TDS-04 Report (1) .20.01.2013

TOWN DEVELOPMENT SCHEME 04 [KAMAL VIHAR] PROJECT REPORT
RAIPUR DEVELOPMENT AUTHORITY, BUILDKRAFFT, ENGINEERING & ARCHITECTURE

RAIPUR [CG.] Page 1 RAIPUR [CG.]

1. INTRODUCTION

Raipur Development Authority (RDA) is a Development Authority constituted
under Chhattisgarh Nagar Tatha Gram Nivesh Adhiniyam, 1973.
Town Development Scheme-4, also referred to as the KAMAL VIHAR, is a Town
Development Scheme drawn in accordance with the Chhattisgarh Nagar
Tatha Gram Nivesh Adhiniyam 1973, and the Raipur Development Plan
2021(Punarvilokit), [RDP, 2021].
The scheme involves reconstitution of land which is an accepted method of
urban development.
Reconstitution of land is a process wherein undeveloped urban land is
developed due to laying of all urban infrastructure services and utilities,
including making provisions as stipulated in the Chhatisgarh Bhumi Vikas Niyam
1984, National Building Code of India 2005, the relevant Development Plan of
the city, National Urban Housing and Habitat policy, 2007 and the Chhatisgarh
Awas Niti 2003/1995.
The process involves partnering with landholders in the scheme area wherein
the landholders surrender their undeveloped land to the Development
Authority. The Development Authority, in turn
Prepares detail layout plans in accordance with the City Development Plan
(The Master plan), relevant laws, guidelines and norms,
Causes the urban infrastructure development in the scheme area, and Returns
developed plots to the land holders who had surrendered their
undeveloped land to the Authority.

The urban infrastructure development works include construction of all roads,
drains, water supply system, sewerage system, electrical network, street
lighting, community open spaces and gardens, bus-stops, fire stations, land
reservation for EWS, etc.
The entire cost of the infrastructure development works is assessed by the
Development Authority and a certain portion of the developed plots is
retained by the Authority. The cost of the Infrastructure development works is


recovered by the Authority by sale of these plots retained by it. Therefore, the
entire area of land available with the Development Authority after laying the
services and facilities as detailed above is divided under two heads:
(i) Land pool for financing the infrastructure development [Land retained by
RDA].
(ii) Developed plots returned to land holders.

The developed plot of land returned to the land holder is therefore a certain
percentage of the original undeveloped land. The developed plot returned to
the land owner is the entire developed land available after laying of all
infrastructure facilities and utilities and the portion retained by the Authority for
financing the project on a no profit no loss basis.
The process does not require land acquisition for urban infrastructure
development which is laid well before any significant population starts residing
in the area.

The object of proposing the Town Development Scheme is to cause controlled
urban development of the city in accordance with the City Development Plan
(The Master plan), relevant laws, guidelines and norms, in the absence of
which the city growth goes unregulated, without appropriate urban
infrastructure and without any regard to environmental issues. The aim and the
object of the Authority in proposing the Town Development Scheme-4 is to
cater to the demands of a rapidly growing city by development of an
appropriate urban infrastructure in a well planned township with a desired
quality of physical Environment. This will not only cause an improvement in the
quality of urban life in Raipur but in the process also definitely improve the
environmental status of the city.

The Proposed Town Development Scheme-4 [Kamal Vihar] is an area
development project spread over 647.84 Ha, covering parts of villages
Tikrapara, Devpuri, Dumartarai, Boriyakhurd and Dunda , Tahisil and District


Raipur. The project has earmarked 169.07 Ha for roads, 170.03 Ha. for parks
,gardens and other utilities, 32.19 Ha. for EWS housing, 6.14 Ha. for schools and
2.23 Ha. for health facilities. All scheme level roads are proposed with
dedicated green strips, sidewalks and cycle tracks.

The Physical infrastructure proposed includes construction of:

a. a network of urban roads including roads proposed in RDP 2021
b. a well planned underground drainage network
c. water supply network based a Hydro-pneumatic water supply system,
d. an underground electrical supply network
e. an underground conduit network for future laying of telecommunication
network, and
f. an environmentally appropriate decentralized sewage treatment system



2. LOCATION
The proposed Town Development Scheme- 4 (Kamal Vihar) is located
approximately in the south by south-east region of the city planning area. The
scheme area is located between the Old and the New Dhamtari roads (NH-
43), covering parts of village Tikrapara, Devpuri, Dumartarai, Boriyakhurd and
Dunda.

Figure 1: The location of the State of Chhattisgarh and Raipur city

Figure 2: The location of proposed Project Area

TDS-04
[KAMAL VIHAR]
[Planning area]



Figure 3: Site location and existing surrounding features



3. AIMS AND OBJECTS

The Town Development Scheme 4 [Kamal Vihar] has been proposed as part of
strategy drawn by the Raipur Development Authority for the implementation of
the Raipur Development Plan 2021 [Punarvilokit].

The Aims and Objects of proposing the Town Development Scheme 4 [Kamal
Vihar] are:

a. Initiate a process for the implementation of the Raipur Development Plan
2021 [Punarvilokit], by taking up urban development works in a part of the
planning area
b. To cause residential, commercial, cultural, institutional and educational
sector developments with adequate urban infrastructure and public
amenities including health, sports and recreation.
c. To lay an environmentally appropriate urban infrastructure in a city
peripheral region to accommodate a rapidly growing city population.
d. To cause developments that improves the quality of urban life in Raipur.
e. To initiate o process for a planned and a regulated city development and
expansion.

The State of Chhattisgarh was carved out of the erstwhile State of Madhya
Pradesh on 1
st
November 2000 with Raipur as its capital. A new capital city
Naya Raipur is being developed about 15 kms from Raipur. This city is
envisaged as the administrative and institutional capital of the State, with a
long term perspective and goals.. However the setting up of a satellite city
Naya Raipur in the vicinity of existing Raipur has not been able to restrict the
growing demands of a rapidly increasing urban population in Raipur. In the
absence of creation of a planned and an environmentally appropriate urban
infrastructure, unauthorized and illegal plotting in the city peripheral areas
have become rampant. These illegal residential areas are devoid of any kind


of urban physical infrastructure and the development in these areas gradually
takes the shape of an urban slum. In order to restrict an unorganised,
unregulated and an environmentally inappropriate growth of the city, The
Raipur Development Authority has initiated a planned development of the city
by proposing Town Development Schemes on city peripheral areas with
development of necessary quality urban infrastructure and facilities to meet
the aspirations of the people of the new State. This is proposed to
accommodate a rapidly increasing city population and provide for a
improved quality of urban life in Raipur. The implementation of Town
Development Schemes (TDS) will cause a planned and a regulated city
development and expansion incorporating residential, commercial, cultural,
institutional and educational sector developments with adequate public
amenities and quality urban infrastructure.

Kamal Vihar is, therefore a step towards a planned urban growth of Raipur.
The department of Town and Country Planning, Chhattisgarh has prepared a
master plan Raipur Development Plan (RDP) 2021 [Punarvilokit] for the
development of Raipur. Raipur Development Authority (RDA) is a development
authority constituted under Chhattisgarh Nagar Tatha Gram Nivesh
Adhiniyam, 1973 for implementation of these development plans.



4. LAND USE PATTERN

Land use of major part of scheme area is residential. However, Recreation
and Public semi-public land use have also been proposed in the RDP 2021
[Punarvilokti] in major parts of the scheme area. The land use beyond the
southern scheme boundary is predominantly Agricultural. However, major
Educational Institutions and Residential sectors have been established in this
area. Additionally a major wholesale market called the Mandi is under
construction across the North- east scheme boundary, in village Dumartarai.

The entire scheme area and its surroundings are dotted with lakes/ tanks. The
largest of these is the Boriya reservoir in village Boriyakhurd. The reservoir is a
major storm water retention area formed due to the construction of an
earthen bund along the Old Dhamtari Road. This reservoir and its
surroundings have been proposed for Recreation land use in RDP 2021 and
accordingly this site has been proposed for a major recreational/ water sport
zone in the Town Development Scheme in addition to its existing community
use.

The scheme area is also surrounded by urban villages the Abadi areas of
village Dunda, Tikrapara, Devpuri and Dumartarai. The Krishna Public School,
spread across 3.69 Ha has been functioning almost in the middle of the
scheme area for quite some time now. It is served by the existing Devpuri-
Dunda road. Scattered constructions, both large and small [Totaling 70] exist
across the scheme area. Some of these constructions exist on the proposed
road alignments. The scattered/ isolated constructions existing on the
proposed road alignments have been identified and have either been
dismantled or are proposed to be dismantled.

Layouts approved in the recent past but not developed , are scattered and
few. These have been retained and not disturbed.


LAND USE DISTRIBUTION IN TDS-04[KAMAL VIHAR]

Part (A) Total available Scheme Area

1. Total notified scheme area 879.22 Ha.
2. Area under agricultural land use (-) 110.50 Ha.
3. Area under existing 'Abadi' [Abadi' (-) 111.36 Ha.
areas excluded from the scheme area]
4. Area under commercial 'Mandi' excluded (-) 9.52 Ha.
From the scheme
Total available scheme Area 647.84 Ha.

Part (B) TDS-4 level Area Statement

1. Total available scheme area 647.84 Ha.
2. Area under Recreational land use
(a) Regional park i/c Boriya Lake (-) 95.23 Ha.
(b) City park (-) 30.93 Ha.

3. Area under existing water bodies (-) 1.08 Ha.
4. Area under Cremation ground / graveyard (-) 3.27 Ha.
5. Area under Roads.
(a) R.D.P. level roads. (-) 54.12 Ha.
(b) T.D.S. level roads (-) 19.92 Ha.
6. Area under commercial (TDS level)
(a)Central Business District[ C.B.D.] (-) 8.02 Ha.
(b) Commercial strips (-) 1.79 Ha.
7. Areas under approved layout/ Existing Construction. (-) 38.04 Ha.
8. Area provided for E W S (-) 32.19 Ha.
9. Area Available for Residential sectors 363.24 Ha.
(Net available planning area)


Part (C) Land use analysis for net available planning area
1. Net available planning area (B9) 363.24 Ha. 100.00 %
2. Area under reconstituted
Residential /PSP/Composite plots 213.94 Ha. 58.90 %
3. Area under reconstituted
Commercial [Local Shopping Centers] 6.26 Ha. 1.72 %
4. Area under education:
Nursery, Primary High school 6.26 Ha. 1.72 %
5. Area under Health:
Health Centre (Dispensary, Nursing Home 2.23 Ha. 0.61 %
6. Area under public utilities and amenities
(Bus Stand/ fire station, electric sub-station etc.] 2.49 Ha. 0.68 %
7. Area under Internal Roads [Sector level roads] 95.03 Ha. 26.16 %
8. Area under gardens and play fields 37.03 Ha. 10.19 %
Total C2 to C8 363.24 Ha. 100.00 %
9. Area under EWS plots 32.19 Ha. 15.05%
[Of C2]
Part [D] Land use statement of TDS-4
I. TOTAL SCHEME AREA 647.84 Ha.
(i) Less approved Layout & Existing Construction (-) 38.04 Ha.
609.80 Ha.
(ii) Area under Roads 169.07 Ha.
(iii) Community open spaces
i/c Regional and city parks/utility 170.03 Ha.
(vi) Area provided for E.W.S. 32.19 Ha.
(v) Area provided for Commercial use 16.06 Ha.
(vi) Area provided for reconstituted PSP use 24.81 Ha.
(vii) Area provided for Composite Land use 8.38 Ha.
(viii) Area provided for reconstituted plotted
(Residential) development 189.25 Ha.
609.80 Ha.


6. PLANNING AND MANAGEMENT OF TDS-04 [KAMAL VIHAR]

Town Development Scheme -04 [Kamal Vihar] is a town development scheme
as described in Chhattisgarh Nagar Tatha Gram Nivesh Adhiniyam, 1973. All
development works proposed are in accordance with the Raipur
Development Plan 2021 [Punarvilokit], Chhattisgarh Bhumi Vikas Niyam 1984
and National Building Code of India 2005. Once the infrastructure is laid down
and made fully operational, the project shall be consigned to Raipur Municipal
Corporation, for further management.
The scheme is being implemented in accordance with the reconstitution of
land method as prescribed in section-50 of the Chhattisgarh Nagar Tatha
Gram Nivesh Adhiniyam 1973.

The process, as laid down in the said act involves following proposals:

a. Define and demarcate the areas allotted to / reserved for public purpose.
b. Demarcate the reconstituted plots.*
c. Evaluate the value of original and reconstituted plots.
d. Determine whether the areas reserved for public purpose are wholly or
partially beneficial to the residents within the area of the scheme.
e. Estimate and apportion the compensation to or contribution from the
beneficiaries of the scheme on account of the reconstitution of the plot
and reservation of portions for public purpose.
f. Evaluate the increment in value of each reconstituted plot and assess the
development contribution leviable on the plot holder:
Provided that the contribution shall not exceed half the accrued increment
in value.
g. Evaluate the reduction in value of any reconstituted plot and assess the
compensation payable thereafter.



* The land owners in the scheme area are allotted a developed plot in the
scheme in the lieu of their original land. The area of plot allotted to individual
land owners is a certain percentage of the original land. Following land
allotment formula has been followed in the Town Development Scheme -04
[Kamal Vihar]:

ORIGINAL PLOT AREA ALLOTTED PLOT AREA
90 120 52.50 SQM.
120-150 60.00 SQM.
150-200 71.875 SQM.
200-240 86.25 SQM.
240-270 96.875 SQM.
270-290 102.50 SQM.
290 and above 35% of original plot area

Land holders with area of their land below 90 sqm have not been allotted a
developed plot, instead they have been proposed for payment of
appropriate compensation through land acquisition.

The minimum size of a developed plot proposed in the scheme is 52.50 sqm,
which in turn means that the maximum percentage of developed plot
returned to a scheme beneficiary is 58.33%. [For an original undeveloped land
area of 90 sqm.]
The minimum percentage of developed plot returned to a scheme beneficiary
is 35 %. All scheme beneficiaries holding an original undeveloped land area of
290 sqm or more have been allotted either a single or multiple plots, in
accordance with their specific request according to this ratio.

Scheme beneficiaries holding land in residential land use areas have been
allotted a residential plot[s], while those holding land in the PSP land use areas,
or the composite land use areas have been allotted a PSP or a composite land
use plot[s], respectively.



While allotting plots it has been ensured that the allotted plot[s] to any
beneficiary lies in the village where the original land was held. Care has also
been taken to keep the allotted plot within a distance of 250 m from the
original land. Beneficiaries having land on existing major roads have been
allotted plots on the road on which the original land was held. Beneficiaries
holding land in a recreational land use area have been allotted a residential
plot in accordance with the allotment slab detailed in Chapter 5. However in
this category, the restriction of allotting final plot in the same village and
keeping this allotment within 250 m from the original land has not necessarily
been adhered to.

Community Open areas and amenities in each sector have been provided in
accordance with Chhattisgarh Bhumi Vikas Niyam, 1984/ National Building
Code, 2005 and these have been well spread out. Existing cremation
grounds/grave yards have been retained but with an increase in the existing
area.

Road widths in the sectors have been provided in accordance with the
guidelines stipulated in the Chhattisgarh Bhumi Vikas Niyam, 1984.

The existing Guidelines do not stipulate any land reservation for the
economically weaker sections in Town Development Schemes. However 15%
area of developed plots in each sector has been allotted for this purpose.

Adequate land reservations, based on detailed engineering designs have
been made for the water, sewerage, electrical and IT infrastructure.

Water demand of 32 MLD [ultimate demand] for the scheme shall be met
through the Bhatagaon WTP, while the total connected electrical load of 76
MVA shall be met through the Doma substation. The existing electrical


infrastructure in the scheme area feeds the Abadi areas in the vicinity of the
scheme. This shall be retained by rerouted and laying underground cables.

RDA has retained approximately 10% of land, so as to sell the same and
recover the cost of proposed infrastructure development.



7. VISION AND CONCEPT FOR TDS-04 [KAMAL VIHAR]

The Town Development Scheme-04 [Kamal Vihar] has been planned as a
modern urban township to cater to the future growth of Raipur. The guiding
vision in planning the scheme is to provide a decent, healthy and a socio-
culturally improved and vibrant quality of urban life. The stress has been on
creating a state-of-the-art urban infrastructure for the future needs of its
population.

The scheme is envisaged to be:
Set in its natural surroundings thus conserving its existing landscape.
Lively and vibrant in character with shopping malls, multiplexes, food
courts, restaurants and other intensive urban activities and recreational
areas.
A visually pleasing cityscape in tune with the aesthetic principles of
urban design and landscaping.
Equipped with state of the art physical, social and economic
infrastructure, providing the scheme with high degree of urban
convenience and cleanliness and thus with providing an investor friendly
environment.
An environmentally conscious urban zone caring for a sustainable living.



8. TOPOGRAPHY, GEOLOGY AND SEISMICITY

TOPOGRAPHY

The general topography of the scheme area is a gently sloping land with
contours that have high points in village Tikrapara and Devpuri and low areas
around the Boriya reservoir and the scheme boundry at the south. The area is
well drained and not very long ago was used for agricultural purposes.

GEOLOGY

The outcrops in the study area belong to the Chhattisgarh Supergroup, which is
upper proterozoic in age. The geological succession is as follows:
- Sandstone/ Shale and Chandi Limestone belonging to Raipur group.
- Karstification in stromatolithic.
- Limestone is prominent.

SEISMICITY

The project site is located in central India that falls in seismic zone II [IS 1893,
Part I, 2002] and therefore has a very low risk of any damage due to seismic
activity. No reports of any significant earthquake is available, although the
area has experienced a few occasional minor tremors that may be associated
with earth quakes originating in the Great Himalayan Boundary Fault Zone.
However possibilities of earthquakes of slight intensity due to local crust
movements/adjustments cannot be ruled out.

SOIL

The upper 2.5m-3.5m of the crust is mostly black cotton soil/sandy clay with an
underlying layer of yellow shale with gravel, light reddish clay with gravel and
clay with lime kankar, extending to about 3.0-3.5m. Beyond this depth of
approximately 5.0m- 7.0m rock was encountered which extended unto 15m
depth. Investigations beyond this depth were not carried out. Soil samples
were Alkaline with a pH range of 6.7 to 7.3 and high organic content.


WATER BODIES

All existing water bodies in the scheme area have not only been retained but
are also proposed to be conserved at an appropriate ecological level. All
waste water is proposed to be treated and the effluent water is proposed to
be used to maintain the ponds at an appropriate ecological level. Effective
pond management system shall help in ground water recharging.

WATER SUPPLY

Provision of safe, adequate water is a basic necessity for the healthy living of a
community. On the basis of the total water, identification of the water source
and storage reservoirs have been estimated. The total water demand for the
scheme shall be met through the Municipal water-works at Bhatagaon.

Presently, the area is rural with ponds, small reservoirs and canals. It is also
dotted with small to very large water tanks, which are used by the villagers for
ablutions, drinking, domestic purpose and for irrigation.

WATER QUALITY

All water flowing in the ponds in the scheme area shall be treated to meet
standards for inland surface waters in accordance with norms laid down by
CPCB.

ELECTRICAL SUPPLY

The entire 76 MVA electrical demand shall be met through the 220 kVA
substation at village Doma.

CLIMATE AND METEOROLOGY

The climate of the area is moderate and tropical, characterized by a hot
summer from March to mid June, a humid monsoon or rainy season stretching
from mid June to September, a short pleasant post monsoon during October


and November, and a cool winter spanning between December to February.
Therefore, climatologically, four seasons viz. summer (pre-monsoon), monsoon,
post-monsoon and winter could be deciphered comprising the following
months.

Summer : March, April, May, max. 48 deg. C
Monsoon : June, July, August, September
Post-monsoon : October, November
Winter : December, January, February, Min. 7 deg. C

RAINFALL

The average annual rainfall in the area is around 1170mm. Rains are
predominant during July and August with the monsoon beginning in mid June
and extending to September.



9. STATUTORY APPROVALS

The Final Town development Scheme was approved by the Department of
Town and Country Planning, Raipur, vide its Memo No.4383 dated
02.07.2010

Environmental Clearance was obtained from the State Level Environment
Impact Assessment Authority, Chhattissgarh vide its letter No. 648/SEAC-
CG/EC/Housing/RYP/10, dated 25.01.2011.

Revised Final Town Development Scheme [R1] was approved by the
Government of Chhattisgarh on 24.11.2011vide its Memo no 6599.

REVISED FINAL LAYOUT PLAN [R1]
A Revised Final Layout plan was prepared by the Raipur Development
Authority, Raipur and submitted to The Director, Town and Country
Planning, Chhattisgarh, for approval.

Revision in the Final [approved] layout was necessitated due to:

1. The directive from the State Government to incorporate one higher slab
plot size to all applicable scheme beneficiaries who consented for such an
option.
2. The Raipur Development Authority had made an application for
changes in land use in parts of the scheme area as under
[a] Residential to Recreational and
[b] An equivalent area from Recreational to Residential



This request was turned down by the GoC, and therefore a need to
change the scheme Layout plan.

Changes made in the approved final layout plan to prepare the Revised
final layout plan [R1]

[1] Each sector was planned to accommodate one upper slab plot to
applicable land holders who opted for the same.
[2] Each Sector was planned to accommodate all applications received
and verified in cases of Sub- Division [Batankan] of original Land,
where such Sub- division was made before The Draft Notifications for
the Town Development Scheme.
[3] Applications of land holder wanting their final plots to be allotted
adjacent to each other were accommodated wherever feasible.
[4] Applications of land holders requesting to rectify the area of their
original land [and consequently area of Final plot] was verified and
incorporated in the revised final layout.
[5] Applications of land holders desiring a different plot size than was
allotted to them were verified and incorporated in the revised final
layout wherever feasible. [Keeping the final total plot area same as
applicable].
[6] Applications received and verified for corrections in name were
incorporated in allotment forms.
[7] Land use: The land use change from recreational to residential and
residential to recreational requested by RDA was not accepted by the
GoC. Sector-1 was therefore revised with its location in the Revised
Final Plan in accordance with the residential land use area as per
Raipur Development Plan 2021 [Punarvilokit].
Location of City Park (recreational) was retained as provided in the
Raipur Development Plan 2021 (Punarvilokit).


[8] Scheme Boundary/ Alignment of Ring Road-4: The Scheme Boundary
and the alignment of Ring road-4 was carried out by the officials of
the Revenue Department. The Final Revised Layout Plan [R1] was
drawn in accordance with this demarcation at site.

Changes made in the approved Revised final layout plan [R1] to prepare
the Revised final layout plan [R2]

[1] A 45 m wide TDS road has been introduced to avoid the dismantling
of large number of existing construction if MR 21 were to be
constructed as provided for in the Master Plan. This means that for a
large part of the scheme area, RDA is constructing the MR 21.
However where its alignment falls over densely constructed
areas, this road is not being constructed and instead, a new TDS
road has been provided so as to achieve the required
connectivity.
[2] Areas reserved for sector level infrastructure development have been
relocated and reorganized in some parts, ensuring better connectivity
and efficiency of services.
[3] Changes due to change in area of water bodies as per survey have
been incorporated. Revenue land records provide for a smaller water
body. However the water body presents at site is larger and therefore
it is being retained in this revised layout as it exists.
[4] Changes in layout due to re-alignment of sector level roads in some
parts have been incorporated in revised final layout [R2].
[5] Applications of land holders desiring a different plot size than was
allotted to them were verified and incorporated in the revised final
layout [R2] wherever feasible. [Keeping the final total plot area same
as applicable].
[6] Applications received and verified for corrections in name were
incorporated in allotment forms.


[7] Scheme Boundary/ Alignment of Ring Road-4: The Scheme Boundary
and the alignment of Ring road-4 was carried out by the officials of
the Revenue Department. The Final Revised Layout Plan [R2] has been
drawn in accordance with this demarcation at site.

10. INFRASTRUCTURE FACILITIES IN TDS-4:

All roads in the scheme are proposed as flexible pavements, and have
been designed in accordance with the various provisions of the relevant
IRC codes and guidelines.
ROADS: SCHEME LEVEL:

TYPE LENGTH PAVEMENT FACILITIES
75 M
(Ring road 4
& bypass
road)
4146 M
(3346 + 800)
4 Lane, main carriage
way [2 lanes for each
direction] + 2 lane
service roads on each
side.
Street lighting, utility
corridor and ducts,
u/g drains, median,
green verges, and
footpaths cum
cycle tracks.
45 M 1675 M 4 Lane, main carriage
way [2 lanes for each
direction].
corridor and ducts,
u/g drains, median,
green verges, and
footpaths cum
cycle tracks.
way [2 lane for each
direction]
corridor, u/g drains,
median, green
verges, and
footpaths cum
cycle tracks.
way [1 lane for each
direction]
median, green
verges, and
footpaths cum
cycle tracks.
18 M 4515 M 2 Lane divided
carriage way.

median, green
verges, and
footpaths cum
cycle tracks.


ROADS: SECTOR LEVEL

TYPE LENGTH PAVEMENT FACILITIES
18M 16290 M 2 Lane main carriage
way.

median, green
verges, and
footpaths cum
cycle tracks.
12M 34980 M 2 Lane main carriage
way.
corridor, green
verge, u/g drains.
9M 14820 M Single Lane main
carriage way.

corridor, u/g drains.
7.5M 9960 M Single Lane main
carriage way.

corridor, u/g drains.

STORM DRAINS:

An efficient underground storm sewer network consisting of RCC hume pipes,
cc brick manholes, precast kerb inlet and kerb inlet chambers along all roads
has been proposed.
The design for the drainage network has been done in accordance with the
CPHEEO manual and IRC SP50, Guidelines on Urban Drainage.

WATER SUPPLY:

The Total water demand has been assessed at 32 MLD, which shall be met
through the Bhatagaon WTP. A dedicated DI pumping main from the WTP to
the zonal reservoirs [Five numbers]is proposed to be laid.
A hydro-pneumatic water supply system for 24 x 7 supply has been proposed.
The distribution network shall consist of u/g DI pipes.
Water supply provision has been made as under:
For plots upto 200 sqm in area : 135 liter/ person/ day.
For plots above 200 sqm in area : 150 liter/ person/ day.


SEWERAGE NETWORK AND TREATMENT:

The designs have done in accordance with the recommendations of the
CPHEEO Manual on Wastewater Treatment. The network proposed consists of
SN 8, PE 100 HDPE pipes for sanitary sewers upto 250 mm dia., beyond which
the sewers proposed are RCC NP3 hume pipes. Manholes proposed consist of
CC brick masonry/ precast manholes.
The decentralized system has been proposed, using the recently approved
FBAAS technology.
A total of 28.8 MLD sewage is proposed to be treated through seven STPs
located strategically across the scheme area..

Treated effluent water [Treated sewerage water, TSE] is proposed to be
recycled and used for maintaining the existing water bodies in the scheme
area, meet the irrigation requirements of proposed gardens and green verges
on roads and to meet the fire demand of the scheme area. TSE network
consists of u/g SN 8, PE 100 HDPE pipes.

ELECTRICITY

The total power demand of 76 MVA is proposed to be met through the Doma
Substation. A 132 KV transmission line from Doma to Kamal Vihar has been
proposed. The infrastructure proposed consists of a 132/33 KV substation, a
33/11 KV substation and HT/ LT buried cables laid to complete the system upto
individual plots.
The power requirement has been assessed as under:
Residential : 50w per sqm
Commercial/PSP : 100 w per sqm.



TELECOMMUNICATION INFRASTRUCTURE
IT conduits have been laid in accordance with IS 14930(Part 2)-Conduit System
for electrical and communication installation. Two separate conduits have
been laid for two service provider to lay their IT cables through conduits on a
later stage. Five exchanges have been identified by BSNL and Airtel within
scheme area. Chambers have been provided at every 20-30m interval for
maintenance and to provide service house connection. The IT Conduit
network been laid is so designed to provide option of two service provider to
every plot owner.



11. FINANCIAL MODEL

The entire cost of infrastructure development works, both scheme level as well
as sector level, is proposed to be recovered through disposal of land available
with RDA in the scheme [infrastructure land pool], since the scheme
beneficiaries have been exempted from paying any development cost.

SECTOR WISE LIST OF LANDPOOL FOR INFRASTRUCTURE DEVELOPMENT
SECT. RESIDENTIAL[IN
SQM]
RECONSTITUTED
COMMERCIAL [IN
SQM]
RECONSTITUTED
PSP [IN SQM]
COMPOSITE
[IN SQM]
EDUCATION
[IN SQM]
HEALTH
[IN SQM]
SECTOR
LEVEL
SCHEME
LEVEL
SECTOR
LEVEL
SCHEME
LEVEL
1
50195.61 5767.64 14736.25 3349.50
2
16516.91 6905.05 917.67 1029.48
3
- - - -
4
24931.47 4317.42 6574.80 1083.25
5
13742.65 2640.00 927.49 1149.38
6
18240.87 3600.00 7955.78 916.92
7A
6189.38 912.60 799.80 460.20
7A
80200.00
8A
19571.35 4140.00 5195.50 2678.88
8B
3462.10 - - -
9
- - 13568.10 63638.63 - -
10
23621.04 3293.60 2984.25 1737.35
11A
21164.40 14308.98 7864.20 5095.49
11B
13455.15 2127.17 0.00 1080.00
12
27664.42 5600.52 9442.65 8192.50 1831.04
13
21569.26 6120.00 8421.87 5282.35 1920.72
14A
8102.60 830.98 - -
14B
3365.65 - - -
15A
- - 5146.77 - -
15B
- - 13184.97 - -
15C
- - 8516.43 - -
TOTAL
271792.86 60563.96 98064.52 13568.10 63638.63 26848.17 61430.59 22332.21
SQM SQM SQM SQM SQM SQM SQM SQM



SUMMARY INFRASTRUCTURE DEVELOPMENT LAND POOL

(a) Residential 271792.86 sqm.

(b) Commercial (a) Scheme level 98064.52 sqm.
(b) Sector level 60563.96 sqm.

(c) Composite 26848.17 sqm.

(d) PSP (a) Scheme level [sector 9] 63638.63 sqm.
(b) Sector level [sector 9] 13568.10 sqm.
(c) Education 61430.59 sqm.
(d) Health 22332.21 sqm.

TOTAL 618239.04 sqm

LAND USE AND CORRECTIVE FACTORS

RDA proposes to make following corrective modifications on the base land
rate in keeping with its land use and the market values of land of different land
use in the vicinity of the scheme area. The base land rate shall be the rate of
residential plots. The rates derived here are general average rates and the
same may vary based on the location of different plots in the various sectors as
well as the sector itself.

Type of land corrective factor

(a) Residential [Base Rate ] 1.00

(b) Commercial : Scheme level - 1.75
: Sector level - 1.50

(c) Composite 2.40

(d) PSP : Scheme level 1.20
: Sector Level 1.40
(e) Educational 0.50

(f) Health 1.00



EQUIVALENT LAND POOL AREA BASED ON RESIDENTIAL LAND

Land type land area x eq. factor equivalent area

(a) Residential - 271792.86 x 1.00 271792.86

(b) Commercial - Scheme level 98064.52 x 1.75 171612.91
- Sector level - 60563.96 x 1.50 90845.94

(c) Composite - 26848.17 x 2.40 64435.61

(d) PSP : Scheme level 63638.63 x 1.20 76366.35
Sector level 13568.10 x 1.40 18995.34
(e) Educational - 61430.59 x 0.50 30715.29

(f) Health - 22332.21 x 1.00 22332.21 .

Total equivalent land area 747096.51 sqm.

COST OF SCHEME

S.NO.

ESTIMATED
COST [RS. IN
CRORES] P A R T I C U L A R S

1 COMPENSATION FOR EXISTING STRUCTURE 10.00

2 DEVELOPMENT COST 706.66

3 SUPERVISION CHARGES @ 10% OF DEVELOPMENT COST 70.67

4 CONSULTANCY, LEGAL EXPENCES ETC. 14.13

5 INTEREST DURING AVAILMENT PERIOD @ 10% 121.47

T O T A L : 922.93



SR.
NO.
HEAD WISE DETAILS OF DEVELOPMENT COST
TOTAL [Rs. In
CRORES]
1 DEVELOPMENT WORKS, SCHEME & SECTOR LEVEL (L & T) 470.19
2 RING ROAD 27.01
3 EXTERNAL H.T LINE [U/G CABELING] AND SUB STATIONS 20.00
4 ADDITIONAL ROADS 15.00
4 CANAL REROUTING THROUGH U/G RCC PIPES 5.00
5 PUMPING MAIN BHATAGAON 7.00
6 STP 30 MLD 37.00
7 HORTICULTURE 10.00
8 CONDUIT FOR IT CABLE 25.00
9 PMC 9.00
10 UNDERGROUND DRAINAGE 7.00
11
RE-ROUTING OF EXISTING OVERHEAD ELECTRICAL LINES
(UNDERGROUND CABLES) 25.00
12 OPERATIONAL & MAINTENANCE COST 15.81

TOTAL 673.01

ADD MISC. ADDITIONAL WORKS @5% 33.65

GRAND TOTAL 706.66



ESTIMATED BASE LAND RATE

= Total cost of development
Equivalent area of land pool

= Rs. 922.93 x 10000000
747096.51 sqm.

= Rs. 12,353.56 per sqm. [Rs. 1147.68/-, say Rs. 1150/- per sft]

ESTIMATED LAND RATES

Land type Base rate x Eq. factor Land Rate
[Rs. In Sqm]. [Rs. In Sft.]

Residential - 12,353.56 x 1.00 12353.56 1147.68

Commercial - Scheme level 12,353.56 x 1.75 21,618.73 2008.44

- Sector level - 12,353.56 x 1.50 18530.34 1721.52

Composite 12,353.56 x 2.40 29,648.54 2754.44

PSP : Scheme level 12,353.56 x 1.20 14824.27 1377.22

Sector level 12,353.56 x 1.40 17,294.98 1606.76
Educational - 12,353.56 x 0.50 6176.78 573.84

Health - 12,353.56 x 1.00 12,353.56 1147.68



MECHANISM FOR RATE FIXATION AND DISPOSAL OF LAND WITHIN
THE PROJECT AREA.

The rates as derived above are the mean average rates over the disposal
lifecycle of the project and therefore shall require modifications and
adjustments from time to time.
The Authority has not received any grant from any source for the execution of
the infrastructure development works. It is therefore, important to achieve the
above mean average rates so that the entire cost of the scheme may be duly
recovered from disposal of land pool retained by the Authority. The Authority
shall need to work out a model for land disposal so as to meet its entire
financial commitments, including repayment of borrowings. The disposal rates
shall also meet the sentiments of the market, in order to make the disposal itself
viable. The Chief Executive Officer, Raipur Development Authority, shall
therefore constitute a committee under his chairmanship for this purpose. This
committee shall consist of the following members:

1. Joint Director, Town and Country Planning, Raipur.
2. The Addl. Chief Executive Officer, RDA
3. The Chief Engineer/Superintending Engineer/Technical Consultant, RDA
4. An officer, not below the rank of a Dy. Collector, to be nominated by
the Collector, Raipur.
5. Assistant Engineer [Planning], RDA
6. The Finance Officer/Accounts Officer of the Authority
7. Revenue Officer of the Authority/Tahsildar, Raipur,
8. Consultant, TDS-4 [Kamal Vihar]
9. Consultant for Financial Monitoring of the Project.
10. Expert - Marketing / Expert Finance, Project Support Consultant.

The Land rate fixation committee, constituted as above shall meet
periodically, as approved by the CEO, RDA and shall make its


recommendations regarding the land disposal rates, i.e. the upset prices for a
defined period of time. The decision of the committee shall be based on sound
marketing and finance policy in order to ach
ieve the best possible rates during land disposal phases so that the Authority is
able to fully recover the entire cost of the scheme from disposal of lands it has
held for the purpose. In this regard the Committee shall be fully empowered to
adopt any existing policy/rule prevalent in Naya Raipur Development Authority
or The Chhattisgarh Housing Board or any other State in order to optimize the
financial returns from the scheme.

TDS-04 Report (1) .20.01.2013

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TOWN DEVELOPMENT SCHEME 04 [KAMAL VIHAR] PROJECT REPORT

RAIPUR DEVELOPMENT AUTHORITY, BUILDKRAFFT, ENGINEERING & ARCHITECTURE

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