Punjab Infrastructure Development

Board

Chandigarh
Aug 20, 2008

Development of
Punjab Habitat
Centre
at Mohali
Pre-bid Meeting
Aug 20, 2008
Punjab Infrastructure Development
Board

Habitat Centre
It should provide finest convention facilities and
should be able to host premier cultural and
entertainment events
It should cover a wide range of activities that
would maximize the effectiveness of individuals
and institutions
It should have a variety of restaurants with
elaborate menu options
The principal resolve should be restore
environment and ecology to reflect a balanced,
harmonious and improved way of life

Conceptual Idea
Built Configuration

To be designed to achieve Platinum LEED rating from Green

Building Council- India

Iconic Structure to reflect the image of Punjab

The drawing shown is for illustrative purpose only. Actual design may be different

Site Details1
Location Sector 68
Area 4.787 acres of prime land
Adjoining Municipal Council Building
Surrounded by roads on two sides
Proposal to develop adjoining road into urban
expressway within Mohali by GMADA in order to
provide fast airport connectivity
Proposed IT Park located in the plot opposite
Municipal Building

Site Details2
Mohali City Centre

About 2 Kms

Mohali Stadium

About 2 Kms

Proposed International Airport at Mohali

About 7 kms

Chandigarh Railway Station

About 10 kms

Proposed IT Park

Opposite

Location

Proposed Site

Location

Sector 68
Proposed Site for
Habitat Centre

Area 4.787
acres

Municipal Bhavan

General Development and Control

Regulation
Land Use Habitat Centre
Floor Area Ratio (FAR): 1:3
Maximum Ground Coverage: 40%
No height restriction subject to clearance from Air
Force and other relevant authorities

Project Brief1
Project Structure : Design, Build, Operate, Transfer
GMADA Area(About 10% of BUA):
Certain Facilities would be built and handed over to
GMADA free of cost immediately after construction
Interiors of GMADA area would be done by GMADA at its
own cost
Operation & Maintenance of GMADA area would be under
GMADA
Design and Architecture of GMADA Area shall be consistent
with the overall design and concept

Concessionaire Area: Certain minimum development

obligations

Project Brief2

Concession Period: 35 years (including

construction period)
Construction Period : 2 years extendable to
maximum 3 years
Bid Parameter : Upfront Concession Fee
Annual Concession Fee : 5% of Upfront
Consideration with inflation-linked escalation
every year

Project Brief3

Upfront Concession Fee payable in two

tranches:
Tranche 1: 50% within the stipulated time of the
issue of Letter of Intent
Tranche 2: 50% within 6 months of the execution
of Concession Agreement

Annual Concession Fee payable on the

Compliance Date

Project Brief4

Project Development Fee (Rs. 1 Crore)

payable within 3 weeks of issue of LOI
Lease Rental : Rs. 50000 p.a. payable on the
date of signing of Lease Deed

Project Brief3

Concessioning Authority: Greater Mohali

Area Development Authority (GMADA)
Developer: SPC formed by the Private Sector
Participant (Selected Bidder)
Confirming Party: The Selected Bidder

Project Implementation

15

Development Brief1
The spatial, infrastructural and aesthetical demands of
all facilities should be blended well with the
aesthetics, design, energy conservation concepts, ecofriendliness and green building architecture.
Detailed design should conform to the prevalent
building bye-laws and development regulations
The design should also conform to LEED INDIA
Green Building Rating System, Abridged Reference
Guide- For New Construction & Major Renovations
(LEED NC) Version 1.0 such that the Project gets
LEED Certified rating under the Rating system.

Development Brief2

Scope of Work
Conceptualization, Planning, Designing, Detailing,
Construction and Implementation of the Project
Facilities and Support Facilities
Carry out Minimum Development Obligations
Technical and Financial Closure
Marketing of the Project.

Development Brief2

Scope of Work
Routine and Periodic Maintenance of Project
Components in Developer Area; and Common
Areas
Operation & Management of Project Facilities in
Developer Area
Transfer of Project Facilities to GMADA at the
end of Authorization Period as prescribed in RFP

Essential Facilities with the Concessionaire

Business Complex - banks
and corporate offices, which
will twine as an integral part
of the overall Habitat Centre
(2,33,600 sqft minimum)

Art Gallery/Exhibition Space

(5000 sqft minimum)

Pictures shown are for illustrative purpose only. Actual design may be different
Pictures shown are for illustrative purpose only. Actual design may be different

Essential Facilities with the Concessionaire

Conference and Banquet
Halls (47250 sqft minimum)

Administration Block
(4500 sqft minimum)

Support Facilities, Parking

and On-site Infrastructure

Pictures shown are for illustrative purpose only. Actual design may be different
Pictures shown are for illustrative purpose only. Actual design may be different

Optional Facilities with the Concessionaire

Lodging and Boarding
Facility (indicative area1,22,700 sqft )

10% of the total rooms shall be

reserved for GMADA at a
concessional rate of Rs. 1000/per day subject to an increase
of 10% every two years

Ethnic/High-end Shopping
(indicative area -31050 sqft )

Pictures shown are for illustrative purpose only. Actual design may be different
Pictures shown are for illustrative purpose only. Actual design may be different

Essential Facilities to be Transferred to

GMADA1
Conference & Banquet Facility

( Area 3500 sqft)

Health Club, Swimming Pool, Filtration Plant and

Changing Rooms (18000 sq.ft)
Restaurants (3 nos)
Restaurant 1 (2500 sqft)
Restaurant 2 (4600 sqft)
Restaurant 3 (4000 sqft)

Pictures shown are for illustrative purpose only. Actual design may be different

Essential Facilities to be Transferred to

GMADA3
Library & Resource Centre (Area: 8500 sqft)
Family Hall (Area 9000 sqft)
Activity Rooms (3 x 2500 sqft)
Open Space for Club Activities

(7000 sqft)

Area in Administration Block (1500 sqft)

Pictures shown are for illustrative purpose only. Actual design may be different
Pictures shown are for illustrative purpose only. Actual design may be different

Bidding Process
PIDB & IL&FS IDC

Notice Inviting Proposal

PIDB & IL&FS IDC

Issue of RFP document

PIDB & IL&FS IDC

Pre Proposal Conference

Private Sector Parties

Submission of Technical & Financial Proposal

PIDB & IL&FS IDC

Evaluation of Technical & Financial Proposal

Concessioning Authority &

PIDB
Selected Bidder
PIDB& IL&FS IDC
Concessioning Authority &
Selected Bidder & PIDB

Issue of Notice of Award

Compliance of Preconditions
Finalization of Concession Agreement
Execution of Concession Agreement

Proposal Requirement1
Each Bidder shall submit only one proposal
Special Purpose Company to be mandatorily incorporated by the
preferred bidder/bidding consortium
Maximum number of members/partners in consortium,
partnership or joint venture allowed is limited to 5, including the
Lead Member
Lead Member of Consortium shall hold at least 51% equity in the
SPC. Other members shall hold at least 10% equity in the SPC at
all times during a period which shall not be less than eight (8)
years from the date of signing of the Concession Agreement.

Proposal Requirement2
Period of Proposal Validity:

180 days from Proposal Due Date

Amount of Proposal Security:

Rupees One Crore Only in form of Demand

Draft/ Bank Guarantee from a scheduled
bank (not being cooperative bank)

Amount of Project Development

Fees:

Rupees One Crore only

Proposal

(As per Volume 1: Section1- Part 6 of RFP)

Outer Envelope
Envelope A : Capability Statement
Envelope B: Technical Proposal
Envelope C: Financial Proposal

No of Copies of Proposal:

Original + 2 Copies

Concession Period:

35 years; inclusive of construction period

of 2 years extendable by max 1 year in two
blocks of 6 months each subject to
payment of additional premium
(i)First extension 5% of Upfront Concession Fee
(ii)Second extension 10% of Upfront Concession Fee

Outer Envelope

Covering Letter/Application as per Appendix A1 of Section II, Volume I of

RFP
Checklist of submissions as per Appendix A2 of Section II, Volume I of RFP
Bid Security
Letter of Undertaking that the Bidder is not barred from participating in such
projects as per Appendix A3 Section II, Volume I of RFP.
Project Undertaking as per Appendix A4 of Section II of Volume I of this
RFP.
An undertaking to pay the Project Development Fee as per Appendix A5 of
Section II of Volume I
In case of Bidder being a Consortium:
Consortium Agreement duly signed by all members of the Consortium as
per Appendix A6 of Section II, Volume I
Power of Attorney and nominating one member as Lead Member of the
Consortium as per Appendix A7 of Section II, Volume I
Power of Attorney for the Bid Signatory as per Appendix A8 of Section II,
Volume I of this RFP.
Envelopes 1, 2 and 3 as mentioned earlier containing Capability Statement,
Technical Bid and Price Bid.

Envelope 1: Capability Statement

General Information of the Bidder (Appendix B1 of

Volume 1 Section II)

Financial Data (Appendix B2 of Volume 1 Section II)

Development/ Construction Experience Details

(Appendix B3 of Volume 1 Section II)

Envelope 2: Technical Proposal

Undertaking by the Bidder as per Appendix C1 of

VolumeI - Section II

A copy of the RFP document duly signed on each page

Envelope 3: Financial Proposal

Price Bid and Letter as per Form of Bid Letter as per

Appendix D1 of Volume 1 Section II

Key Features of the Concession Agreement

Conditions Precedent of the Concessioning

Authority
Hand over vacant possession of the site
Execute Project Site Lease Deed
Procure change in land-use, if required
Appoint Independent Engineer
Constitute Maintenance Board
Issue necessary notifications /Government orders,
if required, regarding implementation of the
Project
Pictures shown are for illustrative purpose only. Actual design may be different

Key Features of the Concession Agreement

Conditions Precedent of the Concessionaire

Make all applications at its cost and procure Applicable
Permits
Provide notarized true copies of its constitutional
documents and board resolutions authorizing the execution,
delivery and performance of the agreement
Achieve Financial Closure and provide notarized true
copies of the Financing Documents
Procure approval of DPR by the Independent Engineer
Procure Environment Clearance
Confirm in writing that all representations and warranties
forming part of the agreement are true and correct

Pictures shown are for illustrative purpose only. Actual design may be different

Key Features of the Concession Agreement

Obligation to Satisfy Conditions Precedent

Each party shall make reasonable efforts to comply with
CP within 180 days of execution of Concession Agreement
If CP are not met by the Concessioning Authority, both
Upfront Concession Fee and Construction Performance
Security shall be refunded in full, provided there are no
other outstanding claims on the Concessionaire
If CP are not met by Concessionaire, Performance Security
will be forfeited by the Concessioning Authority
The parties may, by mutual agreement, extend the time for
fulfilling Conditions Precedent

Pictures shown are for illustrative purpose only. Actual design may be different

Key Features of the Concession Agreement

No Lease/ Sub-lease of Project Site

The Concessionaire shall not sub-lease the whole or any
part of the land comprising the Project Site, leased to it by
Concessioning Authority under the Project Site Lease
Deed, to any person in any form or under any
arrangement, device or method. This is an essential
condition of this Agreement, the breach of which shall
constitute an Concessionaire Event of Default

Pictures shown are for illustrative purpose only. Actual design may be different

Key Features of the Concession Agreement

Project Monitoring
Concessioning Authority shall, within 6 months of
Execution of CA, appoint a consulting firm/company
having requisite experience as an Independent Engineer
through a competitive bidding process (QCBS)
Role: Review, approve and monitor at the design phasen
and construction phase
Concesionaire will have a right to shortlist 3 from a list of 5
shortlisted by CA
CA shall bear the fees and costs of IE

Pictures shown are for illustrative purpose only. Actual design may be different

Key Features of the Concession Agreement

Project Maintenance Board

To be constituted within 15 days of COD
Will comprise:

A nominee of CA
A nominee of Concessionaire
Independent Engiineer
Such other members as the Concessioning Authority
may determine

Role: Monitor operations and maintenance of the

Project

Pictures shown are for illustrative purpose only. Actual design may be different

Key Features of the Concession Agreement

PERFORMANCE SECURITY
1. Construction Performance Security
a. Amount Rs. 10 Crore as Bank Guarantee from a
Nationalized/Scheduled Bank and enforceable in Mohali/Chandigarh
b. Validity Till the issuance of Construction Completion Certificate
2. Operations Performance Security
a. Amount Rs. 5 Crore as Bank Guaranatee to be paid one month prior
to Scheduled Completion Date, or COD whichever is earlier
b. Validity Until the issue of Vesting Certificate in favour of the
Concessioning Authority.
c. Enhancement: 15% escalation every 3 years.

Key Features of the Concession Agreement

COMPENSATION ON TERMINATION
1. Termination due to Political Force Majeure Event or CA Event of Default

Upon termination due to a Non Political Force Majeure Event by the

Concessionaire or Concessioning Authority, the CA shall pay to the
Concessionaire by way of Termination Payment an amount which is higher of:
Aggregate Depreciated Historic Cost (DHC) of the tangible and movable
assets of use to the CA Less any amount due from the Concessionaire and
insurance claims claimed or received;
AND
Debt due

Performance Security shall be returned, provided there are no other

outstanding claims on the Concessionaire

Key Features of the Concession Agreement

COMPENSATION ON TERMINATION
2. Termination due to Non-political Force Majeure Event

Concessioning Authority shall refund the Performance Security to the

selected bidder

3. Termination due to Concessionaire Event of Default

CA shall forfeit and retain the Performance Security

Queries

1.What happens if there is a holiday or other event like BAND etc. in other states?
2.Why there is so heavy amount as Bid Security, Project Development Fee & Construction Performance
security for the land measuring 4.7 acres as compared to MOHALI & PATIALA Bus Terminals? These
as well as Operations & Maintenance performance security should be revised.
3.Is there any Minimum Upfront Concession fee?
4.What is the tentative schedule for opening of BIDS?
5.How & who will be maintaining GAMADA/PIDB area handed over to them after construction?
6.What will be the number of Banquet halls in Concessionaire control are of 47250 sq. ft.?
7.Is there any minimum number of offices in head OFFICE COMPLEX?
8.No Restaurants is provisioned for the bidder/concessionaire, Why? You should allow at least one
Restaurant to be run by concessionaire for the concession period.
9. Is there any minimum area defined for parking & support facilities?
10.Are there any specifications for ON Site Infrastructure as well?

11.GAMADA/PIDB should book rooms at least 3-4 days in advance otherwise there could be
any problem regarding availability of rooms as one day notice is very short duration?
12.Validity of BID Security Should be 180 days?
13.Can you please elaborate ESCALATION in Annual Concession Fees?
14.You have mentioned 2 types of Annual Fees to GAMADA vi a vis Annual Concession Fees &
Annual lease Rental. One should be waived off / eliminated from list.
15.You have mentioned 21 days in Numerals while 15 Days in words on page 36 of Volume I:
Section I Instructions to Bidders to deposit the Project Development Fees to PIDB. Can you
correct & clarify the correct time period?
16. Concession period defined on page 36 of Volume I: Section I Instructions to Bidders is 33
years whereas it has been defined 35 years elsewhere. Could you please check & correct?

17.Could you please reserve some memberships offered for Punjab habitat Centre for Bidder /
Concessionaire?
18.Could you explain Point (d) of article 4.5.1 on page 20 of Volume I: Section I Instructions
to Bidders?
19.Is there any provision for the Concessionaire to get Share in Revenue Receivable to
GAMADA/PIDB from the Facilities to be handed over to them soon after the construction?
20.When Concessionaire is supposed to build Boarding & Lodging Facilities that means a hotel
of 3 star rating or above then we need to run Restaurants, Banquets & Health club etc.
Therefore it is requested to give Restaurants, Swimming pool & Health Club Facilities under
the control of Concessionaire. In turn revenue sharing or Privileged Membership could be
mutually decided between Concessionaire & GAMADA/PIDB
21.As per the Draft Concession agreement page No 18 the Environment Clearance is the
liability of the Concessionaire. Our view is that the liability of the same should be of the client

Thank You