological sludge
produce in biological treatment.
10.4.3. Characteristic of Raw Sewage
The Raw domestic sewage generated due to residential, commercial and other activities shall have the
following characteristics.
Table 10-2 Characteristics of Raw Sewage (Ref: Normal Municipal Domestic Sewage parameters in India)
S.No. Parameters of Raw Sewage Values Unit
1. BOD5 250 - 300 Mg/l

2. COD 500 - 600 Mg/l
3. Suspended Solids 300 - 350 Mg/l
4. pH 6.5 – 8.5
5. Total alkalinity as CaCO3 300 - 400 Mg/l
6. Chlorides 250 - 300 Mg/l
7. Sulphate 100 - 150 Mg/l
8. Total Kjeldahl nitrogen 45 -50 Mg/l
9. Ammonical Nitrogen 35 - 40 Mg/l
10. Total Phosphorus 5–7 Mg/l
0
11. Temperature 15 – 35 C
188
10.4.4. Treated Water Characteristics
The treatment plant shall be designed to treat the sewage as per the following standards to make it
suitable to recycling of treated water after filtration. The parameter shall be guaranteed in as follows:
Table 10-3 Characteristics of Treated Sewage
S.No. Parameters of Values Unit

treated Sewage
1. BOD5 <5 Mg/l
2. COD <30 Mg/l
3. TSS <1 Mg/l
4. TKN <5 Mg/l
5. Ammonical Nitrogen <2 Mg/l
6. Total Nitrogen <10 Mg/l
7. Total Phosphorus <1 Mg/l
8. pH 6.5 – 8.5 Mg/l
9. Turbidity <1 NTU
10. Bacteria Removal 5 Logs
11. Virus Removal 6 logs
10.4.5. Selection of Technology for Sewage Treatment plant
The most suitable technology for the sewage treatment is the MBR for following reasons.
• MBR is an advanced technology having less foot.

• Due to the nature of project, a high quality of effluent is requiring for irrigation non potable use
for recycle.
• The water produced from MBR is for direct reuse. No tertiary treatment requires.
• Due to absence of tertiary treatment there will be maximum recovery of treated sewage (up
98%) which shall lead to sustainable development
• MBR plants do not generate odour which is quite common with conventional plants, which is in
line with the basic objective of the project.
• Modular Approach for provision of Electro – Mechanical units will reduce the initial investment.
• Low sludge generation that laeds to lower land area for disposal.
The treatment scheme proposed is split into three distinct parts:
1. Pre-treatment: this comprises of coarse and fine screen screening and oil and grease
removal tank. After pre-treatment the sewage shall be collected in the equalization tank from
here the sewage shall be pumped to biological treatment plant at the uniform rate.
2. Biological treatment: comprising anoxic tank and aeration tank followed by membrane
bioreactor. The sludge from the membrane tank will be recycling back to anoxic tank for
denitrification.
Sludge Handling and disposal: Excess sludge produced in biological treatment process shall be
collected in sludge tank and digested aerobically. The Excess sludge dewatered in filter press and
finally disposed or uses as organic manure
189
11
06 PLANNING
INFRASTRUCTURE
STORM WATER
11. INFRASTRUCTURE PLANNING – STORM WATER
An on-site investigation of the system site area is a prerequisite for study of storm water drainage
requirements. Information regarding capacity of water bodies, elevations and condition & size of existing
natural drains are pre-requisite to design of Storm water System. Initially to achieve this; AECOM has
prepared a digital elevation model to analyse the topography and natural drainage channels. Based on
DEM output, the whole project area has been divided into various drainage zones for sustainable storm
water management.
Figure 11-1 DEM Model Output
Source : AECOM
The site is divided into two zones wherein the drainage of all west side draining in the lake/pond created
for the project and the east side into the Badshahpur drain. This planning of storm water management
not only makes the storm water sustainable but also makes use of the storm run off as raw water input to
the treatment system during the monsoon period, thus optimizing raw water abstraction from NCR
channel.
190
11.1. Design Methodology
11.1.1. Rational Method
Storm runoff is that portion of the precipitation which drains over the ground surface. Estimation of such
runoff is dependent on the intensity and duration of rainfall, characteristics of tributary area and the time
required for such flow to reach the drain. The usual case for urban drainage system, the rational method
is widely used for estimating the peak runoff rates. The formula is
Q = 0.00278 CIA
Where:
Q = flow, m3/s
C = weighted runoff coefficient
I = rainfall intensity in mm/hr
A = drainage area in hectares
11.1.2. Assumptions
Assumptions inherent in the Rational Formula are that:
− Peak flow occurs when the entire watershed is contributing to the flow.
− Rainfall intensity is the same over the entire drainage area.
− The frequency of the computed peak flow is the same as that of the rainfall intensity,
− The coefficient of runoff is the same for all storms of all recurrence probabilities.
11.1.3. Time of concentration
As per IRC: SP: 13-2004 suggested following relationship for time of concentration.
Tc = [0.87 x (L3/H)] 0.385
Where,
Tc = the concentration time in hours
L = the distance from critical point to the structure in km
H = the fall in level from the critical point to the structure in meter
191
11.1.4. Critical Intensity
The critical intensity for a catchment is that maximum intensity which can occur in a time interval equal
to the concentration time tc of the catchment during the severest storm (in the region) of a given
frequency Ic. Since each catchment has its own tc, it will have its own Ic
Ic = Io(2/(tc+1)) Ref: IRC -SP 13:2004
11.1.5. Runoff Coefficient
If the basin contains varying amounts of different land cover or other abstractions, a composite
coefficient can be calculated through area weighing using Equation below:
Weighted C = Σ(Cx*Ax)/Atotal Where:
x = subscript designating values for incremental areas with consistent land cover
Table 11-1 Runoff Coefficients for Rational Formula
Type of Drainage Area Runoff Coefficient, C

Business:
Downtown areas 0.70 – 0.95
Neighbourhood areas 0.50 – 0.70
Residential:
Single-family area 0.30 – 0.50
Multi units, detached 0.40 – 0.60
Multi units, attached 0.60 – 0.75
Suburban 0.25 – 0.40
Apartment dwelling areas 0.50 – 0.70
Industrial:
Light area 0.50 – 0.80
Heavy area 0.60 – 0.90
Parks, cemetaries 0.10 – 0.25
Playgrounds 0.20 – 0.40
Railroad yard areas 0.20 – 0.40
Unimproved areas 0.10 – 0.30
Lawns:
Sandy soil, flat, 2 percent 0.05 – 0.10
Sandy soil, average, 2 to 7 percent 0.10 – 0.15
Sandy soil, steep, 7 percent 0.15 - 0.20
Heavy soil, flat, 2 percent 0.13 – 0.17
Heavy soil, steep, 7 percent 0.18 – 0.22
Streets:
Asphaltic 0.70 – 0.95
Concrete 0.80 – 0.95
Brick 0.70 – 0.85
Drives and walks 0.75 – 0.85
Roofs 0.75 – 0.95
Reference: FAA AC 150/5320-5C
192
11.1.6. Hydraulics
The size of the drains shall be determined using Manning’s formula. The Manning’s equation is given
below:
Q = (A R2/3 S1/2)/n
Where,
Q = discharge capacity of the drain in m3/s

N = manning’s roughness coefficient
A = flow area in m2
R = A/P = hydraulic radius in m
P = wetted perimeter in m
S = channel slope
193
12
06 SOLID WASTE
MANAGEMENT
12. SOLID WASTE MANAGEMENT
12.1.1. Waste Generation during Construction Phase
Construction and Demolition Waste
The raw materials procured and used during the construction activities get wasted on site due to
several reasons, such as spillage or damage during transportation, non-usage of material for a long
duration due to delay in project schedule, excess procurement of construction material, improper
housekeeping etc. The raw materials mainly comprise of stones, concrete, bricks, lumber, roofing
materials, plumbing materials, electrical wires etc.
Major components:
• Cement concrete, Bricks

• Steel (from RCC structure, cutting & bending)
• Stone (stone pitching, stone masonry etc.)
Minor components:
• Cut conduits (iron, plastic), pipes (GI, iron, plastic)

• Electrical fixtures (copper/ aluminium wiring, Bakelite/plastic switches, wire insulation)
• Panels (wooden, laminated), others (glazed tiles)
During Construction of Roads & Services in Activation Area
Granular sub base (GSB), Wet Mix Macadam (WMM), dense bitumen macadam (DBM), bituminous
concrete (BC), Plain cement concrete (PCC), Reinforced cement concrete (RCC), tack coat, prime
coat and stones for masonry work and kerbside stones are used during construction of roads and
services. These materials have high procurement costs and the civil contractors working on site
habitually allow minimum possible wastage of these expensive raw materials. However, the following
waste types are observed at the road construction site:
• Broken pieces of RCC and aggregates from construction of storm water drains, broken stones
from masonry, pitching works and kerb construction.
• Empty containers of paint, tack coat and prime coat (hazardous waste).
• Used Oil from DG sets (hazardous waste)
194
12.1.2. Waste Generation during Operation Phase
The types of waste expected to be generated during Operation Phase of the project is provided in the
table below:
Table 12-1 Waste Generation
Sl no. Land use Waste types
1. Service Sector Paper, plastic, e-wastes, detergents, canteen waste, Cardboard,

Packaging material, Sweeping waste
2. Commercial areas Packaging material, Food waste Plastic bottles, Glass, Metal scrap,
Waste cloth, Vegetables, Meat and Fish waste, Sweeping
3. Residential areas Dairy products, egg shells, fruit or vegetable peels, Paper, Inert
material such as Plastic, Metal. Glass Rags and packaging material,
Household Hazardous waste like batteries, light bulbs, tube lights,
CFLs, paints, oils, lubricants, glue, sweeping waste, detergents,
expired medicines, Bandages, Infected linen.
4. Institutional areas Paper, plastic, e-wastes, detergents, canteen waste, Cardboard,

Packaging material, Sweeping waste
5. Street sweeping Inert material such as dust and girt, Dry leaves, Paper & plastic,
Waste Glass and metal pieces, Discarded food stuff, Junk containers,
Carcass of Animals, Other littering, Silt from drain cleaning
6. Hospitals/Clinics Biomedical waste, general non-hazardous waste, municipal waste
7. Green areas Dry and wet Leaves, Tree- trimmings, Grass
8. Sludge from Non-hazardous sludge

Sewage treatment
plants and
common effluent
treatment plants
195
12.1.3. Waste Quantification
Based on the projections of residential and employment population, the following quantities of waste
are expected to be generated from the respective land uses, by 2026
Table 12-2 Waste Quantification
Land Use Waste Generation (TPD)

Floating Population
Multi-tenanted Office (IT/ITES) 14.69
Financial Centre - Campus Led 26.45
Innovation / Start-up / Incubation Zone 11.75
Hospitality 0.72
Exhibition Cum Convention Centre 0.05
Knowledge Zone 4.40
Health Care Zone 0.68
MSW generated by floating population from Industrial 58.74
Luxury 0.32
Mid 2.40
Affordable 0.86
MSW generated by floating population from Residential 3.59
Organized Mall Retail 0.75
High-Street / Non Mall Retail 2.26
MSW generated by floating population from Commercial 3.01
MSW Generated – Floating Population 65.34
Residential Population
Luxury 10.64
Mid 80.08
Affordable 28.81
MSW Generated - Residential (TPD) 119.53
MSW generated - Total (TPD) 185
The total population is broadly fractioned into Residential and Floating population. The floating
population consists of people visiting the Service Sector, Residential space, and Commercial space. It
is assumed that 40% of the total population, which comprises of the people employed within Global
city, resides within the Global city. Approximately 72 Tonnes of waste is expected to be generated by
the floating population whereas 113 Tonnes are expected to be generated from residential spaces.
196
The total Municipal Solid Waste generated from the project area is fractioned into Organic waste,
Recyclables and Inert. Approximately 101 Tonnes of Organic waste, 56 Tonnes of Recyclables and
28 Tonnes of Inert materials are expected to be formed.
Horticulture Waste
There will be approximately 330 acres of green area within the project premises, assuming 33% of the
land areas will be green. On an average four (4) TPD of horticulture waste, comprising of Dry and Wet
Leaves, Grass, Twigs, and other plant parts will be generated from this region.
Total Land Area (sq.m) 40,64,096
Green Area (sq.m) 13,35,000
Horticulture Waste generated (Tonnes Per Day) 4
12.1.4. Gap Analysis and Proposal
The Municipal Corporation of Gurgaon (MCG) has plans to expand the Bandhwari plant, which is
currently non-functional. Owing to the inadequate capacity, only half of the waste generated in
Gurgaon and Faridabad was treated in Bandhwari plant, and the remaining waste was disposed in
open dumping yards at various locations. The Government has approved the Request for Proposal
(RFP) for Solid Waste Management submitted by Municipal Corporation of Gurgaon, which is
planning to enhance the capacity of the existing plant to handle an additional 500 Tonnes of waste. It
is noted that the Global City site is at an approximate distance of 20 Km from the Bandhwari site. To
manage the waste generated from Global City, in addition to the 500 Tonnes capacity addition, the
MCG shall be requested to increase the capacity by another 200 Tonnes by the horizon year of
Global City.
Keeping in line with the smart city initiatives, it is proposed to manage the waste generated in Global
City by a Pneumatic Solid Waste management System. A Segregation Plant will also be provided
within the Project Site. All other facilities will need to be provided by the state.
During the initial years of construction, when the quantity of Municipal Solid Waste generated on site
is less, organic waste shall be handled using Organic Waste Composter machines; recyclables can
be sold off to authorized recyclers; Construction waste can be used to fill the low-lying areas and Inert
can be used for road filling, depending on the characteristics of waste. Specific contractors will have
to be engaged to provide bins to ensure segregation at source, timely collection, transportation,
processing and disposal of waste. The collection of Construction & Demolition waste can be carried
out as per the current norms of MCG, and Global City can enter into an agreement with the collection
contractor for the construction span. However, a detailed analysis has to be conducted as to the
locations where the C&D waste can be offloaded or whether it can be used within the Global City
premises, to fill in the low-lying areas.
Management and treatment of Biomedical waste and e-waste shall be in adherence to the waste
management rules for respective types.
197
Table 12-3 Waste Calculation
Waste generation Total

Built Up Area
Parcel Phase Population Factor MSW in
(Sq.m)
(in /cap/day) (TPD)
RESIDENTIAL
Luxury
RL1 166500 2 1,755 0.45 0.79
17250
RL2 189000 2 2,430 0.45 1.09
5730
94500 1,215 0.45 0.55
RL3 2
3230
125700 675 0.45 0.30
RL4 (Iconic) 1
47296
108000 1,215 0.45 0.55
RL5 1
10986
Mid
127176 4,401 0.45 1.98
RM1 1
6800
134400 5,184 0.45 2.33
RM2 1
5600
268800 10,368.00 0.45 4.67
RM3 1
11200
396000 8,100.00 0.45 3.65
RM4 2
21272
RM5 162000 1 4,860.00 0.45 2.19
10140
RM6 102600 1 3,780.00 0.45 1.70
6760
140400 5,130.00 0.45 2.31
RM7 1
5500
216000 8,910.00 0.45 4.01
RM8 1
5100
120600 4,590.00 0.45 2.07
RM9 2
8700
160200 7,020.00 0.45 3.16
RM10 1
7756
RM11 169200 1 6,210.00 0.45 2.79
9730
RM12 216000 2 7,290.00 0.45 3.28
9910
212400 7,290 0.45 3.28
RM13 2
3432
187200 6,480 0.45 2.92
RM14 2
18020
171000 7,020 0.45 3.16
RM15 2
2870
219600 7,560 0.45 3.40
RM16 2
5750
RM17 122400 2 4,860 0.45 2.19
7540
Affordable
133040 9,540 0.45/cap/day 4.29
RA1 2
10696
RA2 (EWS) 28800 2 5,184 0.45 2.33
RA3 48000 1 2,700 0.45 1.22
RA4 128000 2 7,200 0.45 3.24
7310
RA5 72000 1 5,400 0.45 2.43
198

Built Up Area
(Sq.m)
(in /cap/day) (TPD)
4470
RA6 64000 1 3,600 0.45 1.62
RA7 67200 1 5,760 0.45 2.59
6180
RA8 (EWS) 7200 1 1,296 0.45 0.58
RA9 (EWS) 55200 1 9,936 0.45 4.47
RA10 48000 2 3,600 0.45 1.62
RA11 (EWS) 43200 2 7,776 0.45 3.50
RA12(EWS) 14400 2 2,592 0.45 1.17
PUBLIC / SEMI PUBLIC
PSP1.A 28152 1 0.03/sq.m/day 0.84
PSP1.B 29352 1 0.03 0.88
PSP1.C 19390 1 0.03 0.58
PSP1.D 23796 2 0.03 0.71
PSP1.F 29326 1 0.03 0.82
PSP1.E 27251 1 0.03 0.88
PSP1.G 27562 2 0.03 0.83
PSP1.H 24849 2 0.03 0.75
PSP1.I 36381 2 0.03 1.09
PSP1.J 44567 2 0.03 1.34
PSP2.A 19046 2
PSP2.B 36873 2
PSP2.C 41172 2
PSP2.D 6530 2
PSP2.E 35335 2
PSP2.G 6165 2
PSP2.H 6085 2
PSP2.F 14069 2
PSP3 87104 0
PSP4.A 1493 2
PSP4.B 2779 2
PSP4.C 10044 2
PSP4.D 1500 2
PSP4.E 1644 2
PSP4.F 1468 2
PSP4.G 1468 2
PSP4.H 1468 2
FINANCIAL CENTER
FC1.A 60248 2.4/100sqm/day 1.45
0
podium FC 3790
FC1.B (iconic) 153824 2.4/100sqm/day 3.69
0
podium FC 3790
FC2.A 107555 2.4/100sqm/day 2.58
0
podium FC 3790
FC2.B 53619 2.4/100sqm/day 1.29
0
podium FC 3790
FC3.A 89065 2 2.4/100sqm/day 2.14
podium FC 3790
FC3.B 89745 2 2.4/100sqm/day 2.15
podium FC 3790
FC4.A 85899 2.4/100sqm/day 2.06
2
podium FC 3790
FC4.B 71504 2.4/100sqm/day 1.72
2
podium FC 3790
FC5 86564 2.4/100sqm/day 2.08
2
podium FC 7579
FC6.A 86264 1 2.4/100sqm/day 2.07
199

Built Up Area
(Sq.m)
(in /cap/day) (TPD)
podium FC 2526
FC6.B 65910 2.4/100sqm/day 1.58
1
podium FC 2526
FC6.C 96336 2.4/100sqm/day 2.31
1
podium FC 2526
FC7.A 58536 2.4/100sqm/day 1.40
1
podium FC 3790
FC7.B 57981 1 2.4/100sqm/day 1.39
podium FC 3790
FC8.A 164314 2 2.4/100sqm/day 3.94
podium FC 2526
FC8.B 115897 2.4/100sqm/day 2.78
2
podium FC 2526
FC8.C 101861 2.4/100sqm/day 2.44
2
podium FC 2526
FC9.A 75795 2.4/100sqm/day 1.82
2
podium FC 2526
FC9.B 85028 2.4/100sqm/day 2.04
2
podium FC 2526
FC9.C 89002 2 2.4/100sqm/day 2.14
podium FC 2526
FC10.A 110174 2 2.4/100sqm/day 2.64
podium FC 3790
FC10.B 53694 2.4/100sqm/day 1.29
2
podium FC 3790
MULTI-TENANTED OFFICES
MTO1.A 82055 2 0.03/sqm/day 2.46
podium MTO 3790
MTO1.B 78661 0.03 2.36
2
podium MTO 3790
MTO2.A 52489 0.03 1.57
2
podium MTO 2526
MTO2.B 35241 0.03 1.06
2
podium MTO 2526
MTO2.C 24039 0.03 0.72
2
podium MTO 2526
MTO3 (iconic) 220745 1 0.03 6.62
podium MTO 7579
MTO4 160134 2 0.03 4.80
podium MTO 7579
MTO5.A 101287 0.03 3.04
2
podium MTO 3790
MTO5.B 93970 0.03 2.82
2
podium MTO 3790
MTO6 135034 0.03 4.05
2
podium MTO 7579
MTO7 87824 0.03 2.63
0
podium MTO 7579
INNOVATION & INCUBATION ZONE
IIC1 (iconic) 192266 0.03/sqm/day 5.77
2
podium IIC 7579
IIC2.A 102075 0.03 3.06
1
podium IIC 3790
IIC2.B 95550 2 0.03 2.87
podium IIC 3790
IIC3.A 76996 1 0.03 2.31
podium IIC 3790
200

Built Up Area
(Sq.m)
(in /cap/day) (TPD)
IIC3.B 39141 2 0.03 1.17
podium IIC 3790
IIC4 109242 2 0.03 3.28
podium IIC 7579
IIC5.A 96413 2 0.03 2.89
podium IIC 3790
IIC5.B 102243 0.03 3.07
2
podium IIC 3790
IIC6.A 97615 0.03 2.93
2
podium IIC 3790
IIC6.B 109648 0.03 3.29
2
podium IIC 3790
IIC7 89633 0 0.03 2.69
podium IIC 7579
KNOWLEDGE ZONE
KC2.A 98297 1 0.03/sqm/day 2.78
KC2.B 106197 1 0.03 1.59
KC2.C 88022 1 0.03 1.83
KC2.D 103698 1 0.03 1.89
KC1.A 92578 2 0.03 2.95
KC1.B 52974 2 0.03 3.19
KC1.D 61107 2 0.03 2.64
KC1.E 62979 2 0.03 3.11
KC3.A 97831 2 0.03 2.93
KC3.B 84001 2 0.03 2.52
KC3.C 79036 2 0.03 2.37
KC3.D 86595 2 0.03 2.60
KC3.E 82140 2 0.03 2.46
KC3.F 58066 2 0.03 1.74
KC3.G 62176 2 0.03 1.87
KC4 95224 2 0.03 1.70
COMMERCIAL RETAIL
CR1 55299 2 1.12/1000sqft/day 0.67
CR2.A 25441 2 1.12/1000sqft/day 0.31
CR2.B 18170 2 1.12/1000sqft/day 0.22
CR3 19583 2 1.12/1000sqft/day 0.24
CR4 24420 1 1.12/1000sqft/day 0.30
CR5 32641 1 1.12/1000sqft/day 0.40
Transit hub mall 58069 2 1.12/1000sqft/day 0.71
HOSPITALITY
HO1.A (convention 69070 1 0.03/sqm/day 2.07
HO1.B 61149 1 0.03 1.83
HO1.C 50192 1 0.03 1.51
HO1.D 51128 1 0.03 1.53
HO2.A 37688 2 0.03 1.13
HO2.B 46268 2 0.03 1.39
HO2.C 34759 2 0.03 1.04
HO3.A 84097 2 0.03 2.52
HO3.B 35993 2 0.03 1.08
HC1.A 129805 1 0.03 3.89
HC1.B 132900 2 0.03 3.99
201
12.1.5. Introduction and further details on Automated Waste Collection System
Pneumatic / Automated Waste Collection System (AWCS) were first used in Sweden in 1961 and it
took many years before it was introduced outside the Scandinavian countries. Today, vendors
develop and sell underground network systems for transportation of municipal and commercial waste
and with an AWCS solution the collection and transportation of waste is fully automated, safe and
environmentally advantageous. The installation of an AWCS system leads to a drastic reduction of
road transportation of waste, improved hygiene and enhanced occupational health and safety
standards. The AWCS system supports source separation and can be integrated to processing
technologies like organic waste converter, biogas plant, incinerator etc
The AWCS system works as below:
• Waste is thrown into the inlets located inside the buildings or outside the buildings
• Waste deposited into the inlets reach the discharge valve through the chute or outdoor waste
inlets
• Waste is evacuated using a computer controlled program (from the collection station) in 30
seconds
• Can have provisions for separate inlets for different types of waste (eg; paper, food waste,
plastics etc) that allows waste segregation at source
• All waste is sucked out through a network of underground pipes to the collection station at a
speed of 70km/hr and it can collect waste from any number of buildings within about 2km radius
• Waste is compacted & stored into respective containers at the collection station
• Truck comes and picks up the container for further processing
202
Underground Pipe Network
Studies before the decision for AWCS

Feasibility Study
A useful tool in the decision process defining:
• Expected waste quantities, types of waste and
necessary logistical requirements.
• Size of investment and cost-benefit analysis of
possible solutions.
• Costing and financing models.
• Environmental consequences.
• Possible infringements on the urban infrastructure.
• Information and education need for users and service
personnel.
They can carry out the entire project-planning process, with cost calculation, simulation of processes,
preparation of engineering drawings, etc. Above all, they can draw comparisons with existing, similar
projects in other places
203
Turnkey Installations
When the decision has been taken to invest in an AWCS
system, the following needs to be considered:
• A strong project management team to be responsible

for the installation.
• Simple and clean lines of communication for our
customer to ensure good teamwork.
• A wealth of knowledge on which to draw, gathered
through extensive experience of many similar
projects.
• Goal-orientated training.
• Guaranteed quality standards.
Service and Maintenance

Proper Service - make sure that your system keeps on
working
• Monitoring of operations.
• Operational supervision.
• Preventive maintenance.
• Service and repairs.
• Spare parts.
• Extensions.
• Modifications.
• Upgrades
• Long-term total responsibility contracts.
After installation of the system, inspection routines, comprehensive follow up and carefully planned
monitoring of the system’s functions needs to be devised. Many vendors offer reliable operation and
provide total responsibility for operation and maintenance, including waste transport, electricity supply
etc, to the supplier– at a fixed price and guaranteed availability.
Unique quality products to meet unique needs
Each AWCS system is unique and customised, although based on standardised, quality-assured
basic solutions. The systems are built using a number of well-proven key components and design
criteria.
Installations across the world
Some of the examples of high profile projects are listed below.
• Taipei Tower, Taipei, Taiwan
• Walt Disney World, Orlando, Florida
• Equatorial Condominium, Singapore
• Tin Shui Wai 110, Hong Kong
• Hotel Okura, Tokyo, Japan
• Olympic Village, Barcelona, Spain
• World Expo ’98, Lisbon, Portugal
• Nya Hammarby Sjöstad, Stockholm, Sweden
• Poseidon housing group, Gothenburg, Sweden
• Almere city project, Almere, Netherlands
• Kuala Lumpur Airport, Kuala Lumpur, Malaysia.
• Jumeirah Beach Residence, Dubai, UAE
• Dubai International Airport, Emirates Flight Kitchen, Dubai, UAE
• Oceana Movenpick Residences & Resorts – The Palm, Dubai,UAE
204
• Ibn Batuta Hotel & Services Apartments, Dubai, UAE

• Palm Marina Apartments – The Palm, Dubai,UAE
• The Pearl – Doha, State of Qatar
• Tiara Residences – Dubai UAE
• Yas Island – Race Track and 4 Hotels – Aldar Properties, Abu Dhabi
• The Maze Tower – Al Rostamani Group, Dubai
• Marina 101,- Sheffield Real Estate, Dubai
The following projects are completed and in operation in India

• Oberoi Flight Kitchen, T3 Terminal New Delhi
• Vivarea by K Raheja Corp, Mumbai
• GIFT City, Ahmedabad
205
13
06 BROAD COST
ESTIMATES
13. BROAD COST ESTIMATES
13.1. Introduction
This chapter summarizes the block cost estimates for basic infrastructure facilities and trunk amenities
that have been proposed for the Global City. These block costs have been estimated by the AECOM
transportation and infrastructure engineering teams and will be translated to form part of the cash-flow
analysis.
The estimates in this chapter are not based on detailed engineering designs. Therefore, most of these
estimates are based on benchmarks, procurement rates approved by the government of India, and
project management experiences from developments of similar size in India and other developing
countries.
The block cost estimates have been worked out following two major categories:
• Trunk Infrastructure—the major trunk lines supporting the infrastructure linkages at the regional
(district) or town level.
• Internal Infrastructure—infrastructure to be developed internally or within the limits of the Global
City and infrastructure that is at the super-block level, supporting site-level infrastructure.
13.2. Details of Block Cost Estimates
The block cost estimates described in the following sections have been made by using the costs of
potential projects for the different transport and industry sectors and forecasting which projects might
later be identified as high priority.
13.2.1. Trunk Infrastructure
The Global City will require the following types of trunk infrastructure:
• Roads & Transport - Transport infrastructure covers all the recommendations and proposals for
external road connectivity, intersections improvement, internal roads and Global City MRTS. The
proposals include new Greenfield road links. The cost of this entire infrastructure has been
derived to AECOM’s last experience in similar studies from various projects in Gurgaon and NCR.
• Power Transmission and Distribution - The power demand requirement is calculated based on
land-use type and all GIS substation have been proposed for sustainable development.
• Water, Sewerage and Drainage - The system includes pumping system, transmission main and
distribution and collection network which is designed to operate around the clock with complete
SCADA system
• Solid waste management facility (for industrial and municipal waste) - This is a combined cost for
the pneumatic solid waste system and the segregation plant proposed to treat the waste
generated within Global City. Assuming 60% of complete segregation of organic waste, it is
proposed to set up a Segregation Unit with a capacity to handle 120 Tonnes of mixed waste
generated per day. The maximum share of Municipal Waste comprises of organic waste, to be
sent to a Bio-methanation Plant (Waste-to-Energy) of 100 TPD capacities to be installed by
Municipal Corporation of Gurgaon, depending on the availability of land around the project region.
The life cycle of the machineries is estimated to be 20 years.
13.2.2. Internal Infrastructure
Global City will require the following types of internal infrastructure:

• Transport infrastructure covers all the recommendations and proposals, internal roads including
widening of existing road network and intersection upgradation proposals such as interchanges,
new links, and intersection improvements.
206
• Site Preparation, Grading, Cutting and Filling, Site Hauling. The existing levels (RL) at site are
varying from 215.5 m to 219.5 m across the site, while slopping down towards the HSIIDC Water
works.
The site has three major existing benchmarks

• one on the west : the Norther Peripheral Road (NPR) with RL of 220.00 m,
• other towards north the existing Pataudi road with RL of 218.60 to 219 m and
• The most important on the east: a significant drainage channel named Badshahpur drain which
carries the storm runoff of large catchment into the Najafgarh Drain, having the ground level of
nearly 219.00 m, near the vicinity of the site.
The site grading has been done taking the above cited existing benchmarks, as they are linkages to
external infrastructure. The site grading has been conducted taking the drainage of western side
towards the pond/lake and eastern into the Badshahpur Drain, thus not overloading the run off to
point discharge, with and notable care on optimization and sustainability of site development. The run
off from the western side as per grading plan shall be drained into the man made pond, which shall
also act as the virtual water front for the proposed development. These ponds on the western front,
shall not only be the storage facility for raw water to meet the potable water demand, but also act as
sink for disposal of storm off, which in turn shall act a supplement for raw water source. As a result of
the above planning, this will optimize the abstraction of raw water from NCR channel thus reducing
the dependence on outside source, and making the development self-sustainable as standalone
development too. The said planning will also circumvent overloading the existing storm water carrier
on the west, as it already carries a significant runoff. Therefore the Badshahpur drain shall be sinking
for the eastern area run off. The site in general will have required an average filling of 2.5-3.5 m, to be
sustainable not only on in terms of flood management but also in overall infrastructure sustainability
over the life of its assets.
• Landscape – This includes the development of all exterior spaces including all public streetscape
and open space parks within the development. It includes all hardscape and softscape and
associated furniture, signage and lighting such as streetlights with pole and luminaire, benches,
rubbish bins, bollards, etc.
207
• Water Treatment and Distribution. Total Water demand for project is approximately 70 MLD which
is based on Land-use/ Master Plan and population projection for both working and residential
within the project area.
• The fresh water demand for the said development is only 30 MLD (43% of the total water
demand) which shall be met from NCR channel and the balance 40 MLD shall be met from
treated waste water within the project area thus having a sustainable water balance. The Water
system is proposed to be designed with “District Metered Area” (DMA) leakage management
technique with Pressure Control for system optimization and reduction in water losses as the
system is put into operations. A dedicated Water treatment Plant is proposed within the Global
City which shall be operated on fully automated mode.
• Sewage System. The system will mainly consist of high-density polyethylene (HDPE) pipes and
pumping main of Ductile Iron CC lined. The wastewater/sewage network will be designed to have
an adequate slope to avoid disposition of solids in the pipe network. Proper ventilation will be
provided to minimize the effect of hydrogen sulphide on the pipe network. Waste Water/Sewerage
will be treated in a dedicated sewage treatment plant to the standards for reuse for non-potable
usages, thus making the complete system sustainable.
• The total Sewage generated within the project area shall be 45 MLD and the same shall be
treated to meet the non-potable water demand. The plant shall be fully automated.
• Recycle Water. Total Recycle water demand for project is approximately 40 MLD which is based
on Land-use/ Master Plan and population projection for both working and residential within the
project area. The said demand shall be fully met by treating the sewage generated within the
Global city.
• Storm water Network: the system has been proposed taking the existing topography in
consideration to optimize the capital and operations of the system.
13.1. Block Costs for Trunk and Internal Infrastructure
The Detailed Master plan submitted as the Stage 4 Deliverable and the corresponding
transport and infrastructure design as proposed in the previous sections of this Draft
Feasibility Report have been assessed and an item wise block cost estimates for all trunk
and internal infrastructure has been prepared.
Based on the following assumptions, a schedule of CAPEX has been outlined in the table below,
• Year 1 (2017) – Preparatory work as outlined, all expenses incurred by stakeholders before the
actual construction will be reimbursed by SPV in Year 2 (2018);
• As per typical construction contracts and current industry practices, a split of 20-30-50% has been
considered to be expended within a 3 year construction period (2018-2020);
• Road based public transit will be sufficient to cater to the demand in the initial phase; and
• Internal underground metro is proposed to enhance connectivity in Phase 2
• Escalation has been considered @5% per annum.
208
Table 13-1 Block cost Estimate for the Project
All
infrastructure
to be
Components of road and services constructed in Total Cost (INR
S.No. Unit
construction contract for GLOBAL CITY Phase 1 CR)
except for
Metro rolling
stock
Road network in RoW width varying from 12 m to 60 m and additional internal
1. roads. Also including road furniture, road markings, road signage, bus bays, bus
shelters, protection works, road drainage etc.
i. 12 m Sub-Plot/ Internal Plot Access Roads Km 5.5
Ii 18 m Local Roads Km 6.5 144.25
Iii 30 m Collector Roads Km 8.0
Iv 45 m Sub-Arterial Roads Km 2.0
v 60 m Arterial Roads Km 9.0
Structures i.e. Grade Separators/ Flyovers etc. within RoW for both Internal and
2. External Connectivity (utility/services structures also includes structures for road
crossings).
Grade Separators/ Flyovers for External 334.01

i. No. 8
Connectivity
Grade Separators/ Flyovers for Internal

Ii No 6
Traffic Circulation
3. Global City Internal MRTS
Global City Internal Underground Metro

i. Km 6
System (Alignment) 2400.00
Global City Internal Underground Metro

Ii. No. 6
System (Stations)
Potable Water Supply network within RoW including elevated service reservoirs.
4.
This work also includes provision for property connections.
i. Length Km 19.0
Raw Water Pipeline from Tail End of NCR

Ii Km 14 124.00
Channel
iii. Raw Water Storage Tanks Nos. 1
iv. GLSR No. 3
v. ESR No. 2
Recycled Water Supply network within RoW including elevated service reservoirs
5. and pumping main from MBR (R) to ESR. This also includes provision for property
connections. 17.00
i. Length Km 41
209
All
infrastructure
to be
S.No. Unit
except for
Metro rolling
stock
ii. ESR No. 2
Sewage Collection network with intermittent pumping stations within RoW. This
6. work also includes provision for property connections, connections to wet wells
and pumping main from wet well to domestic sewage collection network.
i. Network Length Km 34.4 113.50
ii. Water Treatment Plant MLD 30
iii. Sewage Treatment Plant MLD 45
Storm Water Drainage network for roads and plots (RCC NP 3, Np 4 & HDPE
7.
pipes). This also includes provision for drainage inlets from roads and plots.
i. RCC Pipe Drain Length Km 39.5 47+ 37
LS for development of Badshahpur

ii.
drain with site/along the site
8 Power including RCC trenches/ducts for Power up to 33 KVA and ICT cables
i. MRSS (220/33kV, GIS Substation). Nos 2
ii. 66/11 kV GIS Substations No 3
External Power Cable upto Global City

iii.
sub station 658.00
iv. Internal distribution

v. Underground of 66 KV cable
Shifting of other two power line 400
vi.
and 220 KV
9. Ducting for Water Power & ICT 200.00
10. Site improvement 250.00
11. Solid Waste Management
i. Segregation Unit No 1 192.5
ii. Pneumatic Waste Disposal System Km 8
Landscaping - Streets & Open Space (paving, planting, furniture, signage/

12.
lighting)
i. 18 M ROW (3 lane undivided carriageway) Sq. m 14,270 163.85
ii. 30 M ROW (4 lane divided carriageway) Sq. m. 117,521
iii. 45 M ROW (6 lane divided carriageway Sq. m 43,978
210
All
infrastructure
to be
S.No. Unit
except for
Metro rolling
stock
with service road)
60 M ROW (8 lane divided carriageway

iv Sq. m 223,776
with service road)
v Open Space @10% of total site area Sq. m 40,640
211
14 FINANCIAL &
ECONOMIC
ANALYSIS
14. FINANCIAL & ECONOMIC ANALYSIS
14.1. Major Assumptions
14.1.1. Project Implementation Schedule
It is proposed that the feasibility study will be completed in the year 2016-17 and the project will move
to implementation phase by the year 2017-18. During this period, following activities will take place:
1. Special Purpose Vehicle (SPV) will be incorporated to implement the project
2. Land will be transferred to the Project SPV and cash equity contributions will be made by all
the stakeholders
3. Technical and Financial closure will be carried out
4. PMC will be appointed to oversee the project
It is estimated that ground breaking for the project will happen in the year 2018-19. Entire external
and internal physical infrastructure for the project except the internal Metro is proposed to be built in
Phase I, which shall start from the year 2018-19. Civil Works for the Internal metro will also be
implemented simultaneously. However, the remaining work, including the Signalling and
Telecommunication (S&T) will be carried out in Phase-2. The construction activities for the
infrastructure projects will start from financial year 2018-2019 (year 1). This will continue for three
years i.e. 2020-21 (year 3). Phase-2 implementation will start after 5 years i.e. from 2023-24 (year 6)
and continue for two years till 2024-25.
It is anticipated that the land sale for the project will begin two years after the work on it has started i.e
2020-21, so that maximum upside can be achieved. The total land sales will be done in an overall
time frame of around 10 years from the start of the project. The detailed schedule for the CAPEX
(start and completion) and Land Sales (start and completion is given at Table 14-1
Table 14-1 Schedule of development and sales for different TPS
Project Mile Stone Year

Land Procurement 2017-18
Technical and Financial Closure 2017-18
Start of Construction (Phase I) 2018-19
End of Construction (Phase I) 2020-21
Start of Construction (Phase I) 2023-24
End of Construction (Phase II) 2024-25
Land sale start 2020-21
Land sale completed 2029-30
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The year wise Capital Expenditure is given below at Figure 14-1
Figure 14-1: Capital Expenditure Schedule
14.1.2. Project Structure
The project will be implemented by an SPV which will be created for the implementation of the project.
It is proposed that there shall be two equity partners in the SPV.
• Government of India (through Delhi Mumbai Industrial Corridor Development Corporation

DMICDC))
• Government of Haryana (through Haryana State Industrial Infrastructure Development
Corporation (HSIIDC))
Government of Haryana will be majority shareholder in the SPV and will always hold 50% equity while
Government of India (through DMICDC) will hold the remaining 50% shares in the SPV. DMICDC will
contribute the cash equity which will be capped at Rs. 2,000 Crore in the first year. Government of
Haryana will contribute the land for the implementation of the project as equity. The cost of land is
assumed at Rs. 2,000 Crore (provisionally). This will be confirmed after the state government submits
the details of its cost of land acquisition. It may be noted the financial analysis assumes that the
equity contribution (both land and cash) by the stakeholders i.e. HSIIDC and DMIC will be done in first
year simultaneously so that the 50:50 shareholding pattern is maintained at all times.
Currently, it is estimated that the project can be implemented through equity contribution and land
sales and will not require any debt funding. However, the actual requirements and terms for debt
funding will be ascertained during the financial closure of the project.
213
It may be noted here that ICT cost (both Capex and Opex) has not been included in project as it is
assumed that it shall be implemented through private sector partner. Accordingly no revenue has
been assumed. In case of Internal Metro, it is assumed that after construction it will be handed over to
a separate SPV for operations. It is currently assumed that this separate SPV will be able to recover
its operational cost from the revenue. Thus no operation subsidy/revenue share from/to the main SPV
is assumed in financial model.
14.1.3. Land Disposition Strategy and Valuation
It is proposed that the SPV will disposition the land parcels in the project to the developers during a
10 years’ time frame through land sales. The schedule for the land sales will be decided on the basis
of the market demand for the built-up area. The valuation of the land has been done on the basis on
the comparable transactions for the similar uses around the project site. Since, Floor Area Ratio
(FAR) for the project site is much higher than any other site in the vicinity, a suitable land valuation
model for the project site parcels will have to be worked considering the higher FAR. Accordingly the
valuation of land parcels for the sale has been done using three models:
Model 1: Valuation on Land Area (Traditional)

In this land valuation model, the cost of land per acre of the comparable transactions in the vicinity for
different land uses is taken as the benchmark to derive the land value for different land uses of the
project. Thus, the land prices are derived without considering any effect of higher FAR on the land
prices.
The base land sale rates for different land uses spread in different areas of Global City are given at
Figure 14-2Error! Reference source not found.. Financial Campus space being the most unique
offering in current market supply perspective, shall command the highest sale rates pegged @ Rs. 25
Crore per acre followed by Multi-tenanted office, Commercial (Retail) and Hospitality district which will
be sold at 20 Crore per acre. Other uses like Incubation & Innovation Campus, Care and Luxury
Residential uses are sold at Rs. 15 crore per acre. To enable the walk to work and encase on the
opportunity to attract first time home buyers its suggested that Mid Residential shall be sold at Rs. 10
crore per acre and Affordable plots @ Rs. 7.5 crore per acre, which is the lowest among all the uses.
Figure 14-2 Base Land Sale Rates for Model 1
214
This model has some advantages that it easy to procure developers which will ensure timely and
cheaper supply of housing & other Real Estate Assets. However, any upside due to higher FSI will be
appropriated by the developers. Since the developer has not paid for the entire built-up area potential,
there is a concern that the entire build-up potential may not be build up
Model 2: Valuation on Built-up Area Potential
In this land valuation model, the cost of land per acre of the comparable transactions in the vicinity for
different land uses is translated into cost per unit built-up area on the basis of the FAR which is
allowed on the land parcels. This rate per unit built-up area is considered as a benchmark and the
land value for different land uses of the project are derived considering the FAR proposed in the
project. Thus, the land prices are derived considering the effect of higher FAR. However, it does not
take into consideration the cost of building, market demand and other factors.
The base build up sale rates for different land uses spread in different areas of Global City are given
at Figure 14-3.Commercial Retail is considered to be the most expensive which shall command of
Rs. 40,000 per Sq.m. This is followed by Financial Campus at 35,000 per Sq.m. Other commercial
uses like Multi-tenanted office, Innovation Campus, Knowledge, Health and Hospitality districts which
will be sold between 15,000- 30,000 per Sq.m. Residential uses are sold between Rs. 10,000 –
25,000 per Sq.m.
The SPV will be able to fully capture the upside due to higher FAR and also ensure that the entire
build-up potential is built as the builder has already paid for it. However, it may not be possible to sell
the incremental build-up potential at same rates because it does not consider the effect of following
factors:
• Cost of construction
• Lower sale prices due to higher supply
• Preferences of lower floors
Thus, it may be difficult to procure developers under this model
Figure 14-3 Base BUA area Sale Rates for Model 2
215
Model 3: Hybrid Model
This land valuation land considers the effect of build-up area potential but does not value the land
only on the basis of the potential built-up area. The final land sale rate for each of the parcels is
derived from the base sale rate (derived from comparable land transactions; used in Model 1) and the
FSI allocated to that land parcel. The final land sale rate for each of the parcel is derived from the
base sale rate and the FSI allocated to that land parcel. A 20% increase in the base price is proposed
for additional “1” FSI for that parcel.
The base land sale rates for different land parcels are dependent on the FAR for each of them and
are therefore different. The weighted average of the land values for different land uses of Global City
are given at Figure 14-4Error! Reference source not found.. Financial Campus, space being the
most unique offering in current market supply perspective, shall command the highest sale rates
pegged @ Rs. 45 Crore per acre. This is due to higher FAR. This is followed by Multi-tenanted office,
will be sold at 38 Crore per acre. Other uses like Incubation & Innovation Campus, Health Care
Commercial (Retail) and Hospitality district which uses are sold between Rs. 15-25 crore per acre.
Residential uses will be sold between 10-25 Crore per acre.
This model balances the risks between the SPV and the developers and acknowledges that higher
FSI will not sell at same rates. Thus, the upside due to higher FSI is proposed to be shared between
SPV and developer. It will also ensure that entire build-up potential is built. However, it may still be
difficult to procure developers due to lackadaisical demand.
Figure 14-4: Land Sale Rates for Different Uses (weighted average) for Model 3
Both the i.e. DMICDC and HSIIDC have approved the Model 3 for further analysis. The project
financials are based on Model 3.
216
14.2. Model Output
14.2.1. Land Transaction Summary
Undeveloped land will be transferred to the SPV as equity from HSIIDC, Government of Haryana.
This land will be used to develop infrastructure and create the serviced plots as per the approved
development plan. The land sales will commence after third year. As a result, the land bank with SPV
will keep on reducing. Land sales will continue till next eight years, the SPV would sell all the
developed sellable land. The land bank with the SPV at the end of ninth year will be the maximum at
429 acre which cannot be monetized (on which the infrastructure would have been built). The land
transaction summary is presented at Figure 14-5
Figure 14-5 Land Transaction Summary
14.2.2. Sources and Application of Funds
In order to meet the Capital Expenditure, SPV will initially utilize the funds made available from the
cash equity invested by the Government of India. After that period, internal accruals (mainly cash from
the sale of land) will also contribute towards meeting the capital expenditure. Internal accruals
including revenue from utility operations will be enough to fund the capital expenditure for remaining
period. The anticipated sources of funds and their application are presented at Figure 14-6.
217
Figure 14-6 Sources and Application of Funds
14.2.3. Cumulative Costs and Revenues
The cash flow analysis at the project level is given at Figure 14-7. It has been carried out by
comparing the cumulative costs with the cumulative revenues. The cost side covers the capital and
operational expenditure and cumulative revenues cover the proceeds from the land sales of the
project and revenue from the utilities.
Figure 14-7 Cumulative Cost and Revenue
218
14.2.4. Key Financial Indicators
Key financial indicators suggest that the project will be financially viable. The initial equity contribution
by the shareholders will be able to financially sustain the project initially, which will be supported by
land monetization later. The key financial indicators are presented at Table 14-2
Table 14-2 Key financial indicators for the Project
Total (Rs. In Crs) NPV (@8%) (Rs. In Crs)
Revenue 18,493 11,037
Capital Cost 6,177 4,730
Operations Cost 1,229 618
Land Cost 2,000 1,852
Total 9,087 3,837
Project IRR 25.73%
Project NPV 3,837
Breakeven (in Years) 6
The financial analysis of the project has been carried out at the project cash-flow level only as no debt
funding is anticipated. The Internal Rate of Return of the project is estimated at 25.34%. The Net
Present Value of the project at a discount rate of 8% is estimated at Rs. 4,309 crore. The project will
have a breakeven in six years from the start of the project. The Internal Rate of Return and Net
Present Value of the equity cash flows are same as project IRR and project NPV as there is no debt
funding. The detailed cash flows are given at Table 14-3.
Table 14-3 Key financial indicators for the Project
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 Total
Application of
3,064 1,132 1,976 77 83 870 1,324 126 133 140 147 155 178 9,406
Funds
Cost of Land 2,000 - - - - - - - - - - - - 2,000
CAPEX 1,064 1,132 1,976 - - 778 1,226 - - - - - - 6,177
OPEX - - - 77 83 92 98 126 133 140 147 155 178 1,229
Sources of
4,823 970 1,596 780 883 1,012 2,821 1,492 4,893 1,730 2,303 189 198
Funds 23,690
Equity of GoI 2,000 2,000
Equity of Go 2,000 2,000
Land Sales
Revenue 1,094 970 1,605 780 813 942 2,750 1,389 3,156 1,585 2,119 - - 17,204
Revenue from
- - - - 84 90 110 125 143 171 180 189 198 1,289
Operations
(Rs. In Crore)
219
14.3. Economic Analysis
The direct payoffs from the project to the owner SPV will be able to cover its costs along with the
robust returns. However, the real impact of the project should be measured from the huge indirect
externalities which will be hugely beneficial for the economy of the region, state and the nation as a
whole to a wide range of other sectors and put DSIR on global map as a destination with state of the
art infrastructure. This investment will be able to provide a boost to the development process in the
region. The project will act as a catalyst for development bringing in additional investments for:
• Development of infrastructure for Global City to the tune of Rs. 5 thousand crore
• Building activities to the tune of Rs. 40 thousand crore
• Additional output of Rs. 40 thousand crore annually (year 10)
In addition to these multipliers to the economy this investment will also result in the intangible benefits
which are fundamentally difficult to measure. Even if they can be measured, charging for them may
not be feasible or desirable. Some of the externalities for this project are:
• Provide more than 520,617 direct employment in the industrial units
• Provide indirect and induced employment in support services
• Provide better quality of life for around 15 lakh people
Thus, it is clear that in addition to being financially viable, the project has an enormous economic
value.
14.4. Marketing Plan
Global City is a large integrated sub-city project, formulated to create and elevate the status of
Millennium City for Gurgaon city. The project spread over 1,000 acres is being developed as a self-
sustaining project with elements of neo-modern smart city. The key elements of this township are as
follows:
• Strategic Location
• Economic drivers
• Social drivers
• Sustainability
• Entertainment & Recreation
14.4.1. Strategic Location
The site is located at a strategic location in the city. This advantage can be comprehended in the
following terms:
• Locational Advantage
The site is located between an established and upcoming residential pocket of Gurgaon. The
location i.e. sector 36 and 37 form the bridge between developed residential sectors of 10, 14
and 15 and new the upcoming sector of 82, 84, 85 and 88. The location would serve as the
secondary business district and drive the real estate development in this region.
• Connectivity & Accessibility
The site is located near the inter-junction of three prominent arteries of Gurgaon, Northern
Peripheral Road (NPR, commonly known as Dwarka Expressway), Southern Peripheral Road
(SPR), and Central Peripheral Road (CPR, connecting NPR to SPR and Multi-Utility Corridor).
All these connectors would provide enhance connectivity and accessibility to the subject
location. In addition, an existing Pataudi Road (recently elevated to State Highway category)
provides connectivity from existing residential and commercial pocket of Gurgaon.
The proposed extension of Delhi Metro line to subject site would further enhance the easy of
accessing the site from south of Delhi and CBD of Gurgaon.
• Frontage
The might of size has endowed the site with gift of visibility, multiple ingress & egress points,
division and distribution of fascia oriented developments across site.
220
• Neighbourhood profile:
The subject site is located in upcoming residential and commercial destination. The subject
site is surrounded by Industrial sectors on East, Residential on South, Commercial and
Residential on North & West. The immediate neighbourhood of subject site is primarily
affordable and mid-end projects, with few projects in premium segment.
• Reference Effect:
The pricing for residential development at the subject site would be influenced by the existing
residential pricing in the adjoining sectors such as sector 37C & D, sector 88, 88A, & sector
85. The secondary market transactions in the region are commanding prices in the range of
Rs. 4,200 /Sq. ft. to Rs. 7,500 / Sq. ft.
• Pre-defined and developed Infrastructure
Govt. of India and Govt. of Haryana would have already allocated funds for development of
location as a world class high rise development. Allocation of approx. Rs. 2,000 crores for
development of initial project infrastructure.
• Project Positioning
Architecturally unique concept with efficient module layouts/design revolving around a theme
which brings out the “Premium Positioning” of the project. Leveraging site’s proximity to
Industrial hub and accessibility through the NPR (Northern Peripheral Road) and CPR
(central Peripheral road) the envisaged development at the subject site should incorporate
specifications and features to create “An Address” in the minds of the consumer. The
development should offer the experience of spacious layout & exclusivity to the consumer
14.4.2. Economic Drivers

The major economic drivers of the site include (1) Financial Centre, (2) Innovation and Incubation
Centre, (3) IT and (4) support Non-IT Office space. They can be explained in the following terms:
• Location Advantage
As discussed earlier, the subject site is located as connector between two residential hubs,
the development of economic activity would complement the existing development profile and
also provide easy assist in establishment of long gestation activities like research and
development centres, innovation and incubation centre. Organic growth of commercial
centres would eventually establish the location as secondary business district and an
alternate to existing congested low-rise high density commercial hubs like sector 34 and 35.
The culmination of three primary arterial roads of Gurgaon and proposed metro rail
connectivity would assist in establishing as preferred commercial activity and office space
hub.
• Reference Effect
Presently, the only reference point to subject location is the organized commercial space
developed along Sohna Road and few sporadic developments along NH-8. The current
warm-shell rentals in this location range from Rs. 40 to 55 per sq.ft. Per month. Similar, if not
rationalized rentals can be expected for the subject location
• Development Potential
The subject project is eligible to receive a global FAR of 3 which by far is highest ever to be
allocated to any integrated township in India.
development should offer the experience of Spacious layout & exclusivity to the consumer
221
Project Market Opportunities

A project of similar scale would attract investment interest from all three market place – regional,
national and international. Thus, it is important to reach and implant a provoking thought in the minds
of large scale investors and developers. In order to interact with such large and meaningful investor,
the project would require being showcased at some key events:
Expo Real, Germany
An international trade fair for real estate and investment that takes place in Munich, Germany every
October. Participants include project developers, investors and financers, consultants, etc. from 29
countries (in 2016). The past exhibitors include Goodman Group, Tishman Speyer, Accor Hotels,
Algeco GmbH, Allianz, Knight Frank, etc.
Indian Property Show
An internationally acclaimed property event showcasing to the NRIs, Indian Properties. The past
exhibitors include Prestige Developers, Adani Reality, CREDAI Chennai
International Property Show
An international property show supported by Dubai Land Department, is Dubai’s biggest property
sales platform. The past exhibitors include Tamleek, Sotheby’s Realty, China Financing & Investment
Property Corporation, Dubai Properties, Schon Properties, etc.
Realty India Expo
Presented by the Bennett Coleman Group, the expo was held in 2016 in Singapore in March. The
past exhibitors include Prestige Group, Mahagun, Xrbia, Ansal API, Etc.
Times Property Expo
Held in both Mumbai and Delhi the show attracts real estate stakeholders from all over the world and
provides a direct sales platform and also assists in developing network with Corporate Investors. The
past exhibitors include Lodha Developers, Omkar Developers, Raheja Developers, Indiabulls,
Rustomjee, Adani Group, Oberoi Realtors, Kolte Patil Developers, Amanora Group, Godrej
Properties, Nitesh Estates, Ansal API, Ireo, Emaar MGF, Vatika Developers, Supertech, Jaypee
Greens, etc.
International Real Estate Expo
Held in both Mumbai and Delhi the expo attracts the interests of investors, developers, agents and
consultants from all over the world. The past exhibitors include Damac, Berkeley Group, Dusit Thani,
Al Marjan Island, etc.
CREDAI Conclave 2017
Being held in Delhi in March, the conclave is being held with a focus on change, opportunities and
growth in the Country. The conclave will be attended by major developers and other stakeholders in
the real estate sector.
Global Infrastructure Investor Summit
Supported by Preqin, LTIIA and other infrastructure investment companies, the Summit is an annual
private C-level event serving as an exclusive platform for largest institutional investors, fund
managers, asset managers, banks, Government representatives and advisers representing Americas,
Asia, Europe and Australia for networking and establishing partnerships for future projects.
14.4.3. Social Drivers

The major social drivers of the site include (1) Health care, (2) knowledge centre (education), and (3)
Exhibition cum Convention Centre. They can be explained in the following terms:
The strategic location already provides the threshold population for establishing social drivers
such as healthcare and education. Further the existing need-gap along with higher paying
capacity population provide a case for venturing into large scale international repute social
infrastructure drivers.
222

The ease of accessibility is bound to enhance the location for establishing large scale
international repute developments.
The high development potential with FAR 3.00 would allow for habitation of higher population
for same acre of area, creating a potential threshold population.
Education Investment Mena
Hosted in Dubai, the show is aimed at creating investment and partnership opportunities for education
business.
CII Knowledge Expo
Global Knowledge Partnership Platform is a comprehensive convergence of all the key players of
knowledge from Higher Education, Science & Technology; Research & Development; Innovations,
Design, Intellectual Property Rights, and entrepreneurship for forging several knowledge-business
partnerships.
Education Investment Mena
Hosted in Dubai, the show is aimed at creating investment and partnership opportunities for education
business.
Healthcare Investment Mena
Hosted in Dubai, the show is a gathering of investors, operators, pharmaceutical companies, etc. Past
participants have been Dubai Medical City, Saudi German Hospital Group, Sanofi, Kuwait Life
Sciences, Waha Capital, etc.
14.4.4. Sustainability
The major sustainability drivers of the site include Residential and support retail. They can be
explained in the following terms:
allocated to any integrated township in India. The development potential for inhabiting the
young population increases multi-folds, impacting the overall housing and support services
demand. (add projected population numbers for 2021 and 2016)
With the development of economic activities focussed on sunrise industries and segments,
the subject area is bound to create an inward population movement. The availability of large
land parcels with pre-developed infrastructure provides the opportunity to create a unique
mid-end to high-end residential space.
The culmination of three primary access roads of Gurgaon and proposed metro rail
connectivity would assist in establishing as preferred residential hub.
223
The pricing for residential development at the subject site would be influenced by the existing
residential pricing in the adjoining sectors such as sector 37C & D, sector 88, 88A, & sector
85. The secondary market transactions in the region are commanding prices in the range of
Rs. 4,200 /Sq. ft. to Rs. 7,500 / Sq. ft.
Expo Real, Germany
An international trade fair for real estate and investment that takes place in Munich, Germany every
October. Participants include project developers, investors and financers, consultants, etc. from 29
countries (in 2016). The past exhibitors include Goodman Group, Tishman Speyer, Accor Hotels,
Algeco GmbH, Allianz, Knight Frank, etc.
Indian Property Show
An internationally acclaimed property event showcasing to the NRIs, Indian Properties. The past
exhibitors include Prestige Developers, Adani Reality, CREDAI Chennai
International Property Show
An international property show supported by Dubai Land Department, is Dubai’s biggest property
sales platform. The past exhibitors include Tamleek, Sotheby’s Realty, China Financing & Investment
Property Corporation, Dubai Properties, Schon Properties, etc.
Realty India Expo
Presented by the Bennett Coleman Group, the expo was held in 2016 in Singapore in March. The
past exhibitors include Prestige Group, Mahagun, Xrbia, Ansal API, Etc.
Times Property Expo
Held in both Mumbai and Delhi the show attracts real estate stakeholders from all over the world and
provides a direct sales platform and also assists in developing network with Corporate Investors. The
past exhibitors include Lodha Developers, Omkar Developers, Raheja Developers, Indiabulls,
Rustomjee, Adani Group, Oberoi Realtors, Kolte Patil Developers, Amanora Group, Godrej
Properties, Nitesh Estates, Ansal API, Ireo, Emaar MGF, Vatika Developers, Supertech, Jaypee
Greens, etc.
International Real Estate Expo
Held in both Mumbai and Delhi the expo attracts the interests of investors, developers, agents and
consultants from all over the world. The past exhibitors include Damac, Berkeley Group, Dusit Thani,
Al Marjan Island, etc.
CREDAI Conclave 2017
Being held in Delhi in March, the conclave is being held with a focus on change, opportunities and
growth in the Country. The conclave will be attended by major developers and other stakeholders in
the real estate sector.
224
14.4.5. Entertainment & Recreation

The major Entertainment & Recreation drivers of the site include Hospitality and various retail formats.
They can be explained in the following terms:
As discussed earlier, the subject site is located as connector between two residential hubs,
the development of economic activity would complement the existing development profile and
also provide easy assist in establishment of long gestation activities like research and
development centres, innovation and incubation centre. Organic growth of commercial
centres would eventually establish the location as secondary business district and an
alternate to existing congested low-rise high density commercial hubs like sector 34 and 35.
The culmination of three primary access roads of Gurgaon and proposed metro rail
connectivity would assist in establishing as preferred entertainment hub for entire city and
beyond.
• Open Space
Most of the large and premium developments offer a higher percentage of open/green area to
Built-Up Area. The subject project should also aim for a higher open/landscaped green area
as compared to competitive projects.
Presently, the only reference point to subject location is the organized retail space developed
along Sohna Road and few sporadic developments along NH-8. The current warm-shell
rentals in this location range from Rs. 80 to 120 per sq.ft. per month. Similar, if not
rationalized rentals can be expected for the subject location.
allocated to any integrated township in India.
development should offer the experience of spacious layout & exclusivity to the consumer
225
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Stage 5_Final Feasibility Report

Stage 5 - Final Feasibility Report

Stage 5 - Final Feasibility Report

General & Limiting Conditions

Chapter 6: Phasing strategy

Chapter 11: Infrastructure Planning - Storm Water

3.9.6. Commercial Retail - Demand Assessment 106

10.2. Water Treatment Plant 183

Figure 14-1 Capital Expenditure Schedule ......................................................................................... 213

Table 12-3 Waste Calculation............................................................................................................. 198

AADT Annual Average Daily Traffic

DCF Discounted Cash Flow

DMIC Delhi Mumbai Industrial Corridor

EPC Engineering Procurement Construction

FTWZ Free Trade & Warehousing Zones

GMUC Gurgaon Manesar Urban Complex

GoI Government of India

GIS Geographic Information System

HUDA Haryana Urban Development Authority

IMT Industrial Model Township

IRs Investment Regions

ICCA International Congress and Convention Association

IRR Internal Rate of Return

IT/ITES Information Technology / Information Technology Enabled Services

LRTS Light Rail Transport System

MBIR Manesar Bawal Investment Region

MRTS Mass Rapid Transit System

MMU Minimum Mappable Unit

MICE Meetings, Incentives, Conventions and Exhibitions

MPD 2021 Master Plan Delhi 2021

NCR National Capital Region

NCT National Capital Territory

NPR Northern Peripheral Road

NPV Net Present Value

NUIS National Urban Information System

PWD Public Works Department

PHED Public Health Engineering Department

PCU Passenger Car Unit

PPP Public-Private partnerships

ROW Right Of Way

SBC Soil Bearing Capacity

SDP State Domestic Product

SPCB State Pollution Control Board

SPR Southern Peripheral Road

STP Sewage Treatment Plant

SEZ Special Economic Zone

TOD Transit Oriented Development

TCPO Town & Country Planning Organisation

1. INTRODUCTION AND PROJECT BACKGROUND

1.1. DMIC and Project Background

For this purpose, a region spanning 150 kms on

1.2. Global City Vision and Objective

Self-Sustainable Infrastructure for Global City

Source : RFP for Global City and NCR map

Haryana boasts the industrial hubs of Gurgaon and Faridabad.

2.1. Regional Context

2.1.1. Master Plan Delhi (MPD) 2021

Figure 2-2 Location of Global City and Delhi

EXISTING DISTRICT CENTRES PROPOSED DISTRICT CENTRES

1. Connaught Place 1. Rohini - Twin District Centre

2.1.2. Gurgaon-Manesar Urban Complex- 2031

Figure 2-3 Gurgaon Manesar Urban Complex 2031