For Redevelopment of Salem Chatram Into Wellness Centre

Detailed Project Report for Redevelopment of Salem Chatram into Wellness centre for Salem
Municipal Corporation.
For
Redevelopment of Salem Chatram into Wellness centre
SUBMITTED BY:
Salem Municipal Corporation

INTRODUCTION:
Salem is a city in Salem district in the state of Tamil Nadu. It is located about 160
kilometers northeast of Coimbatore, 186-kilometers southeast of Bangalore and about 340-
kilometers southwest of the state capital, Chennai. Salem is the sixth largest city in Tamil Nadu by
population and covers 91.34 km. Salem's traditional shopping areas are in the Town area, with
major retailers in Bazaar Street, Car Street, First Agraharam and ChinnaKadai Street. Shevapet and
the Fort area are noted for hardware and furniture, and Leigh Bazaar in Shevapet is the main
wholesale market. Reliance Shopping Mall, the city's largest shopping complex is situated near Five
Roads. Kurumbapatti Zoological Park and Anna Park are government-run parks. ParavasaUlagam
and Dream Land are amusement parks in the city. Mookaneri (Kannankurichi) and
Kumaragiri(Ammapet) Lakes within the city limits is a popular tourist place and bird watching
destination.
OBJECTIVE OF THE STUDY
The objectives of the assignment are to prepare a detailed Project Report (DRP) and bid
documents for the following after considering the technical, financial, environmental and social
aspects.
i) Redevelopment of Salem Chatram into a Wellness centre consisting of Yoga, Gymnasium

etc.
1.2 SCOPE OF WORK
The scope of work covers but not limited to the following:
a) Examination of the present situation with respect to demand and supply for wellness centre
b) Determination of extent of facility required for the wellness centre proposed based on
existing requirement and potential growth rate.
c) Examination of the suitability of wellness centre considering the technical, financial, social
and environmental aspect and suggest modification/ improvements if required.
d) Carry out economic analysis and justify the investment proposal.
e) Preparing detailed designs, drawing, Bill of quantities and bid documents for the justified
investment proposal.

1.2.1 TASKS UNDERTAKEN
1. Prepare an overview after a survey of existing Wellness in Salem and assess the type and
nature of the activity, season-wise, informal activities, turnover details during season periods.
2. Discuss with potential user groups and arrive at the potential space for the proposed shops and
integrate other ongoing developmental projects in the vicinity:
3. Based on above inputs and from Salem Corporation, determine the willingness of the potential
users to shift to the shopping complex informing proposed facilities and shall be based on a
systematic questionnaire survey in consultation with the Corporation.
4. Examined the suitability of sites proposed by the Corporation with respect to Technical (land,
traffic, Development control norms), Financial, Social (acceptability to users and neighbors) and
Environmental aspects. Suggest improvement/notifications as required to make the sites suitable
for construction of the facilities.
5. Conducted project site survey which would including verification of site details submitted by
the Corporation. The consultant also conducted topographic surveys, levelsurvey and geotechnical
surveys including borehole tests to arrive at design parameters for the safe bearing capacity.
6. Undertook a study to identify the requirements of overall accessibility including approach

roads about the proposed layout, space requirements for additional shops and other support
infrastructure facilities. The entrance and exit facilities for the vehicles with reference to the nearby
main roads was suitably planned and provided.
7. Identified the environmental profile of the proposed area, using analysis of land use pattern,
feasibility of provision of public utility services such as telephones, transport etc., and of
Corporation services like water supply, lighting, waste disposal, stormwater drains, drainage, toilets
and analysis of vehicles exit & entry loading & unloading and providing suitable recommendations.
8. Conducted traffic surveys for a week (including weekend days) and arrived at an entry and exit
plans, others as required.
9. Parking facility: The consultants examined adequate Parking facilities for all category of
vehicles based on the demand and survey.
11. Examined the internal roads, stormwater drains and RWH requirements as per norms and
provide the plans for the same.
12. suggested sign boards, Fire Alarm, service lifts, Solar, LED lighting, Lightning systems,
Telecommunication and electrical systems have also been provided, as required in the Open theater
cum Exhibition Centre, Auditorium, and Multi-level Shopping Complex.
13. The consultants also took a study to provide a plan for securing the OSR area and also
landscaping plan wherever possible.

14. Suggest endways and means for generating alternative revenues such as pay and use toilets and
parking lot.
15. Preparation of plan, elevation and cross sections for three alternatives highlighting salient
features of each of the three alternatives for additional shops, their rough cost estimates, their
merits, and demerits. The layout plans should adhere to all building, land use regulations stipulated
by the Corporation or other Statutory Boards/Agencies and should comply with the provisions of
relevant Acts as well as codes and standards of various authorities as they affect the project. The
dimensions of the shop's outlay and the no of shops that could be proposed in the facility should be
acceptable to Corporation. Alternative specifications with various options of construction materials
for use in flooring, cladding, joinery (doors, windows, ventilators, and facia), plumbing, sanitary
and electrical fixtures and their costs shall be provided. Recommendation favouring the use of any
specific material shall be made giving the merits and demerits of alternatives.
16. Based on the technical committee’s approved design an acceptable layout of the shops and
establishments in the proposed facility, with due emphasis on aesthetics and the environment, needs
to be prepared.
17. Preparation of Detailed Project Report incorporating all technical, financial, environmental and
social issues involved in the implementation of the proposed scheme; Separate Environment and
Social Assessment Report (ESF) should be prepared by the consultant as per the provisions of ESF
developed by TNUIFSL. Based on the Assessment, if necessary, prepare Environmental
Management Plans or Resettlement Action Plans.
18. Environmental Management Plan is to be submitted for various stages of project

implementation including pre-construction stage/demolition of existing structures to facilitate
inclusion in the bid document and the items for EMP shall be provided in BOQ and cost estimate.
19. Preparation of detailed architectural drawings, engineering drawing, working drawings,

designs and specifications for all structures that are proposed for the entire project with cost
estimates as per latest schedule of rates. The drawings shall be good for construction and shall
consist of structural and architectural drawings (plan, elevation and cross sections), plumbing in
isometric drawing, sanitary and electrical layout drawings.
20. Based on the above technical options indicate the rentals chargeable (applicable rentals of the
area & considering the facility proposed) and carried out the techno-economic feasibility of the
project alternatives including Financial feasibility. The financial model consisted projections for
over a 20-year period, indicate estimates towards Operation & maintenance costs, replacement
costs, provision for sinking fund, debt servicing. Assumptions are to be justified with relevant
illustrations that could be implemented.
21. The consultant carried out a Questionnaire survey of a sample of not less than 50, consisting of
shop owners and traders to address the above issues, covering each one of the proposed trading or
activity.

22. Prepared operation and maintenance plan and suggest appropriate organisational structure with
a financing plan to manage the proposed facilities.
23. Prepared calendar of construction activities/activity schedules, project budget with monthly
targets and PERT charts and bid documents as required by Corporation.
24. The consultants shall prepare a 2D and 3D images and videos for the finalised concepts, as part
of the report. The component wise concepts shall also be provided.
25. A detailed plan with all the concepts in 2D and 3D images and 3D Videos was also provided.
The 2D and 3D images shall not be Google imageries and it shall be based on the finalized
proposal.
27. The possibility of PPP was also explored by doing necessary VFM analysis.
28. detailed tender documents (TT Act and World Bank format) comprising general conditions,
special conditions, technical specifications, bill of quantities, drawings etc. including finalization of
pre/post qualification criteria.
30. DTCP approval would be obtained by the corporation and the consultant will assist by
providing necessary documents and changes if any suggested by DTCP shall be incorporated by the
consultants. The corporation, however, has to proof check the final drawings/designs before
initiating the tenders, as required.

2. SALEM- A BRIEF PROFILE
2.1 PROJECT BRIEF:
Salem is the headquarters of Salem District. The city lies at the base of Yercaud hills, a famous
tourist destination. Salem is a major textile center and also a part of Kongu Nadu region. The city is
surrounded by a natural Amphitheatre of hills formed by the Nagaramalai to the north, the
Jeragamalai to the south, the Kanjanamalai to the west and Godulmalai to the east. Salem boasts
large textiles, automotive, poultry, and sago industries. Salem has one of the largest magnesite
deposits in India. Salem Smart City Limited has intended to
i) Redevelop Salem New Bus-stand into a contemporary structure.
ii) Redevelop without demolishing the existing ground floor, an addition floor is proposed to be
constructed.
2.2 LOCATION
Salem New Bus Stand (latitude 11º39' N and longitude 78º8' E) located in the heart of
Salem City. It has played a major role in development of Salem to where it is today. It has heritage
value attached to it. It was constructed 100s of years ago by king of Mysore.

2.3 HISTORY OF THE TOWN
The name Salem appears to have been derived from Sela or Shalya or Sayilam which are
found in inscriptions referring to the country around the hills. Local folklore has it that the region
around Salem was the birthplace of the Tamil poetess Avvaiyar Inscriptions from the Ganga
dynasty have been recovered from parts of the district. The city lies in the region that was once part
of Kongu Nadu. Its local status increased to the status of a municipality as early as 1866. More than
a century, it continues to be a municipality, steadily increasing its status among municipalities, by
its population, size, and economic activities. Salem is an interior city located centrally between the
state headquarters of the southern states of India. The city is well connected by bus routes and
railway lines. The introduction of the modern transport system facilitated the expansion of trade and
commercial activity in the city, the area of the city has doubled by 1941 itself. During the recent
years, several villages in the fringe areas have become urbanized and the total area of urban
agglomeration of Salem is now around 88 square kilometers.
PHYSICAL LOCATION: The city is located at 11.39⸰ of northern latitude, and 78.9⸰ of eastern
longitude. It has an average elevation of 278 meters (912 ft). Salem is surrounded by hills and the
landscape is dotted with hillocks. The Shervaroys and the Nagaramalai on the north, the
Jerugumalai on the south and the Kanjamalai, on the west and the Godumalai finally on the east.
2.4 CONNECTIVITY
Salem is well connected by roads. There are six arterial roads in Salem which are listed:
Omalur Road, Cherry Road, Saradha College Road, Junction Main Road, Gugai Main Road and
Attur Road. Three National Highways originate in or pass through Salem which is: NH 7 (Varanasi
– Kanyakumari), NH 47 (Salem – Kanyakumari via Coimbatore, Kochi & Kollam) & NH 68
(Salem – Ulundurpet). Salem is the headquarters of the Salem division of TNSTC. The city has two
major bus stations: the MGR Integrated Bus Terminus in Meyyanoor and the Town Bus Station -
Old Bus Stand in the town area. Intercity and interstate routes and private buses originate at the
Central Bus Stand, and local buses originate at the Old Bus Stand. The Anna Flyover is the oldest in
the city.
Salem Railway Junction is located in Suramangalam, 5 kilometers west of the city. In 2005,
the Railway Board approved the creation of a Salem railway division from Palakkad and
Tiruchirapalli divisions. It is the fourth-largest of the six Southern Railway zone divisions. It is one
of the major transit points in Southern India. Over 160 trains are passing through Salem junction.
The station has 6 platforms and 8 tracks which connect major cities of Tamil Nadu and India.
Salem Airport is located on the Salem-Bangalore Highway in Kaamalapuram about 15

kilometers from the city. Airports Authority of India (AAI) opened the airport in 1993 for
commercial operations. The other nearest airports are Bangalore, Coimbatore &Trichy.

2.5 CLIMATE
Salem has a tropical savanna climate. January and February are generally pleasant, the hot
summer begins in the month of March, with the year's highest temperatures during April. Pre-
monsoon thunderstorms occur during April and May. The Southwest monsoon season lasts from
June to September. The northeast monsoon occurs from October to December. The average
maximum and minimum temperature of the city is 41,5°C and 30.5°C respectively. The annual
rainfall in the city is a little over 800mm. The rainfall is usually heavy during May, June, October,
and November.
Janu Febr Ma Ap Ma Jun Jul Aug Septe Octo Nove Dece

ary uary rch ril y e y ust mber ber mber mber
Avg. 4.3 6.1 7.8 10 13. 16. 19. 19.1 16.5 11.8 7.2 4.7
Temperatu 1 2 1
re (°C)
Min. 0.7 1.5 2.4 3.8 6.3 9 10. 10.6 8.4 5.4 3 1.2
Temperatu 5
re (°C)
Max. 7.9 10.7 13.2 16. 19. 23. 27. 27.7 24.7 18.2 11.5 8.2
Temperatu 2 9 5 7
re (°C)
Avg. 39.7 43.0 46.0 50. 55. 61. 66. 66.4 61.7 53.2 45.0 40.5
Temperatu 0 6 2 4
re (°F)
Min. 33.3 34.7 36.3 38. 43. 48. 50. 51.1 47.1 41.7 37.4 34.2
Temperatu 8 3 2 9
re (°F)
Max. 46.2 51.3 55.8 61. 67. 74. 81. 81.9 76.5 64.8 52.7 46.8
Temperatu 2 8 3 9
re (°F)
Precipitati 170 124 113 63 51 35 12 18 39 83 154 174

on /
Rainfall
(mm)

2.6 GEOLOGICAL FEATURES
The Salem district exposes a highly dissected Precambrian shield terrain comprising rocks
of diverse origin. Cauvery is the major river draining through a major part of the district. Sarabanga
and Thirumanimuttar are the tributaries of river Cauvery. VasistaNadi and SwethaNadi are the other
two rivers draining in the Attur Valley. The drainage is essentially controlled by lithology and
structure. The different types of geological features are explained below.
Rocks: The neighborhood of Salem has the following genetic rock formations, (1) basic dikes (2)
granite (3) syenite (4) carnotite (5) foliated granitic gneiss (6) amphibolite (7) ultramafic rocks of
the anonthositedunite suite and older metasedimentary and basic metamorphic rocks.
Soil: In Salem and its region, six verities of soil are seen. They are (1) exceptionally or permanently
improved (2) clay regard (3) mixed or loamy regar, (4) sandy regar (5) mixed or loamy red
ferruginous clay and (6) red ferruginous sand or gravel. On the whole, the soil in this region is of a
superior quality.
Mineral Wealth: The neighboring areas of Salem city are rich in mineral wealth. Iron ore, Bauxite,
Chromite, Corundum, Crystalline limestone, Mica, Magnesite, Steatite, Magnetite deposits are
found in large quantities in this district.
Flora and Fauna: Salem and its neighboring regions abound in both flora and fauna. Forest
accounts for nearly 20 percent of the area in the district. On the basis of trees contained in them, the
forest can be divided into seven types namely (1) Sandal type (2) Bamboo type (3) Kungiliam type
(4)'Acha type, (5) the superior deciduous type (6) the scholar type and (7) the interior deciduous
type.
2.7 ECONOMY OF THE TOWN
Salem is a major textile center in Tamil Nadu, with more than 125 spinning mills, weaving
units, and garment units. Until the 1960s, it had less few spinning mills. Private handloom weaving
began to increase in the region after the 1960s and during the 1980s, the textile industry expanded
with major spinning mills and dying units established supporting the industry.
In Salem district, 34,000 hectares of land are devoted to cassava and 650 industrial units are
engaged in tapioca processing. In 1981, the Salem Starch and Sago Manufacturers Service
Industrial Co-operative Society (SAGOSERVE) was established to promote the sago industry and
nearly 80 percent of the national demand for sago and starch is met by SAGOSERVE. The national
average is 19 tons per hectare, and the world average is 10 tons. Salem is One of the highest in the
world in its production which ranges from 23-25.
The Salem Steel Plant, a unit of the Steel Authority of India, produces cold-rolled stainless
steel and a hot-rolled stainless-carbon steel alloy. The plant is being expanded and modernized,
with plans for steel-melting and continuous-casting facilities. The Leigh Bazaar is the region's
largest market for agricultural products

3.1. EXISTING MODE OF BUSINESS AND SHOP DETAILS

Market demand study
We met the members of various trade associations, business groups, corporate houses,
chamber of commerce, CII and had group discussions, one to one interview to understand their
opinion on the interventions recommended by us. Find below the opinion.
More than 80% of them are of the opinion that the Salem Chatram needs improvement and.
The character and purpose of the place would to be restored without compromise. The three
alternate concepts are developed based on the opinion of the target group and the inputs from the
client for the redevelopment of Salem Chatram.
People of Salem have been always looking for rental places close to Salem Chatram, all the
complex are sold out at a premium. Hence there is a great demand for wellness centre at Salem
Chatram.
6.SWOT ANALYSIS
6.1. STRENGTHS
▪ Located in the Central Business District (CBD) of Salem City
▪ Very well-known area, there are numerous shopping complexes around.
▪ Major residential area and is located very close to the project site making it highly
accessible. Also, it is well connected to all major parts of the city by road
▪ There are more than 1 Lakh people who use Salem Chatram on a daily basis, they would
certainly add value to the wellness center.
▪ There is a lot of residential colony going on in the surrounding areas making this an ideal
location for the development of wellness centre
6.2. WEAKNESSES
▪ There is a lot of competition as there are other competing wellness centres such as
Gym etc.
▪ It’s a lower middle-class locality, cost may be an issue

6.3. OPPORTUNITIES
▪ The Wellness centre could attract a lot of youths around.
▪ The proposed wellness centre could be used generate revenue for the Corporation of Salem
▪ This development can be made as the foci to fuel more development in and around the area
thus improving the lifestyle of the people of Salem
6.4. THREATS
▪ With bustling activity already going on in the area, new businesses might face immense
competition
▪ People might be reluctant to visit the place due to the congestion and frequent traffic snarls
CONCEPT DESIGN:
Existing Building:
The existing building at Salem Chatram is aesthetically very unpleasant and has very less
shops what the demand warrants.
New proposed construction:

As a part this DPR, CSAPL has given a new design for redevelopment of Salem Chatram
which is in synchronization with time.
Size of Floor:
Ground floor plan area: (783.30 sq.m)
First floor plan area: (749.50 sq.m)

Floor plans:
Ground floor plan

First floor plan

View-1
View-2

View-3
View-4

PPP Beneficiary Modules:

Why PPPs in infrastructure development Governments worldwide have increasingly turned
to the private sector to provide infrastructure services that were once delivered by the public sector.
Availability of additional resources to meet the increasing needs of investment in infrastructure
services. The Redevelopment of Salem New Bus stand may be brought under PPP to assure the,
Increased efficiency in project delivery and operation Access to advanced technology Sustainable
development in infrastructure facilities and services. PPP will be attractive to Salem Corporation as
an off-budget mechanism for infrastructure development as this arrangement may not require any
immediate cash spending.
As the Corporation owns the Land that could be treated as the investment of the Corporation
and the Private Equity Holder will bring rest of the Investment. The public sector's other main
advantages include the relief from bearing the costs of design and construction, the transfer of
certain risks to the private sector and the promise of better project design, construction
and operation. The private sector considers an optimal whole life cycle costing for the project,
which promises the Corporation better value for money from the project. In contrast, in
conventional procurement, design, construction, maintenance and operations are usually undertaken
by different agencies.
A typical PPP structure (SPV) can be arrived involving contractual arrangements between
the stakeholders including the Corporation, project sponsor, project operator, financiers, suppliers,
contractors, engineers, third parties (such as an escrow agent), and customers. The figure shows a

simplified PPP structure. However, the actual structure of a PPP depends on the type of
partnership.
Note: The box on the right side labeled "expert" represents various participating groups in a
PPP project including engineers (designer), contractor (builder), operator and insurer. Similarly, the
box on the left side labeled "financiers" includes various parties investing in a project comprising
equity and debt financiers which may include domestic and foreign banks and financial institutions,
bi-lateral and multi-lateral donor agencies, development banks, and similar other agencies. The box
labeled "escrow agent" represents normally a financial institution that is appointed by the project
company and the lenders for managing an account called escrow account.
The escrow account is set up to hold funds (including project revenues) accrued to the
project company. The funds in the account are disbursed by the escrow agent to various parties in
accordance with the conditions of the agreements. An escrow account is also used to hold a deposit
in trust until certain specified conditions are met.

For Redevelopment of Salem Chatram Into Wellness Centre

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For Redevelopment of Salem Chatram Into Wellness Centre

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Detailed Project Report for Redevelopment of Salem Chatram into Wellness centre for Salem

Salem Municipal Corporation

OBJECTIVE OF THE STUDY

i) Redevelopment of Salem Chatram into a Wellness centre consisting of Yoga, Gymnasium

1.2 SCOPE OF WORK

The scope of work covers but not limited to the following:

d) Carry out economic analysis and justify the investment proposal.

Salem Municipal Corporation

1.2.1 TASKS UNDERTAKEN

6. Undertook a study to identify the requirements of overall accessibility including approach

Salem Municipal Corporation

18. Environmental Management Plan is to be submitted for various stages of project

19. Preparation of detailed architectural drawings, engineering drawing, working drawings,

Salem Municipal Corporation

Salem Municipal Corporation

2. SALEM- A BRIEF PROFILE

2.1 PROJECT BRIEF:

i) Redevelop Salem New Bus-stand into a contemporary structure.

Salem Municipal Corporation

2.3 HISTORY OF THE TOWN

Salem Airport is located on the Salem-Bangalore Highway in Kaamalapuram about 15

Salem Municipal Corporation

Janu Febr Ma Ap Ma Jun Jul Aug Septe Octo Nove Dece

Precipitati 170 124 113 63 51 35 12 18 39 83 154 174

Salem Municipal Corporation

2.6 GEOLOGICAL FEATURES

2.7 ECONOMY OF THE TOWN

Salem Municipal Corporation

3.1. EXISTING MODE OF BUSINESS AND SHOP DETAILS

Salem Municipal Corporation

Market demand study

▪ Located in the Central Business District (CBD) of Salem City

▪ Very well-known area, there are numerous shopping complexes around.

▪ It’s a lower middle-class locality, cost may be an issue

Salem Municipal Corporation

▪ The Wellness centre could attract a lot of youths around.

New proposed construction:

Salem Municipal Corporation

Salem Municipal Corporation

First floor plan

Salem Municipal Corporation

Salem Municipal Corporation

Salem Municipal Corporation

PPP Beneficiary Modules:

Salem Municipal Corporation

Salem Municipal Corporation

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