Chapter no. 4 ABOUT SITE

4.1 SITE SELECTION CRITERIA-

• The site should demand multifunctionality. • Multifunctionality can be arrived either on newly planned neighbourhoods or congested sprawling neighbourhoods. • F.S.I. is permitted high in both cases which allow mixed use development.

SELECTED CITY – PUNE

WHY PUNE?

• Pune is upcoming metropolitan city. • Pune has the impeccable record of highest growth within a span of 20 Years • Pune has the highest number of software companies in India-212, followed by

Bangalore - 208, • Hyderabad - 97. Hence called the Silicon Valley of Maharashtra.

Pune is well known as the ‘Queen of Deccan’ due to its scenic beauty and rich natural resources. Besides, it is famous for its religious and historical places. Pune city is known in the world map because of its educational, research and development institutions. The district also has an importance as an important military base. Pune is the most industrialized district in western Maharashtra and a famous IT hub in the country. Pune exemplifies an indigenous Marathi culture and ethos, in which education, arts & crafts and theaters are given due prominence. Pune is the cultural capital of Maharashtra.

Pune metro development allows the permissible FSI of 4 within 500m radius of metro corridor.

• Connectivity- proposed road on three side. • Permissible FSI – 3.5 • Area of plot- 15.27 acres. • Located at prime location. • Many hotels, multiplex, malls in the vicinity. • Required development- hyper city, retail, offices, hotel, residential. • Connectivityproposed road on three side. • Permissible FSI – 4 • Area of plot- 15.9 acres. • Located in metro corridor. • Near to airport. • Many hotels, multiplex, malls in the vicinity. • Required development- hyper city, retail, offices, hotel, residential. • Connectivity-

Express way on one side and Baner road on other.

• Permissible FSI –3.5

• Area of plot – 21.4 acres.

• Probable development- retail, multiplex, offices, hotel, residential.

4.3 ABOUT PUNE…….

Chronological Development of Pune City

1600: Pune city started from a small agriculture settlement called “Punnakka”. Later the settlement had grown to a small village called as Kasbe Pune or Punavadi. The whole region was located on the border, surrounded by the Mughals, Qutubshahi kingdom and Adilshahi kingdom. The settlement regenerated due to constant plundering and wars.

1600-1818: Entire region was gifted as a “Jagir” to Shahji Bhonsle eventually, his son Shivaji founded the Maratha kingdom. It was made the administrative capital of Maratha Power by the Peshwas. Peshwas Established various “Peths” which were the self-sufficient urban settlement units (sectors).

1818-1952: British came and developed new areas to the north of the old city, on the opposite bank of

the river. They also established military cantonment to the east & north of the city. Many academic and research institutes like Pune College of Engineering were established during this period. The Kirloskar Group was the first to bring industry to Pune by setting up Kirloskar Oil Engines Ltd. in 1945 at Kirkee in Pune. The Pune Municipality was established in 1950.

1952-Present: City grew rapidly due to establishment of various industrial areas-mainly PimpriChinchwad Industrial Township. Industrial development started in the 1950s and '60s in Hadapsar, Bhosari, Pimpri, and Parvati. Telco started operations in 1961, which gave boost to the automobile

sector. In 1961, the Panshet and Khadakwasla dams broke and their waters flooded the city, destroying most of the older sections of town. Consequently, by 1966, the city had expanded in all directions. In 1990, Pune began to attract foreign capital. The maximum growth came after the IT boom & two major IT parks- Hinjewadi and Magarpatta. In 1998, work on the six-lane Mumbai-Pune expressway began; the expressway was completed in 2001. In 2008, the Commonwealth Youth Games took place in Pune, which encouraged additional development in the north-west region of the city. The city gradually changed into a dynamic place of academic, cultural and economic importance. Pune is today acknowledged as an IT hub, educational hub and cultural capital of Maharashtra.

Pune city is rank 6th in the top 10 wealthiest cities in India. Pune city is the second highest in the state of Maharashtra after Mumbai. The major sectors contributing to the city’s growing economy are industry, education, tourism and culture. The average per capita incomes of all the top cities/ towns are given below:

Mean Temperature of Pune (Source: IMD-Pune) Mean Precipitation of Pune (Source: IMD-Pune)

Pune witnessed the change of economy through the new economic policies which reflects the expansion of Information Technology sectors in late nineties. Large scales IT parks are established at Hinjewadi, Talawade, Kharadi and Hadapsar in 1999, Infotech Park was set up at Hinjewadi - IT city.

Later, many IT parks have sprung up in the city to keep pace with the growing software industry and to encourage new IT companies to set up their base in Pune. With an addition of educational facilities, many leading software companies like Infosys, Wipro, IBM, Satyam, Accenture and some foreign players established in Pune as they considered the city as best destination for IT establishment.

Pune has a total of 635 STPI registered units (2006-07) with Cognizant, Convergys, KPIT, EXL, Msource as the major IT/ ITeS players, this ranks Pune as 6th in India as the major established IT/ITeS hub. Pune city being privileged in having better infrastructure facilities attracts investors from all over the world. Although in the recent past all the manufacturing industries have been shifted out of the PMC boundary, yet the number of IT/ITeS units is increasing; 108 numbers of units have been added in 2006-07.

Referring to a study done by IBEF after 2006-07, when compared to other cities that have emerged as major centres of registered STPI units Pune has acquired fifth position, with Bangalore, NCR-Delhi, Hyderabad and Chennai being the top four and Mumbai and Kolkata lagging behind in this aspect, as shown in map.

1.OVERVIEW OF KALYANINAGAR-

With Koregoan turning into an expensive residential hub, people in Pune have turned their attention towards Kalyani Nagar. Demanding high rental value, Kalyani Nagar is tagged as one of the promising destinations for real estate in the days to come. On the whole, the locality brings to the platter hightech luxurious houses, and hence, it is brimmed with top-notch IT professionals, who wish to sit on the lap of luxury. Adjacent to hot spots such as Koregoan Park, Aga Khan Palace and Mula-Mutha River the locality is the epicenter of entertainment, business, social life and arts in Pune. Add to its credentials, Kalyani Nagar offers easy access to the top-most IT destinations positioned in east Pune. Hence, for those looking to dwell near their work locations in East Pune and live up to the concept-’walk to work’ , Kalyani Nagar serves the perfect fit. Over the years, persisting demand for housing units from the IT/ITeS professionals and trouble-free connectivity with leading residential and commercial hotspots of the city, has led to a marginal increase in capital values in the range 1%-3% quarter-on-quarter QoQ.

2. GROWTH FACTORS IN THE PAST

Connectivity goes a long way when it comes to the growth of any locality and Kalyani Nagar is no exception. Connected to the Mumbai Pune Highway, the locality is a relief for all those burdened with rising traffic woes in the city. For all those employed in Koregoan Park, the locality saves both time and money. With property prices hitting the roof in Koregoan Park, buyers are automatically driven to Kalyani Nagar that boasts of affordable projects and reasonable property rates.

Topping the list, Kalyani Nagar has appreciated by 27% in the recent past, in comparison to other localities. The emerging IT parks and business houses near Kalyani Nagar and the upcoming commercial establishments such as food joints and malls has helped the locality undergo a major transformation into the ‘most preferred residential destination in Pune’. Proximity to railway station and the Pune Airport is a further icing on the cake.

Off late Kalyani Nagar, along with Viman Nagar, has been thrown open to a lot of commercial and retail developments. Equipped with some of the major prime retail stores, this area has been commanding a good premium for its location, as per developers. In orbit, Phoenix Market City, Koregoan Park Plaza and G Corp-Pulse Mall are some of the malls in the vicinity that require a special mention. Furthermore, the locality also had an upper hand in promoting the hospitality sector of the city. This statement can be testified by the presence of International Hotels like IBIS, Four Point, Sheraton, Hyatt Regency and Taj Vivanta.

4. INFRASTRUCTURE PUSH

Infrastructure holds the key to development. Holding this phenomenon true, Kalyani Nagar boasts of some of the well-known educational establishments such as St. Felix School, Nagarwala High School, Deccan College, St. Mira's Girls College, Bishop's School, J.N. Petit Technical School, and Wadia College. Add to it, a number of banks, multiplexes and medical care facilities such as Ruby Hall, INLAKS Budhrani Hospital and Jehangir Hospital have also sparked off demand for housing units in the vicinity. Much said, key developers in the locality quote that for all those in search of seamless integration of social life, shopping malls, commercial spaces and restaurants, Kalyani Nagar is the last stop. The Rutugandh Lakeside Leisure Resort, just a few kilometres away from Kalyani Nagar adds brownie points to the locality, with its lush green atmosphere where people can relax their muscles.

5. CONNECTIVITY QUOTIENT

Easy access from the major IT destinations of east Pune does the trick for the locality. Situated between Koregoan Park and Viman Nagar, reaching out IT destinations like Kharadi and Hadapsar is a piece of cake. The Pune Junction Railway is just 5km from the locality while the Pune International Airport is 6.5km. The Pune Nagar Road is one of the main roads adjoining the locality which is packed with traffic even at odd hours, connecting the Ahmednagar highway. For commuters to Airport, the locality offers a number of rickshaws and buses in frequent numbers.

6. RESIDENTIAL MARKET ANALYSIS

Sharing its border with Viman Nagar, Kalyani Nagar offers a great deal to the professionals employed in IT and ITES companies in Panchshil Tech Park by offering apartments at affordable rates. Furthermore, builders in the area have registered a lot of demand, which has eventually given a significant boost to the residential market of the locality.

Properties available for sale and rent

Below-mentioned Fig. 3, which shows the demand for apartments in the area tops in the list with 99 per cent followed by villas. This is due to the presence of a plethora of working professionals who prefer to dwell in apartments mostly, on account of safety and the presence of all the amenities found in villas.

Kalyani Nagar is an area which perfectly fits the requirement of home buyers looking to have an abode in east Pune, on account of its proximity to Viman Nagar and other IT hubs. Hence, demand for apartments on rent is high at 94 per cent, followed by villas at 3 per cent as mentioned in Fig.2. Having an apartment on rent in the locality is the perfect approach for an individual, who is willing to spend a short time in the city, since they come at reasonable rates.

Residential-market segmentation

The locality has been a home for the luxury class (between Rs 70 lakh- Rs 120 lakh) . The below-mentioned diagram show that 46 per cent of the buyers prefer luxury abodes, especially apartments in the vicinity since they have low maintenance charge and come with all the modern amenities like quash court and tennis court, swimming pool, Wi-Fi connectivity, separate play area for children, dedicated covered parking for every flat etc. On account of integrated mix of ventilation, space and safety, 44 per cent of the buyers in the locality prefer to go with ultra-luxury projects, followed by affordable units at 1.8 per cent.

Different types of BHKs-Average prices

Owing to its proximity to the Pune Airport and railway station and the emerging IT parks and business houses, Kalyani Nagar has witnessed a demand for a wide range of residential projects. At present, the average price for 2 BHK stand at Rs 6500 per sq. ft, while for 4BHKs the average price is Rs 10600 per sq ft. This gives a brief idea in this regard, showing the difference in average price per sq. ft for different types of BHKs.

Capital and Rental value/ sq. ft

Capital and rental appreciation in the area has witnessed a uniform growth. While 3 and 4 BHKs hold the maximum price at Rs 17500 and Rs 18200 per sq ft respectively, while 1BHK hold the minimum price at Rs 4000 per sq ft. Demand for multi-storey apartments in the vicinity has been on a rise on account of the IT/ITes companies located in Koregoan Park and other destinations proximate to the area.

Location - 18*32’49” N 73*53’41” E Altitude - 527m. Address - Loop Rd, Nil Anjali Society, Kalyani Nagar Pune, Maharashtra 411006. Site area - 74,000 sqm. (18.28 acres). Permissible FSI- 4. Site surrounded by roads on three sides- east road- 24m. south road- 30m West road -15m

Pune Nagar road Proposed metro station

Proposed MFC site Proposed 30m D.P. road

RESIDENTIAL ZONE R-2

Residential Zone R2 includes Residential plots abutting on road having existing or proposed width 9 m. and above in congested area and 12 m. and above in outside congested area

Aga khan palace

Verde residency

Business bay

A B VIEW B

VIEW A

Viewpoints at e.l. 100m from proposed mfc

HSBC

software View A

Bird eye view of proposed MFC.

Vascon

Windernere

The O hotel

A B

Gagan commerce center

VIEWPOINTS AT E.L. 100M FROM PROPOSED MFC View B

Yerwada

bridge

Site lies in 4.8kms of airport to the south side of airport.

Airport is in east west direction, hence the funnel zone is blue as marked in map.

The site lies in pink zone.

According to pink zone rules, NOC is exempted if top elevation is 627m above mean sea level or below.

Site elevation is 550m.

hence 627 – 550 = 77m.

NOC will be exempted is top height of construction is 77m.

By the rule of 3 degrees ,

And the measurement from site(4.5kms) to airport maximum

height permitted is 140m. Hence NOC is required from airport authority to go above 77m.

D.P. Analysis of Pune City. D.P. Analysis of site area (within 3.0kms)

4.8 SITE NEIGHBOURHOOD STATEMENT.

Schools & Colleges

The Bishops School Erin Nagarwala School St. Arnold’s Central School J. N. Petit High School Don Bosco High School Symbiosis – Viman Nagar Rosary School –Viman Nagar Lexicon International School Shopping Malls

Gold Adlabs–Kalyaninagar Pulse Mall Phoenix Market City Inorbit Mall Koregaon Park Plaza Ishanya Mall Recreation /Spiritual Gold’s GYM Blu O Bowling Bikram’s Hot Yoga Pune Golf Club –Yerawada Jogger’s Park – Kalyani Nagar Osho International Meditation Resort

Grocery Stores

D Mart Spencers Dorabjee’s – Viman Nagar Reliance fresh – Kalyani Nagar Big Bazar – Kalyani Nagar

Play Schools

Euro Kids – Viman Nagar. Leapbridge Intl. Pre School Primrose Nursery School Kidzee Vivero International Pre School Kider Brook Pre School Headstart Preparatory School Kinderland Billabong High International School

Banks

HSBC Citi Bank Standard Chartered Bank HDFC Yes Bank Bank of Baroda ICICI Axis Bank State Bank of India Corporation Bank

Hospitals

Ruby Hall Clinic Jehangir Hospital Inlaks Budhrani Hospital Medipoint Hospital K. K. Eye Institute Jeevan Jyot Hospital

IT Parks

Cerebrum I.T. Park Marisoft I.T. Park Cybage HSBC Giga Space. E Space Commerzone Weikfield I.T. Park EON IT SEZ – Kharadi World Trade Centre Pune

Hotels

Westin Hyatt Regency Hotel Radisson – Kharadi O Hotel Oakwood Taj Blue Diamond Hyatt Pune (Ista) ParcEstique Royal Orchid

Cinemas

Big Cinemas Cinemax – Inorbit Mall PVR Cinemas – Phoenix Mall Inox

Restaurants

The Ship Kalyani Veg Northern frontier Barbeque Nation ABC Farms Polka Dots Sohos & Toscana Stone Water Grill Hard Rock Café.

TRUMPH TOWERS KUMAR BUSIESS CENTER VASCON WINDERMERE

PHOTO

LAND USE residential commercial residential

CONTENT 4bhk flats

N.0. / DESCRIPTION, SHOP SIZE, HOTEL ROOM SIZE, RESIDENTIAL UNIT NO, SIZES,ETC 4.5bhk (400sqm)

46+46=92 Flats and villas.

7150 sqft offices spaces.

10 floors 3bhk – 270sqm.

4bhk duplex- 330sqm.

5bhk duplex- 400sqm.

LOCATION;

PROXIMITY FROM SITE 1.2kms north east of site

CLIENT, DEVELOPER Panchshil group 1.23kms southwest of site. 800m south to the site.

REASONS TO TRAVEL/MIGRATE IN AREA WEEKDAY (MON-FRIDAY) WEEKEND ( SATURDAY – SUNDAY) JOB- 40% 5% BUSINESS- 20% 17%

EDUCATION- 16% 12%

SOCIAL AND RECREATION- 7% 47%

PILGRIMAGE/HERITAGE-

5% 8% OTHER (LOCAL RETAILERS, 12% 11% RESIDENTS, ETC)

4.10 CONCLUSION

*Koregoan park, Kalyani agar is a High-class area with elite class living, techno’s working, and more

number of millennials.

*A large number of techno’s, students, working class visit to many cafes, lounges, in the weekends.

*As the site has many it offices in the vicinity, high class lobby visits often to for business, meeting and other purposes which synergies hotels in neighbourhood like the Hyatt, blue diamond, o club, Novotel, etc.

*As the housing concerns, there are very rare 1bhk or 2bhk, even if available are at very high prices.

*Many apartments in the vicinity with 3,4,5bhk flats which are concerned to elite class ranging from 1.5cr to 6.5cr.

*also, railway station and airport are near at about 2.5kms and 4.8kms respectively.

* Metro station is at about 800m

*The study of all factors demands a ‘walk to work’ culture with residential tower and service apartment/ hotel, accompanied by retail, amenities and recreational activities concluding to development of hyper city.

*Hence the design will be in consideration to techno’s (working in IT office), millennials (class with walk to work culture), entrepreneurs (service apartments), elite class(residential).

BESED ON SITE SURVEY, DP PLAN AREA, CONCLUSION, ETC THE FOLLOWING REQUIREMENTS CAN BE ASSUMED-

RESIDNETIAL - 3bhk and 4 bhk. - 20-22%

OFFICE - Incubators, private offices, i.t offices - 35-40%

HOTEL- - 4star, business class, service apartment - 10-12%

RETAIL - Shops, restaurants, lounges. - 8-10%

MALL - S hopping complex, public plaza - 8-10%

RECREATION - Cinema theatre, bar, pub, sports complex - 7-8%