Island Resort Kakkathuruthu

Project Feasibility Report

Promoted By:

Hotels and Resorts Private Limited Varkala

Contents
1. Introduction
2. Kerala – Overview
3. Project Introduction
4. Site Location
5. Site Study and Analysis
6. Site Photograph
7. Concept Development
8. Project USP
9. Case Studies
10. Architectural Language
11. Design Ideology
12. Design Proposal
13. Master Costing
14. Project Master Schedule
15. Summary
 1. Introduction
• Hotels and Resorts Private Limited proposes to build a
high end, first of its kind luxury development on the 7.5 acre
Kakkathuruthu Island at Ashtamudi Lake in Kollam in Kerala.

• The project has been proposed and positioned based on the

thought process that considered the following:

• The current tourism, hospitality and real estate trends in Kerala.

• Financial and environmental analysis with the evaluation of general

parameters that surround the island to guide the development of
USP and architectural program.

• Case studies of similar projects abroad helped to evaluate the

potential of the project.
 2. Kerala - Overview
• Described by the national geographic traveler as one of the 50 must
see destinations of a lifetime, Kerala is one of the most sought after
tourist destinations in the world.
• An equitable climate, a long shoreline with serene beaches,
stretches of backwaters all make Kerala a unique experience for the
traveler.
Facts and Figures
• Area – 38,863 sq.km
• Population – 3,18,38,619
• Major Destinations
– Beaches – Kovalam, Varkala, Fort Kochi, Kappad, Bekal
– Wild Life Sanctuaries – Thekkady, Parambikulam, Wyanad, Silent Valley
– Hill Stations – Ponmudi, Munnar, Thekkady, Peerumade
• GDP growth rate– 8.1 %
• Quality of life and standard of life indices the best in India.
 2. Kerala - Connectivity
Major Cities
• Thiruvananthapuram, Kochi, Kozhikode.
Transport Connectivity
• Three international airports – Thiruvananthapuram, Nedumbassery
(Kochi) and Kozhikode.
• Sea ports – Kochi, Kollam, Alappuzha, Beypore
• National highways passing through Kerala – 8; Total distance
covered by all national highways – 1524 kms.
Distances between major cities
• Thiruvananthapuram – Kochi – 220 kms.
• Thiruvananthapuram - Kozhikode – 382 kms.
• Kochi – Kozhikode – 181 kms.
Distances to metro - cities (outside Kerala)
• Kochi – Bangalore – 533 kms.
• Kochi – Chennai – 684 kms.
 2. Kerala - Tourism
• Total number of foreign tourists who visited Kerala in 2008 –
5,98,929.
• Percentage of European tourists – 57.34%.
• Maximum number of tourists came from U.K – 1,41,147.
• Top ten countries from where tourists came – U.K, France,
Germany, U.S.A, Maldives, Sweden, Italy, Australia, Switzerland,
Canada.
• Percentage increase in the number of foreign tourists over last year
– 16.11%.
• Total number of domestic tourists who visited Kerala in 2008 –
75,91,250.
• Foreign exchange earnings for the year 2008 – Rs 3066.52 crores.
• Total revenue from tourism in 2008 – Rs 13,130 crores.
• Peak season – from October to March.
 2. Hospitality Trends
• Star category hotels in Thiruvananthapuram – 5
• Room rents – Rs 1800 to Rs 8000
• Star category hotels in Kochi – 9
• Room rents – Rs 1190 to Rs 10000
• Total number of 5 star hotels in Kerala – 9
• Total number of rooms in all the 5 star hotels in Kerala – 837
• Total number of island resorts in Kerala – 5
• Total number or rooms/cottages/suites in all the island resorts in
Kerala – 221
• Room rents – Rs 4050 to Rs 12500
• Currently there are no seven star hotels in Kerala
 2. Real Estate Trends
• Hottest property destination in Kerala – Kochi.
• Approximate amount of money invested per month in Kerala in real
estate sector – Rs 135 crores.
• Upcoming real estate hot spot in Kerala – Thiruvananthapuram.
• Drivers of growth for the real estate sector – IT sector, NRIs.
• Time share concept is yet to be explored in Kerala.
• Rental rate for premium residential space in Thiruvananthapuram –
Rs 30,000
3. Project Introduction
• The project is envisioned to be a
one of a kind high end luxury
development.
• The resort will be one among the
very few island resorts in Kerala.
• Holiday ownership concept can
be applied to maximize return on
investment and as a new model
of development.
• Development of physical design
to closely complement the
peculiar features of the site.
4. Site Location
• The site is located at
Kakkathuruthu, near Kollam on
the backwaters of Ashtamudi
Lake.
• Distance to Kollam, district head
quarters – 11 kms.
 4. Site Location
• Satellite image – zoomed in

Ashtamudi lake

Approximately 10kms by
road
 4. Site Location
• Satellite image – zoomed in
Perumon Railway
bridge

Closest land 200 m

 4. Site Location
• Total land area – 7.5 Acres

303 m
303 m

151 m
151 m
 5. Site Analysis
• Access to the island is by ferry
from the land on the western
side.
• The island can be accessed by a 5
min boat ride.
Existing Ferry Ferry • A staging area needs to be
Road access developed on the land adjacent
to the ferry.

Water route 151 m

 5. Site Analysis
• Low tide currents

Ferry Ferry

Tides - Ebb
151 m
 5. Site Analysis
Utilities
• Water – from the well dug at site.
• Electricity - provided by the state
Location of well electricity board, a high tension
transmission has to be provided
Ferry Ferry to the substation at site.
• PHE – system has to be
developed on site.

151 m
6. Site Photograph
7. Concept
• One of a kind high end luxury
development.
• Holiday ownership concept.
• Half of the total available area to
be used for farming related
activities.
• The rest to be used for
development activities.
• Tourism based development to
be ecologically sensitive.
• The project to have a design
language that brings nature to
the interiors.
• The architecture to reflect the
local culture and tradition.
7. Concept
The proposed development to meet
the following financial objectives:

• Create lasting value.

• Sustainable economic
proposition.
• Appreciation of land cost
valuation.
• Return on investment at 20% per
annum on infrastructure and built
up area.
8. USP
• Island resort – one among the
very few in Kerala.
• Holiday ownership concept – yet
to take root in Kerala – novelty
factor.
• Cost effective construction
methodology – using as many
naturally available materials as
possible.
• Ecologically sensitive design and
construction.
• Culturally sensitive architecture.
• Ayurvedic spa.
9. Case Studies
One and Only Resort (Mauritius,
Maldives and Dubai) and Six
Sense (Mauritius and Maldives)
• Average room rates-
• Deluxe room – 730 Euros
• Suites – 1875 Euros
• Private villas – 6000 Euros
• Six Sense positioned as a high
end luxurious experience with
emphasis on their renowned spa.
• One and Only resort positioned
as high end island development
with facilities like golf course,
water sports activities and sea
food specialty restaurant.
10. Architecture
• External landscape
10. Architecture
• Cottages
10. Architecture
• Ayurvedic Spa
 11. Design Ideology
Strengths Aims Strategy
• Exclusive island. Primary • Relaxation.
• Mangroves and water. • Develop a profitable resort. • Nature.
• Secluded and private. Secondary • Exclusivity.
• Part of back water system. • Position the development as a • Activity.
• Flora and fauna. unique destination in Kerala. • Retreat.
Constraints – Unique Island life style. Slogan
– Relaxation in nature.
• Limited accessibility. “Our Island”
– Co-exist with nature.
• Tidal fluctuations.
• Position development as high
• Wet season. end luxury.
Opportunities – Exclusive and private.
• Vehicle free movement – Access to activities for the whole
• Marina. family for all the seasons.
• Water sports activity.
• Secured island property.
12. Design Proposal
The proposed island resort to have
the following facilities:
• Accommodation:
– 50 guest cottages with options
for 1, 2 and 3 rooms.
• Support facilities
– 24x7 concierge.
– 24x7 room service.
– Multi-cuisine restaurant.
– Conferencing facilities
– Ayurvedic Spa.
– Swimming pool.
– Boutique shops.
– Recreation centre.
– Boat house.
• Other service/back of house
facilities
 12. Design Proposal

Services
Bar
Kitchen

Conference

Lawn Tennis
Club Court Restaurant
Shops Pool
house Gazebo

Reception

Ferry
 13. Master Costing
Sl.no Item Area/No Rate Cost (INR)
1 Guest cottages (single room) 20 621600 12432000
Guest cottages (single room) 5 466200 2331000
Guest cottages (2 room) 10 754208 7542080
Guest cottages (2 room luxury) 10 1087800 10878000
Guest cottages (3 room) 5 1269100 6345500
2 Reception 210 12950 2719500
3 Restaurant 220 12950 2849000
4 Conference 180 11655 2097900
5 Yoga and meditation 120 10360 1243200
6 Activities and games 90 10360 932400
7 Boat house 60 6475 388500
8 Shops 48 10360 497280
9 Kitchen 120 9065 1087800
10 Service Area 480 9065 4351200
11 Swimming pool LS 1500000 1500000
12 Compound wall 600 1942.5 1165500
13 Landscaping LS 5180000 5180000
14 Furnishing and equipment LS 7770000 7770000
15 Electrical services LS 3885000 3885000
16 Mechanical services LS 1295000 1295000
17 PHE LS 2590000 2590000
79080860
 14. Master Schedule
Sl.No Task Name Duration
1 Project structuring 6
2 Team structure finalization 2
3 Evaluation of team scope and responsibilities 2
4 Finalization of project team 2
5 Project implementation planning 2
6 Project execution plan workshop 1
7 Project analysis 1
8 Analysis of required external consultants 1
9 Preliminary design workshop 2
10 Strategy and business plan 1
11 Design and branding concepts 1
12 Workshop session with all consultants on board 48
13 Local constraints 47
14 Statutory and regulatory norms 3
15 Spatial planning 3
16 Construction methodology and material finishes 3
17 Cost parameters 3
18 Procurement and contract strategy 3
19 Risk analysis and mitigation strategies 3
20 Contingencies and spill over 1
21 Concept design development 1 38
22 Preliminary concept design and spatial planning 30
 14. Master Schedule
Sl.No Task Name Duration
23 Preliminary budgetary costing 7
24 Concept design review 1 1
25 Site survey 51
26 Assessment of surveyors proposals 15
27 Appointment of surveyors 3
28 Survey process and preparation of drawings 28
29 Concept design development 2 12
30 Design changes 10
31 Concept masterplan design freeze sign off 1
32 Workshop session 2 5
33 Costs 5
34 Specifications 5
35 Strategy 5
36 Schematic design development (30%documentation review) 21
37 Schematic design 21
38 Long lead items identification and specifications 21
39 Prequalification and short listing of vendors 21
40 Tender documents for long lead items 21
41 Final cash outlay and master costing 10
42 Schematic design freeze and signoff 1
43 Statutory authority approval (provisional) 135
44 Environmental clearances 120
 14. Master Schedule
Sl.No Task Name Duration
45 CRZ and other statutory clearances 135
46 1st submission 0
47 Approvals and liaisoning 60
48 2nd submission 15
49 Approvals and liaisoning stage 2 60
50 Final approval 0
51 Tender phase 1 (long lead items) 21
52 Release of tenders 1
53 Return of tenders 5
54 Negotiations 7
55 Award of contracts 1
56 Mobilization 7
57 Documentation stage 66
58 Working drawings 60% stage 21
59 Finalization and signoff on specifications 4
60 Working drawings 90% stage 30
61 Workshop session 3 2
62 100% GFC drawing file 15
63 Workshop session 4 2
64 Tender phase 2 (general builders works) 23
65 Release of tenders 1
66 Return of tenders 7
 14. Master Schedule
Sl.No Task Name Duration
67 Negotiations 7
68 Award of contracts 1
69 Mobilization 7
70 Tender phase 3 (MEP) 23
71 Release of tenders 1
72 Return of tenders 7
73 Negotiations 7
74 Award of contracts 1
75 Mobilization 7
76 Tender phase 4 (non critical packages) 23
77 Release of tenders 1
78 Return of tenders 7
79 Negotiations 7
80 Award of contracts 1
81 Mobilization 7
82 Construction stage 96
83 Construction 96
84 Start off site work and long lead items 0
85 Ground breaking (general builders works) 0
86 Ground breaking (MEP) 0
87 Ground breaking (non critical packages) 0
15. Summary
• The proposed island resort can be
built at an estimated cost of Rs
7,90,80,860.
• The resort can be positioned as a
high end luxury island
development, with an average
room rate of around Rs 6000 per
day.
• Assuming full occupancy only
during the peak season, the
income generated per year will
be Rs 4,50,00,000.
 Thank you..!

David Faria
dfaria@transinnova.org