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SMART LIFE STYLE &
TRANSIT ORIENTED DEVELOPMENT
Ar Namrita Kalsi
Dy. Chief Architect, Delhi Metro Rail Corporation
connect...
Index
Q.
 What are the Mechanisms or tools for land consolidation and financing of TOD
projects around metro stations?
 ...
Introduction
MRTS are high capacity Mass Rapid Transit Systems.
AMENABLE TO
Transit Oriented Development (TOD) &
Densifica...
FINANCIAL INTERNAL RATE OF RETURN
(FIRR)
• FIRR 8.64 %
• With central taxes only
• With PD income from 50 Ha. of Land
• Th...
Case Study
Noida & Greater Noida- Metro corridors
Uttar Pradesh Govt. Approved
(on 27.3.15)
Increase in the floor area rat...
Funding pattern under BOT model with PD
(With central taxes and without land cost)
connectkaro.org #CK2015
Particulars
Amo...
Mechanisms/tools for
land consolidation &
financing TOD
projects
PLANNIG INTRUMENTS FOR OPTIMISATION OF LAND:
TP Scheme : ...
Private sector as partner in TOD &
Role of "Smart City" Innovative Format
Land owner
Developer
Government
End user
&
Techn...
Haryana-TOD
 Reduce/discourage private vehicle dependency and induce public
transport use through design, policy measures...
Haryana -Permissible Use TOD Zone
connectkaro.org #CK2015
PERMISSIBLE USES
 Multi-storeyed group
housing
 Integrated com...
NMA Restrictions
Height -
24 m
Basement -
No
connectkaro.org
Operationalization & implementation
Delhi -TOD Case Study-1
8...
Operationalization & implementation
Delhi -TOD Case Study-2
MAIN ROHTAK ROAD
EXISTING METRO LINE
M M M
Mundka Rajdhani Par...
connectkaro.org #CK2015
Operationalization & implementation
Delhi -TOD Case Study-3
Janakpuri (W) Delhi
Residential Area
I...
Conclusion
TOD- SMART KARO
 The target population in TOD zones are young working people .
 These are smart people with s...
THANK YOU
connectkaro.org
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CONNECTKaro 2015 - Session 4A - Smart Lifestyle and Transit Oriented Development

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Speaker - Ms Namrata Kalsi, Dy. Chief Architect, Delhi Metro Rail Corporation

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CONNECTKaro 2015 - Session 4A - Smart Lifestyle and Transit Oriented Development

  1. 1. SMART LIFE STYLE & TRANSIT ORIENTED DEVELOPMENT Ar Namrita Kalsi Dy. Chief Architect, Delhi Metro Rail Corporation connectkaro.org
  2. 2. Index Q.  What are the Mechanisms or tools for land consolidation and financing of TOD projects around metro stations?  How successful have these been thus far, and what changes are foreseen to improve their success?  How do you propose to bring in the Private sector as partner in realizing Transit Oriented Developments (TOD)?  Does the "Smart City" approach move this forward? 1 MRTS-Financing Trend 2 Financing model- NOIDA -Greater NOIDA Corridor 3 Planning Instruments to optimise land utilisation 4 Transit Oriented Development- Haryana 5 Operationalization of TOD Delhi –Teething issues thro case studies 6 Conclusion connectkaro.org
  3. 3. Introduction MRTS are high capacity Mass Rapid Transit Systems. AMENABLE TO Transit Oriented Development (TOD) & Densification thro’ additional FAR  To maximize people & users to live within walking distance of MRTS stations  At max. 10 min walking distance  For sustainability & Reduce travel demand IN EVITABE TRUTH T-1 Enhances property prices (sale & rental) T-2 Government Invests while Private sector benefits T-3 In the catchment areas of MRTS  Ensure densification  Thro’ population density  Thro ‘ higher FAR &  En-cash the increased property value  Part finance the capital cost & OPEX  Fund other urban transport projects. connectkaro.org #CK2015 Metro Rail Projects Public Sector Mode than BOT/PPP FINANCING TREND  Thro’ budgetary support of Central Govt. & State Govt.  Loans from multilateral/ financial institutions.  The budget resources are limited  Cannot be concentrated in few cities.  A need to identify innovative financing mechanism  MoUD is urging State Govts.:  Create dedicated Urban Transport Funds &  Finance & implement MRTS Thro’  Urban Metropolitan Transport Authorities Ar Namrita Kalsi
  4. 4. FINANCIAL INTERNAL RATE OF RETURN (FIRR) • FIRR 8.64 % • With central taxes only • With PD income from 50 Ha. of Land • The FIRR without PD is 3.98. • The line is viable only with Property Development ORGANISATION SETUP  Special Purpose Vehicle under State Govt. Control for example :  Delhi Metro Rail Corporation (DMRC)  Bangalore Metro Rail Corporation (BMRC) connectkaro.org #CK2015 Source of Fund With Taxes & Duties Amount (Rs/Crore) % Of contribution Grant By GOI 741.50 14.28% Grant By UP Government 741.50 14.28% SD for CT by UP Government (50%) 297.50 5.73% SD for CT by GOI (50%) 297.50 5.73% Grant By Noida Authority 1000.00 19.25% Contribution from Noida-Greater Noida 2116.00 40.73% Total 5194.00 100.00% Land free by Noida/Greater Noida Authority 339.00 Grand Total 5533.00 FUNDING PATTERN UNDER SPV MODEL (WITH CENTRAL TAXES)  State Govt. wish list for sole control of NMRC  Therefore Grant is preferable than equity  Noida-Greater Noida Authority to reimburse or exempt Rs.321.00 cr. of State Taxes of completion cost  50 Hectare Land free of cost to SPV for getting FIRR greater than 8% “Noida Metro Rail Corporation Ltd.”  An SPV  Standalone corridor  Grant enhanced from Rs. 500 cr. to 1000 cr.  Balance amount by Noida-Greater Noida Authorities out of own sources (Not Loan)  GOI & UP Govt. requested to change equity to grant Ar Namrita Kalsi Case Study Noida & Greater Noida- Metro corridors
  5. 5. Case Study Noida & Greater Noida- Metro corridors Uttar Pradesh Govt. Approved (on 27.3.15) Increase in the floor area ratio (FAR) by 0.5 From existing FAR of 2.75 to 3.25  Mixed land use in residential and commercial sectors  Different slab for sports city & govt. usage TOD ZONE:  Within 500m radius of existing Delhi Metro corridor &  Upcoming Metro line from Noida to Greater Noida.  Purchasable FAR on existing formula on 24 m road  Not permitted on Res. Plotted Development “ Proceeds to the tune of Rs. 3,500-4000 cr. expected “ connectkaro.org #CK2015 Ar Namrita Kalsi
  6. 6. Funding pattern under BOT model with PD (With central taxes and without land cost) connectkaro.org #CK2015 Particulars Amount (Rs/Crore) % of contribution VGF by GOI 1039.00 20.00% VGF by GO-UP 2791.00 53.74% Equity by Concessionaire 455.00 8.76% Concessionaire’s debt @12% PA 909.00 17.50% Total 5194.00 100.00% Land Free by GO-UP 339.00 IDC 32.00 Total including IDC 5565.00 BOT MODEL : Private firm to :  Finance, design, build, operate & maintenance.  Govt. of UP contribution limited to cost of land .  Project eligible for Viability Gap Funding (VGF) upto 20% from GOI.  State government to contribute same or more amount.  Being a social project, private parties are not ready to bid .  Private operator may demand assured rate of return of 16% to 18% or  a comfort of guaranteed ridership.  The funding pattern assumed under this model for assuring 16% EIRR excluding the cost of land is tabulated above PPP MODEL  Variant 1:- Govt. funds the fixed infrastructure cost such as land and basic civil structures and private investor funds all the systems such as rolling stock, signalling, power supply, traction, track, fare collection system and E&M works including station architectural design. Example Airport Line  Govt. investment will be about 40 to 45% of the total cost and the PPP Operator funds the remaining cost thro’ viability gap funding . All the Revenues will accrue to the Operator in all the concession period till the project is handed over to the owner.  Variant 2:- Govt. acquires the required land and offers to the concessionaire free of cost. The private partner funds all the rest of the project, operates and maintains the system taking all the revenues and risks. His expected losses are made good through a viability Gap Funding (VGF). At the end of concession period the system reverts to the owner. Under the PPP model, Sweeteners are sometime offered to the operator in the form of lands for commercial exploitation. Ar Namrita Kalsi Other Financial models BOT or PPP model the total cost of the project generally gets hiked
  7. 7. Mechanisms/tools for land consolidation & financing TOD projects PLANNIG INTRUMENTS FOR OPTIMISATION OF LAND: TP Scheme : (Gujarat) There is no land transfer only shrunk by 30% for net public land transfer to the government. It is likely more immeasurably fairer (Pandey, 2007). ‘Implicit’ Acquisition in Road Widening (Kerala) the project is viable since the cost of road is limited to the construction cost while the otherwise high cost of acquiring the land adjacent to a road for commercial development is avoided thro land shrinkage(Pandey, 2007). Use of TDRs (Mumbai) those giving up lands are automatically compensated, to eliminate value loss in giving up land , through coupons bought by developers as TDR, Land sharing projects instead of being evicted, the slum dwellers share the area with planned commercial properties. (Sandhu, 2004; Shlomo and Thipparat, 1983). Land pooling (Punjab, Gujarat, Haryana, UP Delhi DDA) Efficient, sustainable &equitable land development Where lands of different owners is pooled together and After planning is re-distributed in a properly reconstituted plots Deducting the land for open spaces, social infrastructure, services, housing for the weaker section and street network. Compulsorily acquiring land is avoided Yet a control on the growth and development can be exercised. Redevelopment of planned & unplanned areas & Conversion Punjab in 2013 formulated two policies: Developed Residential Land and Commercial land to land owners under Land Pooling Scheme and  Land owners become partners in development connectkaro.org #CK2015 Land Acquisition or Assembly Methods In view of new LA legislation & Real estate regulatory bill , call of the day for enabling projects is Formulation of new or old, innovative, hybrid formats in refreshed models. Ar Namrita Kalsi
  8. 8. Private sector as partner in TOD & Role of "Smart City" Innovative Format Land owner Developer Government End user & Technology Provider All come together to enable Smart projects connectkaro.org #CK2015 Stakeholders’ Preferences for Land Assembly: Development with Rural Urban Synergy, NAMRITA KALSI1 and RAVI KIRAN2 Indian Journal of Agricultural Sciences 85 (4): 00–00, April 2015/Article at http://epubs.icar.org.in/ejournal/index.php/IJAgS/issue/archive Ar Namrita Kalsi
  9. 9. Haryana-TOD  Reduce/discourage private vehicle dependency and induce public transport use through design, policy measures and enforcement.  Provide easy public transport to max. people within walking distance through densification and enhanced connectivity.  Enable city restructuring & optimum utilisation of land along transport corridors. connectkaro.org #CK2015 METRO CORRIDORS HARYANA Sept 2013 1. Gurgaon- Mehrauli to Sector -29 City Centre, Gurgaon. 2. Badarpur ,Delhi to Ballabgarh, Dist. Faridabad. 3. Mundka, Delhi to City Park, Bahadurgah. 4. Rapid Metro in PPP mode by HUDA. In accordance with Develop. Plan of Gurgaon- Manesar Urban Complex. 5. Northern Periphery Road 6. Southern Periphery Road DEFINITION OF TRANSIT ORIENTED DEVELOPMENT(TOD) macro or micro development around a transit node that facilitates ease of access to transit facility induce people to prefer to walk & use public transportation over personal transport. The Primary goals of TOD are to: TOD Zone: 500 m. wide belt on both boundaries of road ROW of MRTS corridor is designated as TOD Zone. Ar Namrita Kalsi
  10. 10. Haryana -Permissible Use TOD Zone connectkaro.org #CK2015 PERMISSIBLE USES  Multi-storeyed group housing  Integrated commercial complexes  Integrated Office Spaces  Integrated Industrial townships  Banquet halls/community buildings/schools To be designated in the notified Development Plans NON-PERMISSIBLE USES  Car-sales showrooms Automobile-repair/ services/ vehicular servicing shops,  Bus Depot, LPG godowns, Cremation ground  Electric Sub-station above 32KV,  Trade with obnoxious, hazardous, inflammable, non-compatible and polluting substance or process .  Prohibited outside metro stations:  Stand-alone Multi Level Parking  Stand–alone Open parking lot Option to convert these uses into permissible uses. HIGHER FAR OF 3.0 GROUND COV. 40% DENSITY 625 PP/ACRE In-principle approval to Property development on transport corridors on 17.9. 2013. Ar Namrita Kalsi
  11. 11. NMA Restrictions Height - 24 m Basement - No connectkaro.org Operationalization & implementation Delhi -TOD Case Study-1 8, Jantar Mantar Delhi  Outside LBZ- Residential  National Monument Ar Namrita Kalsi  DMRC to construct  Sub-Leased to -DE
  12. 12. Operationalization & implementation Delhi -TOD Case Study-2 MAIN ROHTAK ROAD EXISTING METRO LINE M M M Mundka Rajdhani Park Nangloi RLY. RLY. Mundka Nangloi 12 Manufacturing (Light & Service Industry) MUDKA Delhi, Industrial Area Zone M DDA LAND POOLING Zone N Ar Namrita Kalsi Zone M Whole/ Part Thro’-DE
  13. 13. connectkaro.org #CK2015 Operationalization & implementation Delhi -TOD Case Study-3 Janakpuri (W) Delhi Residential Area Influence Zone layout plan :  Compulsory for individual developments with TOD norms  Projects size of < 50 Ha permissible for development/ infill or redevelopment,  Compliance with influence zone plan prepared by the Planning Authority compulsory Minimum Mixed-Use Criteria ~ Norms At least  30% -Residential ,  10% Commercial &  10% Facility Ar Namrita Kalsi 50% -predominant land use FAR - 4:0 Ground Cov. - 40% ECS - 1.33 EWS - 15% Density - 2000 PPH Govt. Lot Size - 1 ha/3000 sqm  DMRC to construct  Sub-Leased to -PSU
  14. 14. Conclusion TOD- SMART KARO  The target population in TOD zones are young working people .  These are smart people with smart phone centric life's.  They will take informed decision to live in TOD Zones  Therefore we requite to SMART UP the proposals:  Smart Governance -CEO driven  Hassel free smart Registry & possession  Universal Accessibility from work to home thro ‘one card  One bill of all services thro e-payment gateways  365x24 availability of water, energy , web, services  At affordable cost so Recycle & Reuse must  Monitoring Services, O& M through sensors is critical NOT ONLY CITY BUT SMART LIFESTYLE connectkaro.org #CK2015 Ar Namrita Kalsi
  15. 15. THANK YOU connectkaro.org

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