Volume II

Project Information Memorandum

For

Development of International Standard Tourism Theme Destination

in Punjab on Pathankot Dalhousie Road around Ranjit Sagar Lake

on PPP mode (74.76 acres)

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1.1 Project Background

The Government of Punjab intends to develop the state’s economy by choosing a sustainable path. In order to uplift the economy of the state by sprouting employment opportunities in all parts of the State. This vision was directed for developing tourism sites in the State that have a high potential for sustaining eco-tourism. This means identifying places having highest scenic beauty in midst of pristine nature having a potential of practicing a responsible tourism. These sites would then be developed as a pilot project to promote eco-sensitive sustainable tourism. The State then identified a land area of 30.25 Ha near Ranjit Sagar Dam in Pathankot.

The project site is geographically located 4Km away from the of Ravi river adjacent to the man-made Ranjit Sagar Reservoir. The land chosen towards the site identified falls in the category of ‘Forest Land’. The scenic view from this identified land parcel is un-parallel in the entire region and is on the route to Dalhousie where the tourism influx is maximum in the District. Therefore, the Government of Punjab decided to initiate the development of this high tourist potential area on the terms of sustainable eco-tourism. The Government envisages for eco-sensitive low-rise eco-resorts juxta-positioned to this natural setting while abiding all rule and regulation prescribed under Punjab Building Bye Laws and Punjab Eco-Tourism Policy.

This project is geared towards it being a natural tourism site which adheres to all ecological and sustainable aspect of the devouring natural setting it is situated in. Focus of the project is to develop the site keeping view of improving the well-being of the local communities and maintaining the ecology and environment.

1.2 Project Location

The site is approximately 37 km from the Pathankot and 57 km from Dalhousie and bordering three states Jammu, Himachal Pradesh and Punjab. The Site can be accessed by the Pathankot- Dalhouise National Highway 154A.

Figure: Site Location and Connectivity

This Project site comprises of a cumulative area of 74.76acres or 30.25 hectares that includes an island namely Kulara and a land parcel adjacent to the water body named Naloh- Palangi. The Site elevation ranges between 500 to 645 m above MSL. This Project is intended to be established as an Eco-tourism hub with nature adventure zone and water sport activities facility.

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1.2 Site area details The total area of the site is 74.76 acres (30.52 hectares) and consist of the following land sites:

Site Name of the Site Area (in acres) Khasra Numbers

Project Site 1 Naloh Tika Palangi (Lakefront)

56.22 acres (incl.6.86 acres of Common

Parking)

19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 31, 32, 33 and 34

Project Site 2 Kulara Island 18.54 acres 6, 7, 8, 9, 30, 32, 34, 35, 36, 38, 130, 136, 139 and 142

Total area 74.76 acres

View from Pilangi Island

View from Pilangi to Kulara Island

1.3 Project Site Satellite Map

The satellite image below highlights the project site boundaries along with their respective areas in acres.

Project Site 1:

56.22 acres

Project Site 2:

18.54 acres

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1.4 Scope of the Project:

(a) Planning, designing, financing, constructing and marketing of the Project and Project

Facilities on the Site set forth in Schedule-A (see Concession Agreement), in conformity with

the Schedule-B(see Concession Agreement)and as per the applicable development control

regulations of the State of Punjab, including the provisions of the Punjab Eco-tourism Policy

and the guidelines issued by the Govt. of India for eco-tourism projects (Clause 1.6), as

amended from time to time. The Concessionaire shall adopt the eco-friendly practices in

designing, constructing, developing and operating the Project Facility. Also, applicable forest

norms would be kept in mind while designing the resort.

(b) Designing: The Development shall be in accordance to the guidelines stated in the Detailed

Project Report as approved under the Forest Clearance of the project. An indicative conceptual

plan is provided in this document. The selected bidder shall have to abide to the already

approved conceptual drawings and develop the eco-resorts and facilities based accordingly.

1.5 Status of statutory clearances:

The site falls under the jurisdiction of Forest Divisional Office in Pathankot. The project requires a forest clearance under which the said land parcel of 74.76 acres would be diverted from forest use only to non-forest use thereafter the land would be transferred to Amritsar Development Authority, Punjab. The requisite Environmental Clearance for the project has already been obtained vide ref no. SEIAA/2017/67 (Annexure A). The Stage-1 Forest Clearance has been obtained from the Ministry of Environment & Forest& Climate Change vide letter dated 10.08.2020 (Copy of the letter attached at Annexure B). The bidder must abide by the terms and conditions of this approval letter. The bidder shall be responsible for obtaining various NOCs, approvals (if any) for commissioning and executing this project.

The following excerpts not exhaustive and Bidders are advised to familiarize with the complete set of norms, guidelines, laws etc. governing the development of the Project.

1.6Applicable Building Norms and Guidelines

a) Building Norms shall be as per Punjab Eco-Tourism Policy, 2009

Boundary Wall Boundary walls and fences along plot periphery that may obstruct views - strictly not permitted. Hedges up to height 0.9m can be used if required.

Stream Buffers 12 m Horizontal buffer green on both sides from all water streams (as per Eco Tourism policy Page 19, point 4)

Ground Coverage As per Eco-tourism Policy, 2009-Max 20%

Building Setbacks Min. 6m setback on all 4 sides (Front, Rear, Sides)

Permissible Building Heights

Max ht. of building : G+1 (in no case structure will be higher than 30 feet including structures like water tank etc.)

Permissible Road Widths

• Minimum 9m RoW; clear, unobstructed emergency access path for fire tender

• Total roads+ Parking area – Max 5% of the total site area (as per Eco Tourism Policy

Parking Requirements

As per Punjab Eco-tourism Policy due to senstivity of the site

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Entry Entry via Waterways/Boating decks and 6m access road connection from nearest Public/ village road as per Master Plan

Design Intent Components as per Eco Tourism Policy

Projections As per PUDA Byelaws-Ref Sec-2.1

Elevation Controls

• Elevations - theme of traditional Himalayan architectural styles; roofs with traditional Himalayan steep and pitch.

• Public facades to have Min. 45% fenestration while private facades to have Min. 25% fenestration.

Materials Use of locally manufactured/eco-friendly materials with lowest environmental impact

Activities Permitted

• Nature camps

• Eco-friendly accommodation including eco-resorts, eco hotels, etc.

• Trekking and nature walks

• Wildlife viewing

• River cruise facilities

• Adventure sports including water sports; angling

• Herbal ecotourism

• Interpretation center

• Conservation education center

• Other facilities based on specific requirements of site – including accommodation and ancillary facilities for support staffs, if on site.

b) Terms and conditions to be followed as per approved Environmental Clearance vide ref no. SEIAA/2017/67 for the project (Annexure A):-

• Solid waste: Shall be segregated (biodegradable and non-biodegradable) where manure will be made out from biodegradable waste and the later shall be disposed at the municipal dumping site.

• Rainwater harvesting tanks and percolation tanks will be constructed, and rainwater will be used for horticulture and non-portable use only. No rainwater will be put to recharge through ground water pits.

• Used oil of DG sets will be disposed as per Hazardous and other Waste (Management & Transboundary Movement) Rules 2016.

• Constructing STPs for treating and recycling wastewater for flushing and fire-fighting purposes.

• Toilets: No construction of Septic Tanks nor Soak Pits; use of anaerobic digesters or mobile toilets.

• E-waste: generated will be stored in an isolated room and will be sold to manufacturers

• First Aid Room shall be provided in the project area

• Approvals for storage of diesel from Chief Controller of Explosives, Fire Department, Civil Aviation Department, Forest (Conservation) Act 1980 and Wildlife protection Act, 1972 etc.

• Inlet and Outlet point of natural drainage system should be maintained for ensuring unrestricted flow of rainwater.

• Prohibition on the use of plastic bags and thermocol disposables

• Take adequate steps to conserve energy like use of LEDs, shut down 70% of lighting after 10pm etc.

• Gas based generators sets for standby power arrangements

• Landscaping to be of indigenous species

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c) Terms and conditions to be followed as per approved Forest Clearance vide letter dated

10.08.2020 (Annexure B):-

• No permanent structure will be erected on Kulara. In addition, the bidder will finalise and submit the layout plan of the resort along with finalised architectural design before State-II approval.

• No damage shall be done on the adjoining forest land.

• Bidder to provide firewood preferebly alternate fuels to the labourers and the staff working at the site so as to aviod any damage and pressure on the nearby forest areas.

• The bidder shall abide by the conditions of Environmental Clerance under the Environment (Protection) Act 1986.

• The bidder shall carry out muck disposal at pre-designated sites as per the scheme approved by the Forest Department. The required soil conservation measures should be taken.

• Minimum number of trees/poles, not more than 3,180 poles will be felled in this porposal. The trees should be felled under strict supervision of State Forest Department. Bidder shall ensure that any tree felling will be in accordance with the ground average of site development only and not involve entire site area for which the diversion is applied.

• The bidder will have to obtain the all other prior approvals/clearances under all relevant Acts/Rules/Court’s Rulings/instructions, etc, as applicable to this porposal

• The bidder will have to obtain necessary approvals on the detailed drawings from the concerned District Town Planner.

• The No Objection Certificate from Ranjit Sagar Dam Corporation shall allow the bidder to exercise water sports activities 2Km away from the Dam Axis (Annexure C)

• The bidder shall ensure that no construction and disposal of any type of water on existing roads.

• Land Utilisation Map submitted under Forest Clearance

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Figure: Land Utilization Map

1.7Area statement as per norms

The key area details that selected developer needs to keep in mind along with all applicable norms and guidelines are mentioned below:

Parameters Site 1 Site 2 Total

Land Area (in acre) 56.22 (including 6.86* acres

of Common Visitor Parking)

18.54 74.76

Allowable Ground Coverage (in sq. feet) (20% as per Eco Tourism Policy)in sqm

39,950.50 15,005.72 54,956.22

Allowable Built-up Area (in sq. ft.) (0.4 FAR as per Eco Toursim Policy)in sqm

79,901.01 30,011.40 1,09,912.41

*Please note that the parking site area shall not be considered for BUA calculation. Its exclusively for parking and the site is not accounted towards FAR consumption. Taking parking site into FAR would not allow us to use it as parking as parking area cannot be more than 5% of the site.

1.8 Indicative Conceptual Plan:

Based on the applicable norms and guidelines, an indicative conceptual plan has been developed

which is provided in the document below. However, the selected bidder might choose to develop

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eco-resort facilities based on the demand potential of the site while confirming at all times to the

applicable norms and guidelines governing the development of the project.

A. An indicative conceptual plan of proposed interventions at respective project sites

The development style would be of international standard and Himalayan style. The

indicative interventions in each of the sites are illustrated below.

Project 1:Site 1: Naloh Pilangi (Lake Front)

Project 1: Site 1: Naloh Tika

Pilangi Lakefront

Project 2: Site

2: Kulara Island

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Key Design Features:

• Example for Lake Front

Development: Lefay

Resort, Gardia Lake,

Italy and Kapalua Villas

Hawaii

• Landscape Strategy:

Planting Terraces,

Slopped/terrace

botanical garden and

viewing decks/pavilions

for botanical gardens

etc.

Project 2 : Site 2 :Kulara Island

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Key Design Features:

• Example for Development (All

temporary structures)like:

Khem Villas , Rajasthan,

Maachli (Sindhudurg),

Maharashtra, Nubra

Ecolodge, Leh.

• Landscape Strategy: Broad

walkways along the lake front,

Planting terraces with

submersible grasses,

swimming coves etc.

B. Details of interventions of indicative conceptual plan

The details of the indicative interventions of the conceptual plan is elaborated hereunder.

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Site 1 : Naloh-Pilangi Lake Front

Sno Components Proposed Number of rooms/ Numbers

Total Ground

coverage (Sqm)

Total BU Area each

component (Sqm)

Total Achieved BUA

(Sqm)

1 Interpretation Centre cum Convention Centre

21,180.00

Interpretation cum Convention

Centre/Information Centre

1 10590 21180.00

2 Eco Friendly Accommodations

26,477.15

Villas 190 13239 26477.15

3 Eco Resort 23,225.57

Rooms 250 11613 23225.57

4 Nature Zone 0 0.00 NO BUA

5 Greens (Unbuildable) 0 0.00 NO BUA

6 Support Facilities 9,018.29

Facility Blocks - Reception/Dining/Gym/Club

9 4050 8100.00

Driver/ Staff Facilities 1 459 918.29

Utilities 0 0.00 NO BUA

Boating Deck 0 0.00 NO BUA

7 Roads 0 0.00 NO BUA 0.00

8 Parking Site 0 0.00 NO BUA 0.00

39,950.50 Total 79,901.00

Site 2 : Kulara Island

Sno Components Proposed Number of

rooms/ Numbers

Total Ground

coverage (Sqm)

Total BU Area each

component (Sqm)

Total Achieved BUA

(Sqm)

1 Eco Resort 17191.24

Villas 50 2787.07 5574.14

Rooms 125 5808.55 11617.10

2 Support Facilities 12820.20

Interpretation Centre* 1 3950.10 8200.20

Facility Blocks - Reception/Dining/Gym/Club

4 2160.00 4320.00

Driver/ Staff Facilities LS 300.00 300.00

Utilities 0 0.00 NO BUA

Boating Deck 0 0.00 NO BUA

3 Roads & Parking 0 0.00 NO BUA

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Total 15005.72 30011.44

C. Infrastructure envisioned as per the indicative conceptual plan

Features Demand Population (Staff+ visitors+ guests) 2552 Total Water requirement 1700 KLD Fresh water requirement 400 KLD Recycle water requirement 1300 KLD Wastewater generation 300 KLD STP Capacity (modules) 360 KLD Available Run off / Year 90710 Cum TWH pits with recharge shaft/ well roof top 6 Nos Other recharge structures- surface run off Percolation tanks Solid waste generation 1400 Kg/day Parking required 460 Parking provided 1395 Power requirement 5.9 mVA

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Annexure A

Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure A

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Annexure B

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Annexure B

Annexure B

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Annexure B

Annexure B

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Annexure C

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Annexure C

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Annexure B

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Annexure B

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Annexure B

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