Detailed Project Report (sector 87 Mohali),2021

GUU: 674 Detailed Project Report

of
Commercial site
(Sector 87, Mohali)

M. Plan (Urban Planning) (Semester II)

(SESSION 2020-2022)

Supervised by: Submitted by:

Pravalika
Dr. Gopal Kumar Johari Pallawi

Guru Ram Das School of Planning

Guru Nanak Dev University

Amritsar, India

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 Detailed Project Report (sector 87 Mohali),2021

Table of Contents
Chapter 1 Introduction...............................................................................................................1

1.1 Introduction to exercise....................................................................................................1

1.2 Need of Exercise...............................................................................................................1

1.3 Scope of Exercise.............................................................................................................1

1.4 Objectives of Exercise......................................................................................................1

1.5 Limitation of Exercise......................................................................................................1

1.6 Methodology.....................................................................................................................2

Chapter 2 Theoretical Study.......................................................................................................4

2.1 Definitions........................................................................................................................4

2.2 Terminology.....................................................................................................................4

2.3 Project Life cycle..............................................................................................................5

2.4 Steps of DPR....................................................................................................................6

2.5 Network Techniques.........................................................................................................7

2.6 Types of Network Techniques..........................................................................................8

2.7 Difference Between CPM, PERT & GANTT Charts.....................................................11

Chapter 3 Site Selection and Analysis.....................................................................................12

3.1 About the Site.................................................................................................................12

3.2 3 Surrounding.................................................................................................................12

3.2.4 Surrounding Landmarks..........................................................................................12

3.3 Site features....................................................................................................................13

3.4 Assumption and Requirement........................................................................................13

3.5 Layout Plan.....................................................................................................................14

3.6 Circulation Plan..............................................................................................................17

3.7 Proposed Utilities network.............................................................................................20

3.8 Proposed Landscape.......................................................................................................23

Chapter 4 Detailed Project Report...........................................................................................25

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 Detailed Project Report (sector 87 Mohali),2021

4.1 List of Activities.............................................................................................................25

4.2 Cost Estimation..............................................................................................................27

4.2.1 Development cost.....................................................................................................31

4.3 Income............................................................................................................................33

4.3.1 Base of the income...................................................................................................33

4.4 Categorization of income................................................................................................33

4.5 Selling of No profit no loss components........................................................................34

4.6 Selling of profitable plots (allotment of plots)...............................................................35

4.7 Selling of subsidy components.......................................................................................39

4.8 Auction of components...................................................................................................40

4.9 Installments.....................................................................................................................40

4.10 Incurred Selling Price...................................................................................................42

4.11 Network Diagram.........................................................................................................43

4.12 Gantt Chart...................................................................................................................44

4.13 Break-even Point..........................................................................................................46

4.14 Net Profit......................................................................................................................46

4.15 Conclusion....................................................................................................................46

References.........................................................................................................................47

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List of Tables:
Table 3-1 Administrative Structure of District SAS Nagar.....................................................12
Table 3-2 Surrounding Landmarks of Sector 87......................................................................12
Table 3-3 Details of the components of the site.......................................................................16
Table 3-4 Area under circulation components.........................................................................18
Table 3-5 Details of the utilities provided in the site plan.......................................................21
Table 4-1 List of Activities in development of site..................................................................25
Table 4-2 Details of activities with their quantities and their cost estimation.........................27
Table 4-3 Details of saleable components of the site...............................................................31
Table 4-4 Details of selling components..................................................................................34
Table 4-5 Details of selling Plots.............................................................................................35
Table 4-6 Location of components and their market price......................................................37
Table 4-7 Details of selling component of SCO......................................................................38
Table 4-8 Details of selling component of SCF.......................................................................38
Table 4-9 Details of selling component of Booth....................................................................39
Table 4-10 Details of Auction of Malls...................................................................................40
Table 4-11 Details of cost recover from Installments..............................................................40
Table 4-12 Details of components cost recovery from installment.........................................41
Table 4-13 Details of Income incurred through all selling components..................................42
Table 4-14 Details of Cumulative Income & Expenditure of Every month............................45

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List of Figure:
Figure 1-1 Methodology............................................................................................................2
Figure 2-1 Life cycle of Project.................................................................................................5
Figure 2-2 Types of Network Techniques.................................................................................8
Figure 2-3 PERT diagram..........................................................................................................8
Figure 2-4 CPM diagram...........................................................................................................9
Figure 2-5 GNATT chart.........................................................................................................10
Figure 3-1 Location of Sector 87.............................................................................................12
Figure 3-2 Surrounding Landmarks of Sector 87....................................................................13
Figure 3-3 Land Distribution Data...........................................................................................13
Figure 3-4 Layout Plan.............................................................................................................15
Figure 3-5 Circulation Layout..................................................................................................19
Figure 3-6 Cross-section of Major Road..................................................................................20
Figure 3-7 Cross-section of Minor Road.................................................................................20
Figure 3-8 Proposed Utility Plan..............................................................................................22
Figure 3-9 Detailed cross section of utility trench...................................................................23
Figure 3-10 Details of Trees Planted along the Road..............................................................23
Figure 3-11 Proposed Landscape Plan.....................................................................................24
Figure 4-1 Network diagram of the development of commercial site.....................................43

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Chapter 1 Introduction
1.1 Introduction to exercise
Preparation of Detailed Project Report (DPR) is an important tool in any development plan. It
gives the idea of project how, when the project is completed and at what cost, whether it
makes profit or not are been studied while preparing DPR. We the students of Master of
Planning (Urban) semester III under the Planning Practice GUU:674 Detailed Project Report
of Urban Project have to undertake the Project of site development plan. This exercise mainly
focuses on the preparation of DPR for different projects related to residential, commercial &
Industrial site plans. We had taken commercial site plan of sector 87 in SAS Nagar, Mohali.

1.2 Need of Exercise

The purpose of the exercise is to familiarize the students with the project's implementation
mechanism and to conduct a cost estimation. This exercise allows a student to quickly
determine the project's feasibility, maximum profit, and minimal loss. This will help in the
completion of the project on time and with the best possible use of money.

1.3 Scope of Exercise

The scope of the exercise is to study the project in terms of its objectives, activities required
and cost and time estimation. It also studies to implement the project by studying the
sequence of the activities to be followed for completion of project. To identify the activities
involved in the project and their sequence to complete the project is been studied.

1.4 Objectives of Exercise

• To provide efficient strategy to implement the project with proper utilization of
resources
• To work out the cost estimation and cost recovery of project
• To arrange activities in a strategic way to get the maximum profit in minimum time.

1.5 Limitation of Exercise

The limitation of the study is that the duration of acquisition of land is assumed as zero. To
calculate the cost the study is limited to schedule of rates and not considered marking and
location factors which effect the cost of activities

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 Detailed Project Report (sector 87 Mohali),2021

1.6 Methodology
On the basis of site plan prepared for sector 87, SAS Nagar, Mohali the detailed project
report would be prepared. The stages to be followed in the preparation detailed project report
for commercial site plan would be as follows:

Figure 1-1 Methodology

Stage 1 Theoretical Framework: it would cover the literature which include the need,
scope, objectives, definition of project, project formulation and DPR, types of DPR, project
life cycle, network diagrams, PERT, CPM, GNATT Chart.

Stage 2 Site selection, requirement and site plans: It would cover the requirements for
commercial, public/semi-public, water requirements and parks and open spaces on the basis
of population to be catered, area of site and considering the norms and standards and
development controls. This stage would cover the proposals for different aspects including
layout plan, circulation plan, utility plan and landscaping plan.
Stage 3
1. Identification of Activities:
This would include identification of various activities of project and the framing of these
activities. The events that would be included under various activities are also identified.

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2. Cost Estimation of Project:

Considering the sequence of activities, the cost is estimated according to activities and events
under them and then is the network chart prepared.
3. Detailed Cost Benefit Analysis:
The cost of land and construction are calculated. Then the prices and subsidies on different
activities are fixed and profit is calculated after particular time frames.
4. Implementation Strategy:
The implementation strategies are identified by preparing the Network chart and GANTT
chart giving sequence of activities, dependency among different activities, step wise detailed
duration, cost, cumulative cost and break-even point for the project.

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Chapter 2 Theoretical Study

A theoretical framework guides for preparing detailed project report. There are some
definitions of various terms related with Detailed Project Report:

2.1 Definitions
Project

According to Harold Kerzner: Project Management: A Systems Approach to Planning,

Scheduling and Control book “A project can be considered to be any series of activities and
tasks that have a specific objective to be completed within certain specifications and which
have defined start and end dates and have funding limits, consume human and nonhuman
resources and are multifunctional.[ CITATION Pro21 \l 1033 ] "

According to Encyclopedia of Management Project is an organized unit dedicated to the

attainment of goals, completion of a development project on time, within budget.
[ CITATION Enc18 \l 1033 ]

Derived definition: A project is a well-planned, non-routine series of actions that must be

accomplished using available resources within a specified time frame and according to
predetermined standards.

Detailed Project Report

According to Encyclopedia of Management “Detailed project report is based document for

planning the project and implementing the project”.

According to K. Nagarajan It is an idea to communicate the project promoter’s decision of

deriving a new project to financial institutions for their perusal and government approval. It is
almost same to the techno-economic feasibility report.

2.2 Terminology
Network: It is a graphical plan of all the activities that must be completed to reach the end
objective of the project showing their interdependency and inter-relationship. The
components which make up the network are events and activities.

Event: Event, also called mode, is a specific definable accomplishment in a project plan. It is
a point in time at which an activity begins or ends. It consumes neither time nor resources. It

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is a point in time and not passage in time. It is the state between the completion of preceding
activity and the beginning of succeeding one.

Activity: It is the smallest unit of productive effort in a project. It is the performance of task
between any two events. It is a task performed over a period of time. It is a homogeneous
element of continuous work consuming time and resources in a network plan. It is
represented by an arrow.

Gantt Charts: A Gantt chart is a type of bar chart, devised by Henry Gantt in the 1910s, that
illustrates a project schedule. Gantt charts illustrate the start and finish dates of the terminal
elements and summary elements of a project. Terminal elements and summary elements
comprise the work breakdown structure of the project. It is a pictorial device in which the
activities are represented by horizontal bars on the time axis. The left end of the bar shows
the beginning of time, the right end shows the ending time. The duration of the activity is
indicated by the length of the bar.

2.3 Project Life cycle

PROJECT IDENTIFICATION
Different approaches to the project
identified, Judgement mage
regarding which option should be
taken forward to project
preparation.

PROJECT PREPARATION
PROJECT EVALUATION Objectives, pre –requisites,
Evaluation or assessment is inputs, output, organization,
done stagewise and after participants, costs and earnings
completion of the project. are calculated, a financial plan
is prepared.

PROJECT PROJECT APPRAISAL

IMPLEMENTATION & Appraisal documents are
MONITORING prepared from project
Implementation and Operation documents clearence, financing
of the project. negotiations take place

Figure 2-2 Life cycle of Project

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 Project Identification: The project need is identified in the initiation phase. It signals
the start of a project. The first phase explores concept, scope, feasibility studies,
project charter.
 Project preparation/planning: Planning phase is where the project solution is
further explored and the steps necessary to achieve their goals. This phase further
details the scope and tasks and resources are identified and assigned during this phase.
 Project Appraisal: The project is been assessed in this phase where the project is
feasible in terms its benefits and their maximum extent of reach.
 Project implementation & monitoring: The project management and lines of
command of established, and various implementation procedures established. The
monitoring of the project is also done during the implementation of project.
 Project Evaluation: The project Evaluation or assessment is done stagewise and after
completion of the project.

2.4 Steps of DPR

A DPR is prepared systematically following some steps. The steps of DPR are listed below-

Step I- Identification of activities

This step is very important in this required activity are identified for the implementation of
the layout and to get desired output. Activity decides the required resources to be used in the
project. E.g.: In Residential project: levelling, slope for laying utility lines, plotting etc.

Step II - Identification of resources available

According to the decided activity required resources and their sources are identified and
estimation is done. Eg: Labour requirement, raw material for construction etc.

Step III - Cost and estimation of identified resources

a) Sources of Finance:

Private: A private sector project is one in which the ownership is completely in the hands of
the project promoters and investors. Profit maximization is the prime objective of private
sector projects since the investors invest their money in such projects only with the sole idea
of earning better returns. Public sector projects are those that are owned by the state. The sole
idea of the projects is the betterment and development of the country. Public Private

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Partnership: Joint sector projects are those in which the ownership is shared by the
Government and by private entrepreneurs.

Step IV- Project scheduling

The project schedule is the tool that communicates what work needs to be performed, which
resources of the organization will perform the work and the timeframes in which that work
needs to be performed. The project schedule should reflect all of the work associated with
delivering the project on time. Without a full and complete schedule, the project manager will
be unable to communicate the complete effort, in terms of cost and resources, necessary to
deliver the project.

2.5 Network Techniques

In a project, there may be two categories of jobs or activities which can be taken up
concurrently and can be taken up only after completing some other activities – either
completely or partially. Several techniques of project scheduling and control such as Bar
Charts, Programme Evaluation and Review Techniques (PERT), Critical path Method (CPM)
etc are used. Out of these, CPM is widely used in project management as a useful tool for
basic management functions of planning, scheduling and control.

Importance of Network Analysis Techniques

Project manager is responsible for getting the job done in a scheduled way with a specific
budget and the resources are under his control. Network techniques assist the manager in
planning, scheduling and controlling the work. The techniques minimize the troubles such as
bottlenecks, delays and the intervention of critical factors. It enables the project formulation
team to identify the critical path with long series of activities. The events and activities are
to be identified for the successful completion of the work.

Need for Network Techniques

Network techniques help in designing, planning, coordinating, controlling and decision

making in order to accomplish the project economically in the minimum available time with
the limited available resources. Network techniques were developed form the Milestone
Chart and Bar Chart. These conventional planning methods, because of their inherent
limitations, could not be utilized for planning large and complex projects.

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2.6 Types of Network Techniques

Figure 2-3 Types of Network Techniques

PERT Chart

A PERT chart is a graphic representation of a project’s schedule, showing the sequence of

tasks, which tasks can be performed simultaneously, and the critical path of tasks that must
be completed on time in order for the project to meet its completion deadline.

Construction Tools: Constructed with a variety of attributes, such as earliest and latest start
dates for each task, earliest and latest finish dates for each task, and slack time between tasks.

Uses: The PERT chart is very useful for planning and tracking entire projects or for
scheduling and tracking the implementation phase of a planning or improvement effort. It
works to avoid unrealistic timetables and schedule expectations. It helps to identify and
shorten tasks that are bottlenecks. It focuses and attention on most critical tasks. A PERT
chart can document an entire project or a key phase of a project.[ CITATION Mna16 \l
1033 ]

Figure 2-4 PERT diagram

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Advantages of PERT

This technique gives the management the ability to plan the best possible use of resources to
achieve a given goal within the overall time and cost limitations. It helps management to
handle the uncertainties involved in programmes. It presses for the right action, at the
right point and at that right time in the organization.

Disadvantages of PERT

The basic difficulty comes in the way of time estimates for the completion of activities
because of non-repetitive type. This technique does not consider resources required at various
stages of the project. Use of this technique for active control of a project requires frequent
updating and revising the PERT calculations and this proves quite a costly affair.

Critical Path Method (CPM)

The CPM or Critical Path Analysis, is a mathematically based algorithm for scheduling a set
of project activities. Critical Path Method is a technique for analyzing projects by
determining the longest sequence of tasks through a project network. By concentrating on the
most critical tasks, it can be ensured that the project is on time and is keeping pace with the
schedule setup.

Importance of CPM
It helps the top management to concentrate their attention on critical activities and their
completion in time. If any activity on the critical path is delayed it will the delay the project
completion. Knowledge of critical and non-critical activities helps the management to divert
the resources from non-critical activities which are in advance to critical activities for
achieving economy.

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Figure 2-5 CPM diagram

Advantages of CPM
• It helps in ascertaining the time schedule

• With its aid, control by the management is made easy

• It makes better and detailed planning possible

• It provides a standard method for communicating project plans, schedules,

time and cost performance.

• It identifies the most critical elements and thus more attention can be paid to these
activities.

Disadvantages of CPM
• CPM fails to incorporate statistical analysis in determining the time estimates.

• It operates on the assumption that there is a precise known time that each activity take
but this may not be true in actual life.

• It is difficult to use CPM as a controlling device for the simple reason that one must
repeat the entire evaluation of the project each time when changes are introduced into
the network.

GNATT Chart

It is a type of bar chart, developed by Henry Gantt in the 1910s, that illustrates a project
schedule. Gantt charts illustrate the start and finish dates of the terminal elements and
summary elements of a project which comprise the work breakdown structure of the project.
Some Gantt charts also show the dependency relationships between activities.

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Figure 2-6 GNATT chart

Advantages

• They can be understood by a wide audience all over the world.

• The technique is frequently used in project management to help breakdown the

project

• Gantt chart is useful and valuable for small projects that fit on a single sheet or screen

Disadvantages

• Displaying a large number of dependencies may result in a cluttered or unreadable

chart.

2.7 Difference Between CPM, PERT & GANTT Charts

1. Visualization: The way in which the information is presented. Gantt charts present
information in the format of a bar chart. This helps to show % of work completed for each
task. PERT displays information as a network model and hence presents an initial node from
which tasks branch out. This helps project managers visualize the sequence of tasks, as user
cannot start on the next activity until the one preceding it is completed.

2. Work Breakdown Structure: Both PERT and Gantt charts will display the tasks to be
completed, but the charts emphasize different pieces. In Gantt charts, the focus is on
percentage completion of each task without demonstrating the link that two tasks may have to
each other. In PERT, it does not show the percentage completed, because it employs a
network model, it is easy to see which tasks depend on each other.

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3. Simplification: Gantt charts are ideal for straightforward projects with few interlinking
tasks. Gantt charts present project tasks and time allocation as the only two pieces of data an
a limitation where there are interconnecting tasks that depend on each other. PERT charts,
including project tasks and time allocation, display dependency. Gantt charts are easier to
change as a task moves along and it comes closer to completion.

4. Accuracy: Gantt charts are simpler to read but PERT charts extend an element of detail to
the project scheduling through both the network model's ability to display dependency and
PERT's unique ability to anticipate actual time that a task will take to completion. Tasks in
PERT charts will have 3 representative time structures i.e., optimistic, most likely, and
pessimistic. By averaging these times, a manager can predict how long a task will actually
take to complete more realistically than the single time that Gantt charts provide.

Chapter 3 Site Selection and Analysis

3.1 About the Site
The site selected for the commercial development is located in Sector 87 of SAS Nagar,
Punjab. The CBD within SAS Nagar will be the main center and the dominant focal point for
the GMADA (Greater Mohali Area Development Authority) area. Site is currently
surrounded by four roads and proposed to have access through them. The site comprises an
area of around 250 acres. Figure 58 shows the location of the site, sector 87.

India Punjab Map

Nort SAS Nagar Master Sector 87 (Proposed Commercial
Map h
E W Plan 2031 Site)
S

Figure 3-7 Location of Sector 87

3.23 Surrounding
Table 3-1 Administrative Structure of District SAS Nagar

Abutting Districts NW-Rupnagar; SW-Fatehgarh Sahib & Patiala;

SE- Panchkula
Block within District Mohali, Majri, Dera Bassi, Kharar
Tehsils SAS Nagar Tehsil, Derabassi Tehsil, Kharar
Tehsil

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Important towns of the Mohali (HQ), Kharar, Zirakpur & Dera Bassi,
district Kurali
Source: Primary Census Abstract, Census of India, 2011

3.2.4 Surrounding Landmarks

Table 3-2 Surrounding Landmarks of Sector 87

Landmark Distance (Km)

Bus Stand, Sector 43 8.9
Railway Station, Mohali 5.9
Chandigarh International Airport 13.2
Punjab Cricket Association Stadium 5.3

3.3 Site features

Opportunity: It is situated at south-west of state capital, Chandigarh.
Road Connectivity: Good Passenger flow via NH-5 (running from West to East, connecting
Firozpur in Punjab to the Sino-Indian border at Shipki La) & NH-205A (Kharar to Tepla).
Multi-Model Connectivity: Site is near to international airport, Chandigarh result as the
catalyst
for growth and a major economic boost to the area. It is near to SAS Nagar Railway station
and bus stands make the site accessible for around 70% floating population in near future, as
per the Master Plan-2031.

Figure 3-8 Surrounding Landmarks of Sector 87

3.4 Assumption and Requirement

Very High Growth scenario was considered for the ultimate population projection. Total
regional urban population is estimated to be 80% of the total projected population of Greater
Mohali Region. In migration and other economic catalyst promoted by the government
contribute majorly in the population growth. The average family size of 5 is considered.
The requirements are calculated based upon the norms and standards. As per the PUDA bye-
laws, maximum covered area of the commercial site should be 40 per cent i.e., 100 acres.

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Land

12%
Distribution
25%
Data
18%

45%
3.5 Layout
Plan
Covered area Open space Roads Green Area
The Site is
accessible

Figure 3-9 Land Distribution Data

from all the four sides i.e. It has four exit and entry points. There is an integration of
recreational area with cultural and commercial area. Grid iron pattern is taken into
consideration. Pedestrianization and vehicular movement are interrelated yet segregated.
The site is further divided into seven zones depending on its functions.
ZONE 1 is based on the concept of Introvert Planning. Centralized Parking is provided at
the entrance. Whole of the zone is pedestrianized. Large Plazas and Green Areas are
provided at various intervals. The components are arranged in such a way that it gives the
feeling of grandness and openness. It includes various components such as SCOs, SCFs,
restaurant and hotel.
ZONE 2 is a Cultural Zone which also have Centralized Parking is at the entrance. The
components are arranged in such a way that they are easily accessible by vehicles and is
also pedestrian friendly. Exhibition Ground at the center surrounded by cultural shops
promotes traditional craftsmanship along with cultural and heritage of the city. Some of
the components are library, art gallery, club, multiplex, cultural shops, info centre,
restaurant, and hotel along with booths.
ZONE 4 is a Silent Zone which have Centralized Parking is at the centre. The
components are arranged in such a way that they are easily accessible by vehicles.
Components here are filling stations, dispensary, bank, police post, fire station,
gymnasium, hotel, restaurant, limited wholesale and warehouse.
ZONE 5 is a Hot Zone mainly consists of Commercial Offices. It is mainly accessible by
vehicles. The offices are arranged in such a way that maximum of four offices share
common green outdoor areas. The post-COVID office may be forever changed where
designing portable toolboxes, germ-free pods and modular barriers that can adapt existing

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spaces while shaping the way we will work in the future. This zone also includes
restaurants.
ZONE 6 is also a Gold Mine Zone mainly consists of Commercial areas such as
showrooms, Malls, food court and amphitheater. The layout of this zone is different from
rest, the components are placed here are aligned diagonally with respect to the dashmesh
canal passing through the site. It also includes the main recreational area of the site. It is
one of the main revenues generating zone of the site. It has Centralized Parking is at the
entrance is fully pedestrian friendly.
ZONE 7 is also a Silver Mine Zone mainly consists of Commercial shops such as small,
medium and large shops. The layout of this zone is similar to that of zone 4, gold mine
zone. It also includes the plazas and large open green spaces. Zone 7 and 6 are well
connected through the ramp.

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Figure 3-10 Layout Plan

Table 3-3 Details of the components of the site

S.no Component Name Site area (sq.mt) FAR Buitup area sq.mt
  ZONE 1      
1 Shop cum offices 18684.72 3 49132198.8
2 Shops Cum Flats 11999.82 3 49132198.8

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3 Restaurant 3999.94 2 32754799.2

4 Hotel 5649.92 2 32754799.2
5 Booths (2.4sqmt) 62.40 1 62.4
  ZONE 2     0
6 Recreational Clubs 10159.85 1 32892390.4
7 Restaurant -1 5549.92 2 32754799.2
8 Miniplex 6099.91 1.25 20471749.5
9 Exhibition hall-1 5149.92 1.5 24566099.4
10 Hotel -1 8129.88 2 32754799.2
11 Restaurant -2 5999.91 2 32754799.2
12  Art/  Craft/ Music/ Dance Centre 2499.96 1.2 19652879.52

13 Admin office 3999.94 1.25 20471749.5

14 Information Centre 3999.94 1.5 24566099.4
15 Museum 13799.80 1.3 21290619.48
16 Post Office 969.99 1.25 20471749.5
17 Hotel -2 3999.94 2 32754799.2
18 Booths 699.99 1 16377399.6
19 Art Galleries 11999.82 1.5 24566099.4
20 Library 5649.92 1.5 24566099.4
21 Cultural shops 5767.91 1 16377399.6
22 Exhibition Ground 3039.00    
23 Booths (2.4sqmt) 48.00 1 48
  ZONE-3      
24 Restaurant -1 Zone-3 5999.91 2 32754799.2
25 Auditorium 7999.88 1 16377399.6
26 Museum Zone-2 13799.80 1.3 21290619.48
27 Art Gallery-1 Zone-3 5999.91 1.5 24566099.4
28 Art Gallery-2 Zone-3 5999.91 1.5 24566099.4
29 Exhibition -1 Zone 3 6499.90 1.5 24566099.4
30 Exhibition -2 Zone 3 6499.90 1.5 24566099.4
31 Admin office Zone-3 4099.94 1.25 20471749.5
32 Hotel -1 Zone-3 5849.91 2 32754799.2
33 Miniplex 5999.91 1.25 20471749.5
34 Restaurant -2 Zone-3 5999.91 2 32754799.2
35 Booths 579.99 1 16377399.6
36 Cultural shops Zone-3 5767.91 1 16377399.6
37 Exhibition Ground 3039.00    
38 Booths (2.4sqmt) 48.00 1 48.00
  ZONE-4 0.00    
39 Petrol Pump 2024.97 1 16377399.6
40 Dispensary 1299.98 1.5 24566099.4
41 Dispensary 1299.98 1.5 24566099.4
42 Restro Zone-4 2999.96 2 32754799.2
43 Electric substations 999.99   0
44 Fire Station 4099.94 1.25 20471749.5
45 Hotel -1 Zone-4 3999.94 2 32754799.2

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46 Limited Whole Sale 5999.91 1 16377399.6

47 Police post 2024.97 1.2 19652879.52
48 Warehouse 3899.94 1 16377399.6
49 Bank-1 2999.96 1.2 19652879.52
50 Bank-2 2999.96 1.2 19652879.52
51 Gymnasium 1999.97 1 16377399.6
52 Booths 2039.97 1 16377399.6
  ZONE-5 0.00   0
53 Commercial offices 124998.15 2 32754799.2
54 Restaurant -1 Zone-5 3999.94 2 32754799.2
55 Restaurant -2 Zone-5 3999.94 2 32754799.2
56 Restaurant -3 Zone-5 3999.94 2 32754799.2
57 Booths 3939.94 1 16377399.6
  ZONE-6 0.00   0
58 Showrooms 23383.65 1.75 28660449.3
59 Food Courts 5999.91 1 16377399.6
60 Mall-1 9999.85 2.5 40943499
61 Mall-2 9999.85 2.5 40943499
62 Booths (2.4sqmt) 48.00 1 48
63 Aphitheatre 5999.91 1 16377399.6
  ZONE-7 0.00   0
64 Large Shops 11249.83 1 16377399.6
65 Medium Shops 10749.84 1 16377399.6
66 Small Shops 3499.95 1 16377399.6

Area Distribution of Components

The components derived under commercial and public / semi-public land use are further
distributed by following norms and standards provided by Punjab Urban Planning &
Development Authority (PUDA) as well as URDPFI Guidelines. The basis of assumption
was taken through the comparative analysis of case studies as well as catchment analysis.
These are shown in the following table

3.6 Circulation Plan

Proper hierarchy of the roads is followed according to their function and width. The provision
of roads in a hierarchical order result in an efficient and smooth flow of traffic. Collector
streets are provided with kerbed carriage tree, cycle track, unpaved street, and foot path. Road
markings have been provided. Road signs such as have been provided at appropriate places.
Road edges are provided with a curve of 5m radius.

Collector Street has following components:

 Carriage way with kerbs: 15m

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 Footpaths: 2m on both sides of road

 Unpaved street: 2m on either side of road
 Cycle track: 2m on either side of road
Unpaved street are used for dustbins, planting trees. Two lane carriage way is provided for
collector roads. Two lane carriage way is provided for access road. Footpath is provided to
encourage pedestrian movement. 25m road are provided with footpaths to encourage non-
motorised traffic conditions. Brick pathways are provided for 18m wide road as the entry to
buildings are mostly in this road so the pathway need not to be broken after the construction
for providing entry. Turning radius of roads is 5m. Proper channelization of roads has been
done through channelizes. Street lights are placed at 30m distance in staggered manner the
street lights are placed at channelizes for better visibility at the intersections.
Table 3-4 Area under circulation components

Components length Areas (sq.mt)

Plaza 10415
Pedestrian 129469
Footpath 18.82 33884
Cycle track 11.74 23472
Area under carriageway-
6 m wide 4.02 24138
8 m wide 0.64 5112
13.5 m wide 5.22 70430
15.5 m wide 0.37 5688
Source: computed values

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Figure 3-11 Circulation Layout

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Figure 3-12 Cross-section of Major Road

Figure 3-13 Cross-section of Minor Road

3.7 Proposed Utilities network

Utilities are provided under single trench which is of width 3m and depth 4mts. The services
like water supply, sewerage, Stromwater, Power cables, Telecommunication cables and
Optical fibers.

Water supply: Water is supplied through municipal corporation pipelines. Loop system will
be followed for water supply system. Hierarchy of pipes has been followed. The water supply
network is laid out in the area along the road network under Footpath Street so that at the
time of maintenance of sewerage and water pipes streets are not been broken nor the roots of
trees harm the pipes. Water supply connections are taken from Min to sub-main pipes.
Earthen pipes are used. The details of their length and width were mentioned below. Pumps
are used for flatted development relief valve are used to control pressure in pipes and prevent
it from bursting. Shut off valve are used to cut off water supply when the maintenance work
of pipes is need to be done. Junction valves are used to control the water pressure at
junctions.

Sewerage: Tree system will be followed for sewerage system. Combined sewerage system is
used as the rainfall in SAS Nagar, Mohali is moderate hence to acquire self-cleaning velocity
of sewers this type of system is used moreover the cost of pipes is reduced. Egg-shape

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sewers are used so that sewers have sufficient self-cleaning velocity even when rainfall is
low. Earthen pipes are used for service pipes. The details of Sewer pipes are mentioned
below. Rectangular manholes are provided with concrete sewers are used for collector pipes.
Manholes are placed 40 m apart & at junctions of pipes & at dead ends. Laid to a slope of 1
in 75 acquiring a self-cleaning velocity of 0.90m/sec. Ventilation valves are provided at
100m distance to avoid foul smell from pipes and for decreasing air pressure from pipes.
Table 3-5 Details of the utilities provided in the site plan

Identified components Length(mts)

Utility Trench (width=3m:depth=4m ) 11630

Sewerage Network of 600mm dia pipe 2000

Sewerage Network of 300mm dia pipe 2200

Sewerage Network of 450mm dia pipe 6200

Water Supply main of 300mm dia pipe 4600

Water Supply main of 250mm dia pipe 7030

Storm Water Pipelines 12600

strom water manholes(No.s) 320

Under Ground Power cables 11630

Under Ground Telecommunication cables 11630

Under Ground Optical Fibercables 11630

Construction of Manholes (rectangular 60mmx450mm)

286
(No.s)

Dustbins (No.s) 42
Source: computed values

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Figure 3-14 Proposed Utility Plan

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Power cables
Storm water
Water pipe

Sewer line

Figure 3-15 Detailed cross section of utility trench

3.8 Proposed Landscape
Trees are planted in such a manner that firstly, the urbanistic elements which require trees
plantings were identified. Secondly, the selection of trees and their classification according to
their properties were done. Thirdly, the manner and arrangement of trees were planned.
Urban elements affected by tree planting are the roads, urban spaces with elements of
architecture such as Cultural area and commercial centers and free urban spaces. Along the
road’s trees are planted in single rows. In the garden belts and other free urban spaces, trees
are planted either singly or in homogeneous group.

Name of Trees/Plants No’s

Pulkhan tree 200
Kusum tree 145
Kanak champa 40
Devil tree 180
Arjuna tree 440
Amaltas trees 68
Nili gulmohar 60
Jacranda mimososafelio 20
Casa javanicia 20
Amaltas 30
Gulmohar 25
Casa javanicia 30
Jacranda mimososafelio 20
White champa 20

Figure 3-16 Details of Trees Planted along the Road

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Figure 3-17 Proposed Landscape Plan

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Chapter 4 Detailed Project Report

For the making of project, it is important to define and pre-plan the activities and work that
must be completed, including the time it will take to complete them and the order in which
they must be completed. The activities are recognized, and the events that occur within the
activities are documented, as each activity has a certain number of events.

4.1 List of Activities

Table 4-6 List of Activities in development of site

S. No Activity Sub- Activity

1 Acquisition of land Preliminary notification (section 4)

2 Objection (section 5)
3 Decision of Objection (section 6)
4 Possession of Land
5 Award made (section 11)
6 Compensation charges
7 Demarcation of Boundary
8 Site Leveling and Cleaning
9 Designing of Layout
10 Demarcation of Roads as per
Layout Plan
11 Advertisement (for inviting Newspaper (English)
12 people to buy the commercial Newspaper (Hindi)
13 plots Hoardings
14 Application
16 Draw
17 Return of money
18 Transfer of land to govt.
19 Utility Trench Laying of Utility Trench (width=3m: depth=4m)
20 Sewerage Network Laying Sewerage Network of 600mm dia pipe
21 Laying Sewerage Network of 300mm dia pipe
22 Laying Sewerage Network of 450mm dia pipe
23 Construction of Manholes (rectangular
60mmx450mm)
24 Water Supply Network Laying of Water Supply main of 300mm dia pipe
25 Laying of Water Supply main of 250mm dia pipe
26 Storm Water Network Laying of Storm Water Pipelines
27 construction of strom water manholes
28 Utility cables Laying of power cables
29 Laying of Telecommunication cables
30 Laying of Optical Fiber cables
31 Roads (Major) Construction of roads carriage way of 15.5m wide
Construction of roads carriage way of 13.5m wide
33 Roads (Minor) Construction of roads carriage way of 8 m wide

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34 Construction of roads carriage way of 6 m wide

35 Construction of roads carriage way of 13.5m wide
36 ESS Construction of ESS
37 Street Lights construction of Street Lights foundation and
installment of poles of different types
38 transformers Laying of transformers
39 OHR Construction of OHR
40 WPS Construction of WPS
41 Construction of buildings SCO
42 SCF
43 Small booths
44 cultural shops
45 Parking facilities Construction of open parking
46 Construction of cycle tracks
47 Construction of footpaths
48 Plantation along the road Pulkhan tree
49 Kusum tree
50 Kanak champa
51 Devil tree
52 Arjuna tree
53 Landscape Trees in cultural areas
54 Amaltas trees
55 Nili gulmohar
56 Jacranda mimososafelio
57 Casa javanicia
58 Trees in recreational park
59 Amaltas
60 Gulmohar
61 Casa javanicia
62 Jacranda mimososafelio
63 White champa
64 Green area development Green areas in cultural zone
65 Green area in recreational park
66 Green area in zone 1 and 5
67 Auction Auction of malls
68 Informal Unit Installation of units
69 Infrastructure installation of public toilets
70 installation of portable water
71 installation of dustbins
72 Installation of benches
73 Handover

The activities are recognized, and the events that occur within the activities are documented,
as each activity has a certain number of events. Because engineering and structural drawings
are not taken, estimated rates are taken as generalized rates. Tenders or other government
projects, as well as contractor and architect on-site work, can be used to determine rates. All

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activities require money to be completed or developed, and cost estimation for the entire
project is required to determine the project's cost as well as the amount of money that must be
made in order to make a profit.

4.2 Cost Estimation

It is necessary to estimate the Cost of the project before its commencement just to know
about required Seed money and the analysis of the loan needed for Implementation.
Estimated Cost of the project is calculated on the basis of Market rates and there after Profit
is calculated.
As per tenders given by the Punjab government, we have quantified our development cost of
activities and their duration. The details are mentioned below.[ CITATION Ten21 \l 1033 ]

Table 4-7 Details of activities with their quantities and their cost estimation

S.N Activity Sub- Activity Durati Units Unit Quant Estimated Estimated
o on of (area cost in um cost cost per
Activit (sq.m), rupee compone
y length s nt
(m)
1 Acquisition Preliminary 0 10117 11862 Sq.mt 12000785 12000785
of land notification 00 400 400
(section 4)
2 Objection
(section 5)
3 Decision of
Objection
(section 6)
4 Possession of
Land
5 Award made
(section 11)
6 Compensation
charges
7 Demarcati 15 4280 4000 Mt 17120000 17120000
on of
Boundary
8 Site 30 250 5000 Acres 1250000 1250000
Leveling
and
Cleaning
9 Designing 20 10117 100 Sq.mt 10117000 10117000
of Layout 00 0 0
10 Demarcati 20 10536 100 Sq.mt 10536800 10536800
on of 8
Roads as
per Layout
Plan

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11 Advertise Newspaper 30 30 70000 Days 2100000 4360000

ment (for (English)
12 inviting Newspaper 30 70000 Days 2100000
people to (Hindi)
13 buy the Hordings 20 8000 No’s 160000
commercia
l plots
14 Applicatio 30
n
16 Draw 70  
17 Return of 90  
money
18 Transfer of 75
land to
govt.
19 Utility Laying of 120 11630 5762 Sq.mt 67012060 67012060
Trench Utility Trench
(width=3m:
depth=4m )
Laying of
Utility Trench
(Width= 3m:
Depth= 3m)
20 Sewerage Laying 90 2000 2,500 Mt 5000000 18986000
Network Sewerage
Network of
600mm dia
pipe
21 Laying 2200 2,000 Mt 4400000
Sewerage
Network of
300mm dia
pipe
22 Laying 6200 1,500 Mt 9300000
Sewerage
Network of
450mm dia
pipe
23 Construction 286 1000 No’s 286000
of Manholes
(rectangular
60mmx450m
m)
24 Water Laying of 90 4600 2,500 Mt 11500000 25560000
Supply Water Supply
Network main of
300mm dia
pipe
25 Laying of 7030 2,000 Mt 14060000
Water Supply
main of

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250mm dia
pipe
26 Storm Laying of 30 12600 3,000 Mt 37800000 38280000
Water Storm Water
Network Pipelines
28 construction 320 1,500 No.s 480000
of strom water
manholes
29 Utility Laying of 30 11630 2,000 Mt 23260000 46520000
cables power cables
30 Laying of 11630 1,000 Mt 11630000
Telecommunic
ation cables
31 Laying of 11630 1,000 Mt 11630000
Optical Fiber
cables
32 Roads Construction 200 5688 2600 Sq.mt 14788800 12825630
(Major) of roads 0
carriage way
of 15.5m wide
Construction 50430 2250 Sq.mt 11346750
of roads 0
carriage way
of 13.5m wide
33 Roads Construction 120 5112 2000 Sq.mt 10224000 10350000
(Minor) of roads 0
carriage way
of 8 m wide
34 Construction 24138 2000 Sq.mt 48276000
of roads
carriage way
of 6 m wide
35 Construction 20000 2250 Sq.mt 45000000
of roads
carriage way
of 13.5m wide
36 ESS Construction 120 2 40000 No’s 8000000 8000000
of ESS 00
37 Street construction 60 385 3000 No’s 1155000 1155000
Lights of Street Lights
foundation
and
installment of
poles
38 transforme Laying of 30 12 10000 No’s 1200000 1200000
rs transformers 0
39 OHR Construction 180 2 80000 No’s 1600000 1600000
of OHR 0
40 WPS Construction 120 1 55000 No’s 5500000 5500000
of WPS 00
41 Constructi SCO 210 56050 5000 Sq.mt 28025000 50868800

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on of 0 0
42 buildings SCF 36018 5000 Sq.mt 18009000
0
43 Small booths 84 30000 No’s 25200000
0
44 cultural shops 11574 2000 Sq.mt 23148000
45 Parking Construction 40 25619 1000 Sq.mt 25619000 25619000
facilities of open
parking
46 Constructi 45 23472 6500 Sq.mt 15256800 15256800
on of cycle 0 0
tracks
47 Constructi 30 33884 500 Sq.mt 16942000 16942000
on of
footpaths
48 Plantation Pulkhan tree 15 200 200 No’s 40000 168150
49 along the Kusum tree 145 150 No’s 21750
50 road Kanak champa 40 200 No’s 8000
51 Devil tree 180 180 No’s 32400
52 Arjuna tree 440 150 No’s 66000
53 Landscape Trees in 140  
cultural areas
54 Amaltas trees 68 250 No’s 17000 30000
55 Nili gulmohar 60 100 No’s 6000
56 Jacranda 20 150 No’s 3000
mimososafelio
57 Casa javanicia 20 200 No’s 4000
58 Trees in  
recreational
park
59 Amaltas 30 250 No’s 7500 24250
60 Gulmohar 25 150 No’s 3750
61 Casa javanicia 30 200 No’s 6000
62 Jacranda 20 150 No’s 3000
mimososafelio
63 White champa 20 200 No’s 4000
64 Green area Green areas in 30 13137 450 Sq.mt 5911650 29464665
developme cultural zone .6
65 nt Green area in 25575. 600 Sq.mt 15345465
recreational 78 .6
park
66 Green area in 18239 450 Sq.mt 8207550
zone 1 and 5
67 Auction Auction of 20
malls
68 Informal Installation of 20 640 10000 No’s 64000000 64000000
Unit units 0
69 Infrastruct installation of 10 8 50000 No’s 4000000 5936000
ure public toilets 0
70 installation of 9 10000 No’s 900000

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portable water 0
71 installation of 42 8000 No’s 336000
dustbins
72 Installation of 70 10000 No’s 700000
benches
73 Handover 30  
Total Development cost 12875543
626
Source: - Computed values

4.2.1 Development cost

The development charges per square meter are calculated Total cost excluded the cost of
construction to the saleable area. Saleable area of the commercial site plan is given below.

Table 4-8 Details of saleable components of the site

S.no Component Name Site area (sq.mt) FAR Built-up area sq.mt
  ZONE 1      
1 Shop cum offices 18684.72 3 49132198.8
2 Shops Cum Flats 11999.82 3 49132198.8
3 Restaurant 3999.94 2 32754799.2
4 Hotel 5649.92 2 32754799.2
5 Booths (2.4sqmt) 62.40 1 62.4
  ZONE 2     0
6 Recreational Clubs 10159.85 1 32892390.4
7 Restaurant -1 5549.92 2 32754799.2
8 Miniplex 6099.91 1.25 20471749.5
9 Exhibition hall-1 5149.92 1.5 24566099.4
10 Hotel -1 8129.88 2 32754799.2
11 Restaurant -2 5999.91 2 32754799.2
12  Art/ Craft/ Music/ Dance Centre 2499.96 1.2 19652879.52
13 Admin office 3999.94 1.25 20471749.5
14 Information Centre 3999.94 1.5 24566099.4
15 Museum 13799.80 1.3 21290619.48
16 Post Office 969.99 1.25 20471749.5
17 Hotel -2 3999.94 2 32754799.2
18 Booths 699.99 1 16377399.6
19 Art Galleries 11999.82 1.5 24566099.4
20 Library 5649.92 1.5 24566099.4
21 Cultural shops 5767.91 1 16377399.6
22 Exhibition Ground 3039.00    
23 Booths (2.4sqmt) 48.00 1 48
  ZONE-3      
24 Restaurant -1 Zone-3 5999.91 2 32754799.2
25 Auditorium 7999.88 1 16377399.6
26 Museum Zone-2 13799.80 1.3 21290619.48
27 Art Gallery-1 Zone-3 5999.91 1.5 24566099.4
28 Art Gallery-2 Zone-3 5999.91 1.5 24566099.4

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29 Exhibition -1 Zone 3 6499.90 1.5 24566099.4

30 Exhibition -2 Zone 3 6499.90 1.5 24566099.4
31 Admin office Zone-3 4099.94 1.25 20471749.5
32 Hotel -1 Zone-3 5849.91 2 32754799.2
33 Miniplex 5999.91 1.25 20471749.5
34 Restaurant -2 Zone-3 5999.91 2 32754799.2
35 Booths 579.99 1 16377399.6
36 Cultural shops Zone-3 5767.91 1 16377399.6
37 Exhibition Ground 3039.00    
38 Booths (2.4sqmt) 48.00 1 48.00
  ZONE-4 0.00    
39 Petrol Pump 2024.97 1 16377399.6
40 Dispensary 1299.98 1.5 24566099.4
41 Dispensary 1299.98 1.5 24566099.4
42 Restro Zone-4 2999.96 2 32754799.2
43 Electric substations 999.99   0
44 Fire Station 4099.94 1.25 20471749.5
45 Hotel -1 Zone-4 3999.94 2 32754799.2
46 Limited Whole Sale 5999.91 1 16377399.6
47 Police post 2024.97 1.2 19652879.52
48 Warehouse 3899.94 1 16377399.6
49 Bank-1 2999.96 1.2 19652879.52
50 Bank-2 2999.96 1.2 19652879.52
51 Gymnasium 1999.97 1 16377399.6
52 Booths 2039.97 1 16377399.6
  ZONE-5 0.00   0
53 Commercial offices 124998.15 2 32754799.2
54 Restaurant -1 Zone-5 3999.94 2 32754799.2
55 Restaurant -2 Zone-5 3999.94 2 32754799.2
56 Restaurant -3 Zone-5 3999.94 2 32754799.2
57 Booths 3939.94 1 16377399.6
  ZONE-6 0.00   0
58 Showrooms 23383.65 1.75 28660449.3
59 Food Courts 5999.91 1 16377399.6
60 Mall-1 9999.85 2.5 40943499
61 Mall-2 9999.85 2.5 40943499
62 Booths (2.4sqmt) 48.00 1 48
63 Amphitheatre 5999.91 1 16377399.6
  ZONE-7 0.00   0
64 Large Shops 11249.83 1 16377399.6
65 Medium Shops 10749.84 1 16377399.6
66 Small Shops 3499.95 1 16377399.6
  Total saleable area 482702.34    
Source: Computed values

Reserve price = Total Development cost/Total saleable area

= 12875543626/482702.34

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= 26, 673 Rs per sq.mt

4.3 Income
This section contains a list of the income made from the sale of various components whose
minimum price is determined by the reserved price. As a result, this chapter discusses the
selling price of various specified activities, break even points, net profit, and cost recovery
methods.

4.3.1 Base of the income

Reserve price
A reserve price, often known as a reservation price, is the lowest amount a seller would
accept as a winning bid. The reserve price is the lowest price at which the government will
sell plots and the site.

Total development cost of the site is 12875543626 crores and the saleable area for the site
calculated is 482702.34 sq.m. Therefore, the reserve price so calculated is Rs 26, 673 per
sq.m.

4.4 Categorization of income

 Cost recovery components have been categorised into three groups based on the
nature of the project (i.e., C.B.D.). These are:
 components with some form of subsidy
 major elements recommended for public services and commonly referred to as 'No
Profit – No Loss' activities.
 revenue-generating components, which are solely profit-driven and serve as the
project's backbone.
Sites for government offices, but public/tourism structures, such as the cultural area and
Auditorium, necessitate unique design considerations. As a result, the income from
important activities is described in the table below.

4.5 Selling of No profit no loss components

Table 4-9 Details of selling components

Zones Selling components Site area in Reserve Selling

sq.mt price component
Zone 2 and Recreational Clubs 10,160 26673 270997680
zone 3
Transferable Exhibition hall-1 5150 137365950
buildings
Art/Craft/Music/Dance  2,500 66682500

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Centre
Information Centre 4,000 106692000
Museum Zone-2 13800 368087400
Art Galleries Zone-2 6,000 160038000
Library 5,650 150702450
Cultural shops Zone-2 28 746844
Auditorium 8000 213384000
Museum Zone-2 13800 368087400
Art Gallery-1 Zone-3 6,000 160038000
Art Gallery-2 Zone-3 6,000 160038000
Exhibition -1 Zone 3 6500 173374500
Exhibition -2 Zone 3 6500 173374500
Cultural shops Zone-3 28 746844
Transferrable Dispensary 1300 34674900
sites
Dispensary 1300 34674900
Electric substations 1000 26673000
Fire Station 4,100 109359300
Police post 2,025 54012825
Bank-1 3000 80019000
Bank-2 3000 80019000
Post Office 970 25872810
Grand total     2955661803

4.6 Selling of profitable plots (allotment of plots)

These components are purely commercial and profit-oriented. As a result, these elements are
critical to the project's cost recovery and profit generating. Because of its importance, the
developers (or authority) sell these in instalments according to local rules. Various market
pricing for new commercial SCOs, SCF's and booths are examined here. The lower limit of
the indicated market price, which is greater than the reserved price per sq.m, has been
implemented. 

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Table 4-10 Details of selling Plots

Zones Allotment Area No Area Selling Selling price Total selling

of sites in of in price per unit price (lakhs)
sq.m units acres per (lakhs)
sq.mt

Zone 1 Restaurant 4000 1 0.99 98845 395380000.00 395380000.00

Zone-1
Hotel Zone- 5650 1 1.40 150000 847500000.00 847500000.00
1
Zone 2 Restaurant 5550 1 1.37 99000 549450000.00 549450000.00
-1 Zone-2
Miniplex 6100 1 1.51 120000 732000000.00 732000000.00
Hotel -1 8130 1 2.01 150000 1219500000.00 1219500000.00
Zone-2
Restaurant 6000 1 1.48 99000 594000000.00 594000000.00
-2 Zone-2
Admin 4000 1 0.99 98845 395380000.00 395380000.00
office
Zone-2
Hotel -2 4000 1 0.99 150000 600000000.00 600000000.00
Zone-2
Booths 20 20 0.10 430000 8600000.00 172000000.00
Zone 3 Restaurant 6000 1 1.48 98845 593070000.00 593070000.00
-1 Zone-3
Admin 4100 1 1.01 98845 405264500.00 405264500.00
office
Zone-3
Hotel -1 5850 1 1.45 150000 877500000.00 877500000.00
Zone-3
Miniplex 6000 1 1.48 120000 720000000.00 720000000.00
Restaurant 6000 1 1.48 99000 594000000.00 594000000.00
-2 Zone-3
Booths 20 20 0.10 430000 8600000.00 172000000.00
Petrol 2025 1 0.50 100000 202500000.00 202500000.00
Pump
Zone 4 Restro 3000 1 0.74 99000 297000000.00 297000000.00
Zone-4

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Hotel -1 4000 1 0.99 150000 600000000.00 600000000.00

Zone-4
Limited 6000 1 1.48 100000 600000000.00 600000000.00
Whole Sale
Warehouse 4000 1 0.99 98845 395380000.00 395380000.00
Booths 20 100 0.49 430000 8600000.00 860000000.00
Gymnasium 2000 1 0.49 98845 197690000.00 197690000.00
Zone 5 Commercial 5000 25 30.89 140000 700000000.00 17500000000.00
offices
Restaurant 4000 3 2.97 98845 395380000.00 1186140000.00
-1 Zone-5
Booths 20 195 0.96 430000 8600000.00 1677000000.00
Zone 6 Showrooms 148 158 5.78 110000 16280000.00 2572240000.00
Food 3000 2 1.48 98845 296535000.00 593070000.00
Courts
Zone 7 Large 150 75 2.78 66666 9999900.00 749992500.00
Shops
Medium 50 215 2.66 140000 7000000.00 1505000000.00
Shops
Small 25 140 0.86 260000 6500000.00 910000000.00
Shops
Grand total (selling price) in lakhs     38713057000.0
0
Source: Computed Values

According to market price from online source we assumed our selling price different
components as their details are mentioned below

Table 4-11 Location of components and their market price

Ground floor

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GF+ Corner 10% Greater than G. F

First Floor 10% Less than G.F +corner

FF +Corner 10% Less than F. F

Second Floor 10% Less than F. F

SF + Corner 10% Less than F. F+ Corner

Third floor 10% Less than SF

TF +Corner 10% Less than SF + Corner

Fourth Floor 10% Less than TF

FF+ Corner 10% Less than TF + Corner

According to above table the selling components of SCO and SCF buildings were taken as
per market price. The details are mentioned below

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Table 4-12 Details of selling component of SCO

Table 4-13 Details of selling component of SCF

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Table 4-14 Details of selling component of Booth

Booths (Unit Area=2.4 sq.m)

1. Corner (No.) 16
Total Area (in sq.m) 2.40
Unit Price (Rs. in Lakh) 412,800.00
Total Price 6,604,800.00
2. Non Corner (No.) 70
Total Area (in sq.m) 2.40
Unit Price (Rs. in Lakh) 385,000.00
Total Price 26,950,000.00
Sub-Total (Rs. in Lakh) 33,554,800.00

4.7 Selling of subsidy components

The allocation of street vending units on lease is one of the subsidy components. The subsidy
is computed in accordance with the 2014 Street Vendors Act. Depending on the nature of the
project, the subsidy component is prioritized last. Because street vending units may be set up
in a short amount of time compared to other components, and because these units are
dependent on foot traffic. As a result, the success of the street vending enterprise is strongly
intertwined to the construction and operation of established commercial and public sector
structures. There are 640 vending units envisaged on the property, implying a monthly
income of about Rs 6,40,000 charging 1000/Vendor

Number of Rehris= 640

Cost of installment of informal unit= 1,00,000

Total cost of installment= 640*1,00,000

= 640,00,000

Monthly Charges to be collected =1000 per unit

Total monthly charges = 640*1000

= 6,40,000 or 6.4 lakh

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4.8 Auction of components

After the third instalment, the mall will be auctioned off so that the project may make money
even as it nears completion. The auction's selling price was determined using GAMADA's
most recent auctioned price.

Table 4-15 Details of Auction of Malls

Auctions of malls
Zone-5 Mall-1 10000 2 4.94 150000 1500000000.00 3000000000.00
Source: computed Value

4.9 Installments
We have assumed four instalments i.e., 15%, 20%, 30% and 30% and 5 % taken on
application These components are profit oriented and pure commercial in nature. The first
instalment after the application installment cost is of 15 % is set during the construction of
roads and services. The second instalment of 20% is set during the beginning of construction
of SCOs, SCF and Booths and other infrastructure like OHR, transformer laying. Further,
third instalment of 30% is set during construction of Showrooms, SCOs, Booths & SCFs and
before the landscaping works. In end, the last i.e., fourth instalment of 30% is set to charge on
possession of SCOs, Booths & SCFs. The instalments fixed for components i.e., SCOs,
Booths and SCFs are given below

Table 4-16 Details of cost recover from Installments

Compiled Installment
Application (5%) 4438412915
Installment-I (15%) 13929964950
Installment-II (20%) 17753651660
Installment-III (30%) 26630477490
Installment-IV (30%) 26630477490
Grand Total (Rs. ) 89382984505

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Table 4-17 Details of components cost recovery from installment

SCOs (Unit Area=100 sq.m) GF GF+Corner FF FF+Corner SF SF + Corner TF TF + Corner FF FF+Corner Grand Total
1. Plaza Facing 3230000000 561000000 2907000000 504900000 2616300000 454410000 2354670000 408969000 2119203000 368072100 15524524100
Application (5%) 161500000 28050000 145350000 25245000 130815000 22720500 117733500 20448450 105960150 18403605 776226205
Installment-I (15%) 48,45,00,000 11,22,00,000 58,14,00,000 10,09,80,000 52,32,60,000 9,08,82,000 47,09,34,000 8,17,93,800 42,38,40,600 7,36,14,420 2943404820
Installment-II (20%) 64,60,00,000 11,22,00,000 58,14,00,000 10,09,80,000 52,32,60,000 9,08,82,000 47,09,34,000 8,17,93,800 42,38,40,600 7,36,14,420 3104904820
Installment-III (30%) 96,90,00,000 16,83,00,000 87,21,00,000 15,14,70,000 78,48,90,000 13,63,23,000 70,64,01,000 12,26,90,700 63,57,60,900 11,04,21,630 4657357230
Installment-IV (30%) 96,90,00,000 16,83,00,000 87,21,00,000 15,14,70,000 78,48,90,000 13,63,23,000 70,64,01,000 12,26,90,700 63,57,60,900 11,04,21,630 4657357230
2. Non Plaza Facing (No.) 2892500000 286000000 2603250000 257400000 2342925000 231660000 2108632500 208494000 1897769250 187644600 13016275350
Application (5%) 144625000 14300000 130162500 12870000 117146250 11583000 105431625 10424700 94888462.5 9382230 650813767.5
Installment-I (15%) 43,38,75,000 4,29,00,000 39,04,87,500 3,86,10,000 35,14,38,750 3,47,49,000 31,62,94,875 3,12,74,100 28,46,65,388 2,81,46,690 1952441303
Installment-II (20%) 57,85,00,000 5,72,00,000 52,06,50,000 5,14,80,000 46,85,85,000 4,63,32,000 42,17,26,500 4,16,98,800 37,95,53,850 3,75,28,920 2603255070
Installment-III (30%) 86,77,50,000 8,58,00,000 78,09,75,000 7,72,20,000 70,28,77,500 6,94,98,000 63,25,89,750 6,25,48,200 56,93,30,775 5,62,93,380 3904882605
Installment-IV (30%) 86,77,50,000 8,58,00,000 78,09,75,000 7,72,20,000 70,28,77,500 6,94,98,000 63,25,89,750 6,25,48,200 56,93,30,775 5,62,93,380 3904882605
SCF (Unit Area=100 sq.m) GF GF+Corner FF FF+Corner SF SF + Corner TF TF + Corner FF FF+Corner Grand Total
1. Plaza Facing (No.) 960000000 264000000 864000000 237600000 777600000 213840000 699840000 192456000 629856000 173210400 5012402400
Application (5%) 48000000 13200000 43200000 11880000 38880000 10692000 34992000 9622800 31492800 8660520 250620120
Installment-I (15%) 14,40,00,000 3,96,00,000 12,96,00,000 3,56,40,000 11,66,40,000 3,20,76,000 10,49,76,000 2,88,68,400 9,44,78,400 2,59,81,560 751860360
Installment-II (20%) 19,20,00,000 5,28,00,000 17,28,00,000 4,75,20,000 15,55,20,000 4,27,68,000 13,99,68,000 3,84,91,200 12,59,71,200 3,46,42,080 1002480480
Installment-III (30%) 28,80,00,000 7,92,00,000 25,92,00,000 7,12,80,000 23,32,80,000 6,41,52,000 20,99,52,000 5,77,36,800 18,89,56,800 5,19,63,120 1503720720
Installment-IV (30%) 28,80,00,000 7,92,00,000 25,92,00,000 7,12,80,000 23,32,80,000 6,41,52,000 20,99,52,000 5,77,36,800 18,89,56,800 5,19,63,120 1503720720
1. Non Plaza Facing (No.) 3097500000 924000000 2787750000 831600000 2508975000 748440000 2258077500 673596000 2032269750 606236400 16468444650
Application (5%) 154875000 46200000 139387500 41580000 125448750 37422000 112903875 33679800 101613487.5 30311820 823422232.5

Installment-I (15%) 46,46,25,000 13,86,00,000 41,81,62,500 12,47,40,000 37,63,46,250 11,22,66,000 33,87,11,625 10,10,39,400 30,48,40,463 9,09,35,460 2470266698
Installment-II (20%) 61,95,00,000 18,48,00,000 55,75,50,000 16,63,20,000 50,17,95,000 14,96,88,000 45,16,15,500 13,47,19,200 40,64,53,950 12,12,47,280 3293688930
Installment-III (30%) 92,92,50,000 27,72,00,000 83,63,25,000 24,94,80,000 75,26,92,500 22,45,32,000 67,74,23,250 20,20,78,800 60,96,80,925 18,18,70,920 4940533395
Installment-IV (30%) 92,92,50,000 27,72,00,000 83,63,25,000 24,94,80,000 75,26,92,500 22,45,32,000 67,74,23,250 20,20,78,800 60,96,80,925 18,18,70,920 4940533395

Booths (Unit Area=2.4

GF
sq.m)
1. Corner (No.) 66,04,800.00
Application (5%) 330240
Installment-I (15%) 9,90,720
Installment-II (20%) 13,20,960
Installment-III (30%) 19,81,440
Installment-IV (30%) 19,81,440
2. Non Corner (No.) 2,69,50,000.00
Application (5%) 1347500
Installment-I (15%) 40,42,500
Installment-II (20%) 53,90,000
Installment-III (30%) 80,85,000
Installment-IV (30%) 80,85,000

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Allotment of sites (plots) 38713057000

Application (5%) 1935652850
Installment-I (15%) 5,80,69,58,550
Installment-II (20%) 7,74,26,11,400
Installment-III (30%) 11,61,39,17,100
Installment-IV (30%) 11,61,39,17,100

Compiled Installment
Application (5%) 4438412915
Installment-I (15%) 13929964950
Installment-II (20%) 17753651660

Installment-III (30%) 26630477490

Installment-IV (30%) 26630477490
Grand TOTAL 89382984505

4.10 Incurred Selling Price

some sites are to sold on profit, few are to be transferred to different government departments
on no profit no loss basis, whereas some components like vending unit needs to be
subsidized. Therefore, their selling price will vary accordingly with minimum selling price as
the reserve price.

Table 4-18 Details of Income incurred through all selling components

Income Selling price Day Month

Application (5%) 4438412915 65th day 3rd

1st installment (15% 13929964950 155th day 6th

Transfer of land to govt. 2955661803 245th day 9th
2nd installment (20%) 17753651660 365th day 13th
3rd installment (30%) 26630477490 585th day 20th

Auction 3000000000 795th day 27th

4th installment (30%) 26630477490 795th day 27th

Informal unit allotment 64000000 815th day 28th

Source: Computed Values

Before determining the selling price for SCOs, SCFs booths, the favored site criteria was
taken into account. The highest price will be paid for the corner plots on the ground floor.
The minimum and maximum rates were determined using two different criteria: reserve price

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and market price. As a result, the project's total income, as computed, is just Rs. 8855.55
lakhs.

4.11 Network Diagram

The network chart is used to determine the order of activities, such as which action comes
first and which must come second, as well as the details of parallel operations. (See diagram.)
The time interval specifies how long after the previous activity ends the subsequent activity
begins. The income-generating activities are represented by the dark arrow. The network
diagram aids in determining the interdependence of activities and their relationships. The
number of days indicated on the arrows represents the amount of time required to accomplish
an activity.

Figure 4-18 Network diagram of the development of commercial site

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4.12 Gantt Chart

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Table 4-19 Details of Cumulative Income & Expenditure of Every month

Months
15th 16th 17th 18th 19th 20th 21st 22nd 23rd 24th 25th 26th 27th 28th
Expenditure (RS in crores) 18.16 10.50 7.65 9.60 7.29 6.54 0.00 0.00 0.00 0.00 1.47 1.47 6.70 0.30
Cumulative Expenditure (CE) 1282.47 1292.97 1300.62 1310.22 1317.51 1324.05 1324.05 1324.06 1324.06 1324.06 1325.53 1327.01 1333.70 1334.00
Income (RS in crores) 0.00 0.00 0.00 0.00 266.30 2396.74 0.00 0.00 0.00 0.00 0.00 2666.74 302.06 0.64
Cumulative Income (CI) (RS in
3219.05 3219.05 3219.05 3219.05 3485.36 5882.10 5882.10 5882.10 5882.10 5882.10 5882.10 8548.84 8850.91 8851.55
crores)
Balance (CI-CE) (RS in crores) 1936.58 1926.08 1918.43 1908.83 2167.84 4558.04 4558.04 4558.04 4558.04 4558.04 4556.57 7221.84 7517.20 7517.55
Source:- Computed Values

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4.13 Break-even Point

The break-even point (BEP) is the point on a graph where total revenue precisely equals total
costs, resulting in a positive cumulative balance between income and expenditure. As
illustrated in the GANTT chart, the project breaks even after the first payment (20%) for the
allocation of showrooms, SCOs, booths, and food outlets in the fourth month of the project.

4.14 Net Profit

Total money invested for the development of site is Rs. 1334 crores. The income of the
project is 8851.55 crores. Therefore, the net income through project come out to be –

Net Profit = Cumulative Income - Cumulative Expenditure

Rs. (8851,54-1334,99) Lakh = Rs. 751754 Lakh

Profit % age= Cumulative Income - Cumulative Expenditure/ Cumulative Expenditure

= (8851,54-1334,99) / 1334,99= 563.53 %

4.15 Conclusion
The project's selling price and profits are discussed in this chapter. The selling prices were
determined by GMADA using the site's market value, which was derived via online tenders.
The income was then compared to the expenses to determine the net profit, which came to
485.77 percent. Hence it will be a profitable project. The relation between cumulative income
and expenditure is shown graphically via GANTT chart.

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References

Encylopedia. (2018, June 27). Retrieved from Encylopedia.com:

https://www.encyclopedia.com/social-sciences-and-law/economics-business-and-
labor/businesses-and-occupations/project-management

Mnagement Mania. (2016, July 28). Retrieved from managrmentmania:

https://managementmania.com/en/network-analysis-methods

Project Manager. (2021, May 18). Retrieved from Project Manager.com:

https://www.projectmanager.com/blog/project-definition

Tenders Punjab. (2021, November 2). Retrieved from https://eproc.punjab.gov.in/nicgep/app

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