pre-feasibility report for itc mixed use development, rajarhat,...

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Pre-Feasibility Report for

ITC Mixed Use Development, Rajarhat, Kolkata

ARCADIS | SENES Consultants India Pvt. Ltd.

Kolkata :

December 24, 2015

www.arcadis.com

http://www.arcadis.com/


December 2015|ITC

11 IInnttrroodduuccttiioonn ooff tthhee PPrroojjeecctt

About ITC

ITC is one of India's foremost multi-business enterprise with a market capitalization of US $

40 billion and a turnover of US $ 8 billion. ITC is rated among the World's Best Big Companies,

Asia's 'Fab 50' and the World's Most Reputable Companies by Forbes magazine and as 'India's

Most Admired Company' in a survey conducted by Fortune India magazine and Hay Group.

Established in 1910 as the Imperial Tobacco Company of India Limited, the company was

renamed as the Indian Tobacco Company Limited in 1970 and further to I.T.C. Limited in 1974.

The periods in the name were removed in September 2001 for the company to be renamed

as ITC Ltd. The earlier decades of the company's activities centered mainly on tobacco

products. In the 1970s, it diversified into non-tobacco businesses. Presently ITC’s diversified

business includes five segments: Fast Moving Consumer Goods (FMCG), Hotels, Paperboards

& Packaging, Agri Business & Information Technology.

About the project

ITC leased a land property at Rajarhat, Newtown, Kolkata from West Bengal HIDCO. The

Newtown area is being developed by West Bengal HIDCO, Newtown Kolkata and segmented

into multiple action areas. The land parcel is allotted in Action Area IIIG/4 for the purpose of

“IT and ITES and other permissible specified uses”. The above land parcel is governed by

Kolkata Gazette, Newtown Kolkata Development Authority Act, bye laws for property

development.

The project attracts requirement of obtaining Environmental Clearances as per EIA

Notification, 2006 dated 14th September and is listed as Category B1 Project of the schedule

of EIA Notification, as the built up area is exceeding 150000 sqm. The project will be appraised

by State Environment Impact Assessment Authority (SEIAA).

Significance of the project

ITC will invest close to about INR 636 crore on land parcel is allotted in Action Area III, in

Newtown for the purpose of “IT and ITES and other permissible specified uses”. The project

will result in generation of 5000 employment in IT and ITES sector, providing service to

domestic as well as International client in varied sector like retail, finance etc.


December 2015|ITC

22 PPrroojjeecctt DDeessccrriippttiioonn

Location and Accessibility

The project is located at Rajarhat, New Town, Kolkata. The area is being developed by HIDCO,

New Tow, Kolkata and segmented into multiple action areas. The Plot no is PLOT NO. AA

IIIG/4, Action Area III-G, J.L. No. 09, Mouza- Hatisala, Beonta-II Gram Panchayat, falling under

the Kolkata Leather Complex Police Station. The site is located opposite to a notable

landmark, the “Arts Acre Foundation” art gallery. The latitude and longitude of the proposed

project site 22°32'45.61"N and 88°31'09.34"E respectively.

The Rajarhat offers a very good location for establishing new business area. This area would

be a distance of 10 km from the central area of Salt Lake and 14.5 km from the Airport. The

proposed site is at an aerial approximate distance of 14 km from National Highway 34 which

is connected to South Bengal. The regional road connection across the Vidyasagar Setu

(Second Hooghly Bridge) and the Vivekananda Setu (Bally Bridge) are provided along E.M.

Bypass, Kona Expressway and Belgharia Expressway. The project area is approximately at a

distance of 16 km from Bidhannagar Railway Station. The project area is already accessible

from the Rajarhat Road which takes off from Kaji Nazrul Islam Sarani. The proximity to the

main city of Kolkata and the International Airport as well as the locational advantages in

respect of transport linkages are the major factors for which the project area has prospect of

future development. The site is accessible through Major Arterial Road (East West). The

approach road is black topped with an approximate width of 70 meter. Eastern Metropolitan

Bypass (EM Bypass) is passing along NE side of the proposed site at an approximately aerial

distance of 11 km. The Netaji Subhas Chandra Bose International Airport is located at an

approximate aerial distance of 14km.


December 2015|ITC

Project Location Map

Size or Magnitude of the Project

The relevant plot of land is 16.92 acres or 68472.811 sqm. The project is an mixed use area development project, which will lead to construction and operation of Office space for IT and ITES sector, along with a Knowledge center, hotel and residential complex. The total build up area will exceed more than 150000 sqm. As a result the project will be considered as Category B1 Project of the schedule of EIA Notification of 2006 dated 14th September.

Project Description

ITC has planned for a mixed use development in the land parcel consisting of

IT offices

o IT Building 1 (G+15) 72.7mt

o IT Building 2 (G+15) 72.7mt

o IT Building 3 (G+2) -15.5mt


December 2015|ITC

Non-IT offices

o Non IT building 1 (G+7) 34.9mt

o Non IT Building 2 (G+6)-30.6mt

Knowledge Centre

Hotel (G+16),-67.7 mt

Staff residence.

o Residential 1 (G+25) 90.2

o Residential 2 (G+25)-90.2 mt.

Project in a nutshell:

Land size to be considered: 16.92 Acres

Width of Main Road/ Side Road: 69 meters / 40meters

Permissible Mixed Use:

User Mixed Use % on

Total Land Parcel Permissible FAR

Ground Coverage

IT/ITES 51%* As per bye-laws,

(*as per the

understanding

between ITC and

WBHIDCO)

As per local

regulations Other Users

(put- together) 49%*

Project Schedule

The project is planned to be completed within 5 years.

Requirement of Raw Material

As mostly IT and ITES sector will be established, raw material consumption will be negligible.

Most of the construction raw material will be required during the construction phase of the

project. An estimate of raw material required is provided below:

Cement: 59400 MT

Sand: 75600 cubic meter

Aggregate: 108000 cubic meter

Steel: 13500 MT

Bricks: 2 Lakhs pieces

Fly-ash: As per MoEF guidelines


December 2015|ITC

All construction material will be shipped to the site via road transportation.

Resource required

Land – 16 acres of land was provided to ITC on long term lease by West Bengal Housing

Infrastructure Development Cooperation.

Water – ITC will not use any ground or surface water near the project site for construction

purpose. During construction phase water will be provided by West Bengal HIDCO.

During Operation, total water requirement is 1435 KLD. Fresh water requirement is 700 KLD. The

water requirement will be met from WBHIDCO and Rainwater stored water hence, no abstraction or

transfer from ground is involved.

Power – The total power requirement for entire project is 8949 KW. It will be supplied by WBSEDCL.

5 No. 2000 kVA, standby DG set in acoustic enclosure @ 100% loading and 1 No. 2000 kVA space

provision for future N+1 configuration

Labour – Approx. 500 nos. of Local labours from nearby area will be hired in the construction phase

per day. Thus, no influx of people is envisaged.

Skilled Human Resource – The project is going to create 5000 employment in IT and ITES

sector. Kolkata is a metropolitan city with a huge pool of resource full and skilled human

resource. As the project is located close to Kolkata, Kolkata as well other parts of West Bengal

and India can fulfill the requirement of human resource to man the offices.

Waste Management

Solid Waste – During construction phase most of construction waste will be re-used in site

and road preparation work. Rest, if any shall, be disposed off at site designated by WBHIDCO.

During operation phase most of the solid waste will be produced from the kitchen of

residence and canteen and cafeteria of offices, hotel and knowledge centers. So the nature

of the waste will be Municipal Solid Waste (MSW). It is estimated that 7462 kg of MSW will

be produced during the operation phase of the project. Initiative will be taken to segregate

the waste at source.

In addition to kitchen waste, presumably used packing material will be generated as waste material during mostly operation phase as well as construction phase. Apart from these, solid waste in form of STP sludge waste and garden waste will be generated during operation phase.

This has been planned that the solid waste would be collected by a specialized agency of

WBHIDCO dealing in collection and disposal of solid Waste.

Waste Water – Waste water generated during the operation phase will be treated in an

sewage treatment plant (STP) of 820 KLD capacity. Apart from the sludge and loss of water

due to evaporation, about 735 KLD treated effluent will be left to reuse. Out of that about


December 2015|ITC

285 to 360 KLD treated water can be reused for toilet flushing, 410 KLD can be used in cooling

tower and 40 KLD can be used for landscaping.

33 SSiittee AAnnaallyyssiiss

The Chapter describes both the project site as wells as the site surroundings. It has been

observed that the site is presently a barren flat land. On the other hand, a 2Km area from the

project site boundary has been considered to describe the site surroundings.

Site Setting

A description of the surrounding of the proposed project site is provided in the Table 3.1 and

presented in Figure 3.1.

TTAABBLLEE 44--11:: SSIITTEE SSEETTTTIINNGG DDEESSCCRRIIPPTTIIOONN

Location of the Adjacent Property

Current Use & Nature of Operations

East A parcel of land (20.23 ha) has been allotted to Infosys

Limited by HIDCO (Plot No. IIIG/2) adjacent to the

proposed project site.

Hatishala village is present at an approximate aerial

distance of 0.9 Km.

220KVA Transmission line is passing at a distance of 100

m from the proposed project site.

West A parcel of land (20.23 ha) has been allotted to Wipro

Limited by HIDCO (Plot No. IIIG/1) immediately adjacent

to the proposed project site.

East Calcutta Wetland is present at an approximate

distance of 2.75 Km.

North Major Arterial Road (East-West) is passing immediately

adjacent to this side

An Art Gallery namely “Arts Acre” is present at a distance

of 90m.

Akandakeshari village present at an approximate aerial

distance of 500 m.


December 2015|ITC

Location of the Adjacent Property

Current Use & Nature of Operations

South Kanthalberia village present at a distance of 700m

Kulberia village present at an approximate aerial distance of 1.2km.

PPhhoottoo 33:: NNoorrtthheerrnn SSiiddee ooff PPrroojjeecctt SSiittee PPhhoottoo 44:: NNEE SSiiddee ooff PPrroojjeecctt SSiittee

PPhhoottoo 55:: EEaasstteerrnn SSiiddee ooff PPrroojjeecctt SSiittee PPhhoottoo 66:: SSEE SSiiddee ooff PPrroojjeecctt SSiittee

PPhhoottoo 77:: SSoouutthheerrnn SSiiddee ooff PPrroojjeecctt SSiittee PPhhoottoo 88:: SSWW SSiiddee ooff PPrroojjeecctt SSiittee


December 2015|ITC

PPhhoottoo 99:: WWeesstteerrnn SSiiddee ooff PPrroojjeecctt SSiittee PPhhoottoo 1100:: NNWW SSiiddee ooff PPrroojjeecctt SSiittee

Land Use

The proposed land use conforms to the approved land use plan of WBHIDCO. Hence there will be no

permanent or temporary change in land use, land cover or topography due to the project.

The surrounding land uses encompassing 5 km from the proposed project boundary was

interpreted from Google imagery and site reconnaissance survey. The land use study indicates

that majority of the land is being used for Cultivation (44%) whereas 16% land is being used

as Settlements. It has further been observed from the land use study that approximately 11%

land is used as Bheri, whereas Vacant Land constitutes 7 % of the total land use. Additionally,

Green cover and Plantation constitutes 15% whereas Canal, Road Network and water body

cumulatively covers 5% of the total land use. The Land Use map encompassing 5 km from the

proposed project boundary has been presented in Figure 3.2 for necessary reference.


December 2015|ITC

Land use Map

Meteorology

Newtown experiences a Tropical wet-and-dry climate (Köppen climate classification Aw). The

annual mean temperature is 24.8 °C (80 °F); monthly mean temperatures range from 15 °C to

30 °C (59 °F to 86 °F).[1] Summers are hot and humid with temperatures in the low 30's and

during dry spells the maximum temperatures often exceed 40 °C (104 °F) during May and

June.[1] Winter tends to last for only about two and a half months, with seasonal lows dipping

to 9 °C – 11 °C (48.2 °F – 51.8 °F) between December and January. Often during early summer,

dusty squalls followed by spells of thunderstorm and heavy rains lash the area.

Predominant wind direction which is generally from SW in the project study region. Rains

brought by the Bay of Bengal branch of South-West monsoon lash the city between June and

September and supplies the area with most of its annual rainfall of 1,582 mm (62.3 inches).

The highest rainfall occurs during the monsoon in August (306 mm).

https://en.wikipedia.org/wiki/Climate_of_Kolkata#cite_note-weatherbase-1

https://en.wikipedia.org/wiki/Climate_of_Kolkata#cite_note-weatherbase-1


December 2015|ITC

Social Infrastructure Available

The project site is a vacant land, with no settlement within 500m of the project site. West Bengal HIDCO

has already constructed a 69 mts road in the front and 40 m wide road on one side. Apart from that other

infrastructure like Drinking water Facility, Power Supply and Sewerage system will be provided by HIDCO.

As part of an initial survey 2km from the project site was considered to estimate the social infrastructure

available for local people.

Drinking Water Facilities: The Census data reveals that drinking water facility exits in all the villages.

Consultation with the local villagers revels that they meet their drinking water requirement from dug well

and tube well. There is no such quality and availability problem related to drinking water

Educational Facilities: One primary school is located within the every village premises; one High school is

present in Jiran Gachhi village. But as per the local villagers school infrastructure like proper class room,

sitting arrangement, drinking water facility with in school is inadequate.

Transport & Communication: Most of the villages in the study area have pucca road. As per the community

of this village this road is developed both by the new town project and local panchayet. Bus service is

available in the locality and auto service is available in ever village.

Power Supply: villages have grid supply and almost all houses have their own electricity connection. But

community consultation revels that frequent power cut is a major problem in this area.

Health Facility: Health facility is not available within the village premises. Villagers take help from Jiran

Gacha primary health center during illness. But as per the local villagers this health center is not properly

equipped with medicine, medical instrument and doctor. so in case of serious illness they have to visit the

private doctor clinic in Rajarhat area.

44 AAnnaallyyssiiss ooff PPrrooppoossaall

The project will result in investment of INR 636 crore for development of IT and ITES sector office,

Knowledge center, hotel and staff residential building. IT and ITES will directly generate 5000

employment, which will provide job opportunity for skilled human resource of Newtown,

Kolkata, other parts of West Bengal as well as other provinces of India. Apart from direct

employment in IT and ITES sector, skilled job opportunities will be created in hospitality industry

in hotel, as cook in cafeteria etc. A substantial number of unskilled and semiskilled job

opportunities will be created in the form of security guard, housekeeping stuff in office and hotel

space, maintenance staff and domestic help in residential building. Over the project is going to

have a substantial positive effect on national, regional as well as local economy.

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