STUDIO MELANGE

Abstract
A comprehensive report on the
proposed Destination Shopping
mall in Partapur, Meerut
STUDIO MELANGE

Project Inception Report

Document number – 20-0003-DES-A-RPT-0001
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Contents
INTRODUCTION -...............................................................................................................................2
SITE INFORMATION -.......................................................................................................................5
APPLICABLE CODES –......................................................................................................................6
BUILDING BYELAWS....................................................................................................................6
OPTION 1 – DESTINATION SHOPPING.........................................................................................13
Types of Shopping Malls –..............................................................................................................13
Vertical Malls –...............................................................................................................................14
Outlet Shopping Malls –..................................................................................................................14
Case Studies –..................................................................................................................................15
Challenges for Shopping Malls –.....................................................................................................17
Project USP and Features.................................................................................................................18
Cost Break-up –...............................................................................................................................18
Conclusion –........................................................................................................................................19
Project Schedule –...............................................................................................................................19
OPTION 2 - MIXED USE –................................................................................................................20
Advantages of Mixed-use................................................................................................................20
Total break-up..................................................................................................................................20
Unit Break-up..................................................................................................................................21
Cost Break-up..................................................................................................................................21
Project Phase -.....................................................................................................................................24
Project Schedule –...............................................................................................................................24
Key People & Institutions –.................................................................................................................25
Developer - Rohit Khaitan –............................................................................................................25
Basic Layouts –...................................................................................................................................26
Finance –.............................................................................................................................................26

STUDIO MELANGE 1
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

INTRODUCTION -

The recent construction of Delhi-Meerut expressway has paved way for massive development
opportunities in the city of Meerut, which might become the latest addition to the highly developed
satellite cities of New Delhi. With travel time reduced to around 1 hr from East-Delhi, on non-peak
traffic durations, the number of people commuting daily on this route has exponentially increased,
presenting lucrative financial opportunities for development on the properties abutting the
expressway.
Parallel to this expressway, NCRTC (National Capital Region Transport Corporation) has started
work on the MRTS corridor between Anand Vihar Terminal in New Delhi & Modipuram at the far
end of Meerut City (refer Figure - 1). In addition to these two modes of transportation, Meerut is
getting its own Intra-city Metro service, which runs parallel to this transport corridor. In essence, this
new development will increase the footfall and occupancy in Meerut, consequently increasing the
property values.
To facilitate higher economic growth in this corridor, MDA and Uttar Pradesh Town and Country
Planning department has designated specific areas adjacent to this corridor the status of Transit
Oriented Development (T.O.D.). This new designation has allowed higher FAR on these properties,
which would significantly increase the revenue potential of such assets.
Further, in our opinion, this ease of access, would present Meerut as a potential destination for family
outings, and weekend getaways. To achieve this, Meerut would require Anchor venues, which would
attract this segment of consumers. We believe, a destination shopping mall (outlet mall/discount mall)
with entertainment features such as amusement park and theatres would cater to the needs of Families
looking to escape the hustle and bustle of New Delhi.
To achieve higher return on investment from an unexplored market in terms of mega commercial
projects, it is necessary not just to be the early bird but also the intelligent bird who looks at all
possibilities of revenue generation which would sustain the ever changing landscape of retail and
entertainment market. Keeping this in mind, this report attempts to present the complete picture of the
possible development project.
This report includes facts about the site, constraints, regulations as per various authorities and
statutory bodies, concept, feasibility of the project and contingencies/alternate usage in case of
external factors such as technological changes, as per the best knowledge of the architect and
developers.

STUDIO MELANGE 2
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Figure 1 - MRTS and Meerut metro route

STUDIO MELANGE 3
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

SITE FOR
PROPOSED MALL

Figure 2 MRTS corridor around Partapur (Site)

STUDIO MELANGE 4
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

SITE INFORMATION -

Figure 3 Site profile (google maps)

The 5-acre land is located at the north-west side of the MRTC corridor, located near the Partapur post
office and between the upcoming Metro/MRTC stations of Partapur and Rithani. It has two industrial
structures on its sides while open areas at the back.
Land Valuation -

STUDIO MELANGE 5
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

APPLICABLE CODES –

BUILDING BYELAWS

The site falls within the jurisdiction of the Meerut Development Authority, also referred to
as MDA. Hence, the design follows the guidelines as laid out in the manuals of the Town and Country
Planning department of the state of Uttar Pradesh. As per the web portal
(http://uptownplanning.gov.in/page/en/model-building-bye-laws) of Town and Country planning
department, the latest Revision i.e. “ Revised Building Bye-Laws 2016” & “Amendment in bye
laws 04.03.2015” is being considered. According to the standard interpretation of building Byelaws,
the following guidelines shall be adhered to while designing and executing the project –

1. Classification – As per Amendment in Byelaws 04.03.2015, the development is being

classified as a Mixed-use Development under the Transit oriented Development.
2. Definition of T.O.D. - As per Amendment in Byelaws 04.03.2015
a. Definition - Clause number 2.1 - The term Transit Oriented Development or T.O.D. refers
to such developments which are near Transit Facilities/Stations and are dense, compact,
and in form of mixed-use developments. These developments should be at a walkable
distance from the Transit stop/station and promote walking and use of public transport
instead of personal vehicles.
b. Demarcation - Clause number 2.2 – The development authority will indicate the areas
affected under Mass rapid Transit system (MRTS)/transit/Metro Corridor in the Master
Plan/Zonal development Plan. The limit/extent of T.O.D. zone will be approximately 500
m on both sides of MRTS/Transit/Metro corridor, while keeping the local situation and
development potential in consideration, the limit/extent of the T.O.D. zone may be
allowed beyond the limit of 500 m. The extent of the T.O.D. zone will be determined by
physical features such as roads, Railway lines, Rivers, Drains, sewers, etc.
3. Sub-Classification - Clause number 2.4 - As the plot is in the Transit Oriented Development
(T.O.D.) zone, under the built and developed area, the following codes are applicable for
Mixed-use Development -
a. Minimum Plot Area – 0.5 Hectare (5000 Sq. M)
b. Minimum Access Road Width – 18 M
c. Basic FAR – 2.0
d. Maximum purchasable FAR – 4.0
e. Ground Coverage – 50 %
f. Setbacks – As per Building Byelaws
g. Parking Facilities – 1.5 ECS per 100 Sq. M. of Built spaces.
h. For residential Units in vertical Configuration, 1 additional Bicycle parking of 2.0 Sq. M.
must be provided
4. Other facilities apart from Mixed-use development – Under the built and developed area of
T.O.D. zone, Residential (Group Housing), Commercial, Industrial (Non-polluting),
Office/Institutional buildings etc. may be permitted with purchasable FAR up to 4.0 and in
Undeveloped areas the same may be permitted with purchasable FAR 5.0. The minimum site
area, access roads and other building related regulations will be followed as per Building
Byelaws.
5. Clarifications for Point number 4 –

STUDIO MELANGE 6
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

a. In the T.O.D. zone the basic FAR for other usages will be as per prevalent Building
construction and development Byelaws, while the additional FAR will be determined
based on purchasable FAR calculations.
b. For Mixed use Development the “Purchasable Factor” will be 0.5 and the fees for
Purchasable FAR will calculated based on the formula determined in Notification number
– 3589/8-3-2011-11 Diverse/08, Dated 04.08.2011
c. For Group-housing, the additional units may be permitted in proportion to the
Purchasable FAR, which will be addition to the standard density specified in the building
Byelaws.
6. Zoning Regulations and Planning Norms – As per clause number 2.3 (Pg. 8) and 1.3 & 1.4
(Pg. 2) of Amendment in Byelaws 04.03.2015, the Mixed-use development shall adhere to the
following break-up –
a. Residential - 40-60 %
b. Offices/Institutions – 15-30 %
c. Commercial 5-10 %
d. Industrial (non-polluting) – 5-10 %
e. Community Facilities, Services and Entertainment -10-15 %
7. Various Usage/Activities permissible under Mixed-use Development norms –
a. Residential –
Vertical Horizontal
Group Housing
Row Housing
Hostel
Guest House
Night Shelter
Accommodation for Watchmen, Staff et.
b. Commercial –
Vertical Horizontal
Retail Stores
Showroom (Automobile and other non-
compatible categories not allowed)
Departmental Store
Shopping mall
Bakery and Confectionary
Accommodation for Watchmen, Staff et.
Restaurants and other Eateries
Banquet hall
Cinema Hall/Multiplex
Serviced-Apartments
c. Industrial –
Vertical Horizontal
Information Technology
Electronics and communications unit
Biotech-park
Business park
Data processing centre
Call Centre
BPO

STUDIO MELANGE 7
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

d. Offices/Institutional –
Vertical Horizontal
Government, Semi-government, local Bodies
Private/Corporate offices, Agent Offices
Banks
Commercial/Mercantile Offices
Convention Centre
Labour Welfare offices
e. Public and Semi-Public Spaces –
Vertical Horizontal
Guest House, Inspection House, Lodging
Dharamshala/Night Shelter
Hostel
Orphanage/Correction centre
Handicapped Children house
Day care Centre
Old Age Home
Educational Institutions (Primary to university)
Management/Special Training Centres
Research and development Institutions
Training Institutions
Post Office/telegram Office
Police station/Fire station
Library and Reading Centres
Health Centres & Family Welfare Centre
Clinic
Hospital
Nursing Homes
Diagnostic Laboratories
Health Club, Gymnasium & Fitness centre
Fine-Arts Training Centres
Vocational Training Centre
Auditorium, Theatre
Badminton/tennis Court Swimming Pool
Yoga, meditation & Spiritual Spaces
Religious building
Community & Cultural Centre
Club
ATM
Banquet hall
Meeting/Conference halls
Museum
Art Gallery/Exhibition Centre
Telephone Radio and Television centre
Research and Development offices
Social Welfare offices
f. Public Utilities –
Vertical Horizontal
Sewage Treatment Plant/Dumping Ground
Tube-Well/Water Reservoir

STUDIO MELANGE 8
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

(Overhead)/Substation
Dustbins/ Waste Aggregation Areas
Water Works
Microwave Centre
Compost Plant
Public Toilet
Cellular and mobile Towers
g. Travel and Transport –
Vertical Horizontal
Parking Space
Taxi/Tempo/Rickshaw stand
Transport Nagar, Bus Depot
Bus Stand
Bus Terminal
Motor Garage, Service Garage and Workshop
Loading and unloading Platform
h. Sports and Open spaces –
Vertical Horizontal
Park, Games and Sports ground
Multipurpose open Spaces
Entertainment and recreational Spaces
Club/Swimming Pool
i. Landscaping
j. Floating Utilities
8. Parking Calculations –
a. Parking area calculations for sites above 200 Sq. M in Size (Revised Building Byelaws
2016, 3.10 Pg. (17)–
 Basement - @32 Sq. M. per ECS
 Covered Parking - @ 28 Sq. M per ECS
 Open Parking - @23 Sq. M. per ECS
 Mechanized parking - @ 16 Sq. M. per ECS or as per actual design
 Two-Wheeler Parking – 2.0 Sq. M.
b. Total parking Required –
 Residential Revised Building Byelaws 2016, 3.10.3, Pg. (18)
o Units up to 100 Sq. M – 1 ECS per unit
o Units between 100 to 150 Sq. M – 1.25 ECS
o Units above 150 Sq. M – 1.5 ECS
o Additional 10% parking Space for Visitors
 Hotel (For all types of Hotels Revised Building Byelaws 2011 Pg. 8)-
o For Hotels of all categories, 1 ECS for Every 2 Guest Rooms, and 2 ECS for
every 100 Sq. M for the Commercial, Banquets, F&B outlets, and Serviced
Apartments.
 Commercial (Considered as CBD as per Revised Building Byelaws 2016, 3.10.3,
Pg. (18)) –
o In Metro Nagar - 2.0 ECS per 100 Sq. M
o Any other Nagar – 1.5 ECS per 100 Sq. M
 Offices/Institutional units (Revised Building Byelaws 2011 Pg. 8)
o In Metro Nagar - 2.0 ECS per 100 Sq. M

STUDIO MELANGE 9
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

o Any other Nagar – 1.5 ECS per 100 Sq. M

9. Basement Requirement – As per clause number 3.9.3.1 Serial Number 4 on Page number 17
of Revised Building Byelaws 2016 –
o For Housing/Group housing, Commercial, institutional, Public Buildings and other
multi storeyed buildings, the basement can be constructed up to the building
Envelope line and –
a. For a Plot of Site area between 1000-2000 Sq. M., Double basement may be
allowed to be constructed.
b. For a Plot of Site area between 2000-10,000 Sq. M., Four basement levels may be
allowed to be constructed.
c. For a Plot of Site area above 10,000 Sq. M., there is no restriction on the number
of Basements.
10. Building Heights (Revised Building Byelaws 2011 Pg. 15 S. No. 2, Clause number 3.4.5 (II))
–
a. The Height of any building on a road, which is less than 30 m wide, will not be more than
1.5 times the sum of the width of the road and front setback. However, the buildings
constructed on a site abutting a road wider than 30 m, will have no such restriction. The
height of the building will also be regulated by protected monuments/heritage sites,
airport funnel zone and other statutory requirements that may apply. The height of the
building which is lying in proximity to airports and air strips, will have to comply with
the International Civil Aviation Organization regulations (Refer Byelaws for more
details).
11. Setbacks Revised Building Byelaws 2016, Clause 3.4.5(I) Pg. - 12- For buildings with height
more than 12.5 m, the following Table shall be referred to for Side setbacks –
Height Setbacks on all sides
12.5 m to 15 m 5.0 m
15 m to 18 m 6.0 m
18 m to 21 m 7.0 m
21 m to 24 m 8.0 m
24 m to 27 m 9.0 m
27 m to 30 m 10.0 m
30 m to 35 m 11.0 m
35 m to 40 m 12.0 m
40 m to 45 m 13.0 m
45 m to 50 m 14.0 m
50 m to 55 m 15.0 m
Above 55 m 16.0 m
12. Ground Coverage and permissible FAR on various Land Usages –
Category Development Type Sub-Category Ground Permissible
Coverage FAR
(%)
Commercial Developed/built CBD/City Centre 45 2.0
areas Sub-City 50 1.75
Centre/Sub-
Central business
District/Zonal
commercial
Centre
Other 60 1.5
Commercial

STUDIO MELANGE 10
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Un-developed/New CBD/City Centre 40 3.0

Areas Sub-City 45 2.5
Centre/Sub-
Central business
District/Zonal
commercial
Centre
Other 50 1.75
Commercial
Under “Other commercial” category, Sector/Neighbourhood/Local
level shopping centres, street markets and other convinience stores will
be included.
Office Built Areas NA 50 1.5
Developed Areas NA 45 2.0
Un-developed/New NA 40 2.0
Areas
For official buildings having a mximum area of 200 Sq. M, the ground
coverage will be equivalent to the building envelope line.
Educational Developed/built Primary and 35 1.0
areas Nursery School
High 30 1.0
School/Intermedia
te/Higher
Institutions
Un-developed/New Primary and 40 1.2
Areas Nursery School
High 35 1.2
School/Intermedia
te/Higher
Institutions
Degree College 35 1.5
Technical 35 2.0
Institutions
Community and Developed/built 40 1.5
institutional areas
facilities Un-developed/New Community 40 1.5
Areas Centres, Marriage
halls and
Religious
building
Other Institutional 30 2.0
Hotel Developed/built 40 2.0
areas
Un-developed/New 40 2.0
Areas
Residential 40 2.5
Other Industrial and bulk-commercial categories are not being considered in this report
13. Revised Building Byelaws 2016, 3.5.8(II), Pg. (17) – Site spread over an area up to 4000 Sq.
M. with facilities such as Group housing, Commercial, Institutional, Office Buildings,
Community Spaces etc., will be allowed to have an additional area of 5% of Ground coverage
or maximum of 50 Sq. M. and for Sites spread over an area above 4000 Sq. M. will be
allowed to have an additional area of 10% of Ground coverage or maximum of 100 Sq. M., at

STUDIO MELANGE 11
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

the entrance of the Site, for constructing facilities such as Guard rooms, Generator room,
Electric switch room, Meter room and Tube-wells.

OPTION 1 – DESTINATION SHOPPING

Types of Shopping Malls –

Type GLA (Sq. Ft) Anchor Type of Anchors Anchor Primary

s Area Trade
Area
Neighbourhood 42,000 to 1 Super-Market 30-50% 2-3 Km
Centre 210,000
Community Centre 140,000 to 2 or Discount Dept. 40-60% 3-5 Km
490,000 More Store, Super-
market, Home,
Large Speciality,
Discount Apparel
Regional Centre 500,000 to 2 or Full/Jr. Dept. 50-70% 4-12 Km
1,120,000 More Store, Discount
Dept. Store, Hyper
Market, Fashion,
Apparel
Super Mall Above 3 or Full/Jr. Dept. 50-70% 6- 25 Km
1,120,000 More Store, Discount
Dept. Store, Hyper
Market, Fashion,
Apparel
Fashion/Speciality 110 ,000 to N/A N/A N/A 6-15 km
mall 350,000
Power Centre 350,000 to 3 or Category Killer, 75-90% 6-10 Km
840,000 More Home
Improvement,
Hypermarket,
Discount Dept.
Store, Off Price
Store
Outlet Mall 70,000 to N/A N/A N/A 15-50 km
560,000

Largest Shopping Malls in North-India –

Sl. Mall City GLA Total Avg. Parki Avg. GLA as
No. Name Units unit ng Daily per Mall
Size Spots Footfall Rep.
(Sq.
Ft.)
1 Ambience Gurgaon 873,000 165 5291 2500 59,356 1,600,000
2 Great Noida 850,000 190 4474 5500 52,808 1,000,000
India Place

STUDIO MELANGE 12
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

3 Alpha One Amritsar 540,755 170 3181 1200 -------- --------

4 Select City New Delhi, 512,000 159 3220 1800 26,055 --------
Saket
5 DLF Place New Delhi, 483,418 220 2197 900 22,896 --------
Saket
6 DLF Place New Delhi, 461,700 160 2885 900 19,853 --------
Vasantkunj
7 Triton Jaipur 460,000 182 2527 800 24,027 --------
Mall

Vertical Malls –

Due to high population density and soaring land prices, the property developers in major cities around
the world are moving towards the vertical mall concept. Retail stores were configured on multiple
levels, accessible by elevators and escalators. The first of its kind was inaugurated in 1974, when
MAFCO Company established its first vertical mall over 8 storeys in Chicago, Illinois. Usually in
such malls, each storey is dedicated to a particular theme, such as fashion, apparel electronics etc. The
key challenge in such mall is to manoeuvre the shopper’s movement, who generally have the
tendency to travel horizontally.
Some Notable Vertical Malls around the world –
a. Times Square Mall, Hong Kong – The project consists of 9 storeys of retail spaces, over
83,700 Sq. M. built up area.
b. 900 North Michigan - Built in 1989, it is the second vertical mall in the United States. It has
six storeys of high-end retail stores.
c. Hudson Yards – The 11 Ha. (28 acre), project in Manhattan, New York, is one of the latest
vertical Shopping malls. It is a 7-storey structure, with a built-up area of approximately 1
million Sq. Ft. It has above 100 retail stores and 25 F&B outlets.
Outlet Shopping Malls –

The Concept of Outlet malls originated in the US, when Men’s clothing brand Anderson-little to open
a store to directly market its production surpluses and get rid of those that came with minor defects.
This niche market grew rapidly in the 80s and 90s, as major stores started consolidating a new sales
channel. These complexes, located at far distances from city limits to avoid competition with
traditional stores of the same brand, focussed solely on factory sales at promotional prices, offering
articles from previous year’s unsold collections, residual production, and articles with minor defects.
This concept has now evolved into “Shopping tourism”. An activity, measured based on tax-free
transactions, reached in 2018 an estimated US$ 72 billion across the world and Tax-free represents
only the 10% of the total transactions in these complexes.
According to Antonio Santos del Valle, The Director of the World Shopping Tourism Network, “We
all agree that there are more and more travellers who travel with the goal of buying and that we all
acquire something when we travel, regardless of the purpose of our journey. In addition, one of the
particularities of Shopping Tourism is its transversality with other segments, mainly the hotel
industry, gastronomy, transport and even with other segments, such as cruises, corporate travel, and
MICE. In all types of tourism, we know, the traveller-tourist has a profound need to carry something
from the place he has visited, either for his own enjoyment or to offer and give to others. Who can say
that he has not bought something during the trip?”.
Further, he adds the benefits of such activities as “is transforming destinations, is the fastest growing
tourism product and holds the highest expectations for its enormous potential. It avoids seasonality,

STUDIO MELANGE 13
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

favours the diffusion of local retail businesses, generates, and increases the development of
sustainable jobs, promotes knowledge of the culture and identity of the territory, and offers a unique
travel experience for consumers. In addition, it is a fundamental catalyst for the evolution of the
tourism model due to the high purchasing capacity associated with this type of traveller.”
The high-end retailers have come out of their long-standing misconception that an outlet mall would
devalue their brand value. In fact, as per specialist Ivette Gonzalez from neuromarketing.com
interprets the mentality of price sensitive shopper, who does not dare but luxury items because they
cannot afford it or because they lack experience with the brand. The outlet mall gives them an
opportunity to solve both reasons of doubt by offering them premium brands at a much lower price.
Case Studies –

1. Dubai Outlet Mall – Dubai has established itself as one of the prime shopping destinations in
the world. The Dubai Shopping Festival, GITEX and other shopping events attract millions of
tourists every year. With only 5 % VAT on all purchases (100% refundable for international
tourist shoppers), the shopping malls and districts experience very high footfalls throughout
the year. Apart from being a major tourist destination, it is also home to 1.5 million expats
from across the world. To cater to their needs, the Dubai outlet mall provides an alternative to
consumers of all strata to enjoy luxury and branded products at as low as a third of the
original price. It offers 240 stores showcasing products from all categories and all major
brands such as Nike, Reebok, Adidas.

Figure 4 - Dubai Outlet Mall – Legend

Figure 5 Dubai Outlet Mall - Ground Floor Layout

STUDIO MELANGE 14
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Figure 6 Dubai Outlet Mall - First floor Layout

Challenges for Shopping Malls –

Developing a shopping mall in the era of e-commerce and online giants such as Amazon, Flipkart etc.
is a challenge. Hence, to Safeguard the investments, sustainability & longevity of the infrastructure
beyond the break-even time, it is necessary to establish the USP and prepare contingencies in the face
of disruptive market forces. To do so, the first step would be to identify the target audiences and their
aspirations with such destination.
1. Consumers from the NCR region – Our primary focus is on the NCR consumers who should
consider this venue as their weekend getaway. At present, the favoured shopping destination for
Noida and east-Delhi residents is The Great India Place in Noida, which has an amusement park
in addition to a massive shopping Mall. For South-Delhi and Gurgaon residents, Ambience mall
serves the purpose. To break the consumer inertia and attract them to a destination at least 80
kms away from comfort, would require added incentives, which could be –
a. Discounted and bulk shopping through an outlet mall which would house the biggest malls
selling items at a price much lower than e-commerce websites to balance the travel fatigue
and effort in driving to such destination.
b. Amusement park – The development must have an amusement park section which should
hold the attention of the young, the adventurous and the youthful audiences alike. This
facility should have something which no one in the NCR offers. This may include a zipline
from one-end of the mall to the other end or one long slide or even a bungee jumping site.
c. Entertainment & Events – There are many malls in NCR, which holds exhibitions and
entertainment events, but no-one yet has tapped into the potential of combat sports. The
popular sports of Mixed martial arts and Boxing has taken the world by storm. We should be
the first venue in north India to hold professional Boxing and MMA events, sanctioned by
proper authorities, every weekend, main events monthly and mega events quarterly. This
could be held adjacent to a high-end food court, offering premium ring-side seats and the
food court overlooking the arena. The Front façade of the building may have a media screen
promoting the weekly events, so that the local crowd gather there as well.
d. Recreational Zones -

STUDIO MELANGE 15
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

2. Local Consumers – A mall of such scale would attract plenty of local consumers. All facilities
that are being provided to the Primary consumers, should also serve the local consumers. Apart
from that, to maintain a healthy footfall during the weekdays and on festivals, the need of the
local consumers would have to be addressed. Anchor stores such as Hypermarkets and retail
giants such as Big-Bazaar along with the food courts would hold their interest.
3. Tourist – There is not much tourist attractions in Meerut, that would garner interests from
domestic or International tourists. Hence, this segment is not the priority for the project now.
However, in case of unforeseen development, the mall should be able adapt to those needs as
well.

Project USP and Features

The following has been identified as the USP for the project.
1. Bulk Retail and Discounted shops – The biggest advantage for the shoppers who are visiting
this shopping mall should be a value for money shopping experience. Taking the concept of
outlet malls, we would strive to maintain the cost of the products much lesser than what a
consumer is being offered on e-commerce platforms like Amazon, Flipkart, Myntra and
others.
2. Liquor experience store – We would provide a 50,000 Sq. Ft. of floor space, dedicated
especially to liquor experience. Most liquor consumers do not buy specific brands as they are
unfamiliar to the taste. We would provide, wine and liquor tasting section with
complementing sides such as assorted cheese, olives etc. as per the liquor type.
3. Emphasis on live events – The Energy within a mall could be deciding factor between its
success and failure. Any mall which is hosting events at frequent intervals and utilizing
festivities, and organizes
4. Seamless mall movement
5. Category wise floor allotment/vertical mall
6. Facility for Local Shoppers
Cost Break-up –

  Rate Factor Cost

Civil      
Excavation 30 180000 54,00,000
Anti-Termite Treatment 1 180000 1,80,000
Sub-structure Waterproofing 5 180000 9,00,000
Basement (3 floors) 1500 180000 27,00,00,000
RCC works, Block Work, Plaster, Misc. Civil Works 990 1000000 99,00,00,000
Total (A)     1,26,64,80,000
       
Finishing Works      
Flooring 140 12,00,000 16,80,00,000
Entrance Lobby and Signages 20 12,00,000 2,40,00,000
Woodwork/Casework 30 12,00,000 3,60,00,000
Waterproofing 12 12,00,000 1,44,00,000
Gypsum Plaster 36 12,00,000 4,32,00,000

STUDIO MELANGE 16
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

POP Ceiling work 60 12,00,000 7,20,00,000

Compound Ceiling 60 12,00,000 7,20,00,000
External Paint 25 12,00,000 3,00,00,000
Internal Glazing 350 12,00,000 42,00,00,000
Internal Paint 20 12,00,000 2,40,00,000
Aluminium Window 50 12,00,000 6,00,00,000
SS Railing/glass 200 12,00,000 24,00,00,000
Façade work 450 12,00,000 54,00,00,000
Total (C)     1,74,36,00,000
       
Services      
Plumbing & Pumping 51 12,00,000 6,12,00,000
CP Sanitary 50 12,00,000 6,00,00,000
Firefighting 25 12,00,000 3,00,00,000
Electrical 75 12,00,000 9,00,00,000
Lifts 75 12,00,000 9,00,00,000
HVAC 75 12,00,000 9,00,00,000
IBMS 5 12,00,000 60,00,000
Solar Water System 5 12,00,000 60,00,000
Total (D)     43,32,00,000
       
Sub-Total (A+B+C+D)     3,44,32,80,000
Site Establishment 35 1,20,000 42,00,000
Electrical & Water Charges 30 1,20,000 36,00,000
Contingencies 18 1,20,000 21,60,000
EHS Budget 10 1,20,000 12,00,000
       
Grand Total     3,45,44,40,000

Conclusion –

Project Schedule –
Day Zero – Would be considered the Day when the finances Secured for the project.
Phase Task Start Day Duration End Day
Phase 1 Concept & Schematic Design 01/01/2021 30 Days 31/01/2021
Project Brief 01/01/2021 15 Days 15/01/2021
Finance and Investment Report 15/12/2020 45 Days 31/01/2021
Resource Hiring 15/12/2020 31 Days 15/01/2021
Phase 2 Liaisoning 01/04/2021 88 Days 31/03/2021
Detail Design 01/04/2021 119 Days 30/04/2021
Day-Zero
Coordination 01/04/2021 119 Days 30/04/2021

STUDIO MELANGE 17
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Tendering Process 01/04/2021 43 Days 15/03/2021

Phase 3 ExcavationBlock A, B 01/05/2021 45 Days 15/06/2021
Basement Block A - 3 levels 01/06/2021 120 Days 30/09/2021
Civil Podium A 01/10/2021 180 Days 30/06/2021
Finish Podium A 01/07/2022 180 Days 31/12/2022
Phase 3 ExcavationBlock C 01/01/2023 45 Days 15/03/2023
Basement Block A - 3 levels 16/03/2023 120 Days 15/07/2023
Civil Podium B 16/07/2023 180 Days 15/01/2024
Finish Podium B 16/01/2024 180 Days 15/07/2024
Phase 4 Basement Block A - 3 levels 16/07/2024 120 Days 15/11/2024
Civil Podium B 16/11/2024 180 Days 15/05/2025
Finish Podium B 16/05/2024 180 Days 15/11/2025

01/01/2021 4 Yrs 11 M 31/12/2025

OPTION 2 - MIXED USE –

Advantages of Mixed-use

In terms of location, the Site has the advantage of proximity to multi-modal transport network. The
proposed Delhi-Meerut MRTS corridor is passing right Infront of the site and it is also near the Delhi-
Meerut Expressway. This option is safer as the scale of commercial component would be easier to
manage. The Outlet mall can serve both the NCR Consumers as well as the Local consumers. Apart
from that a Multiplex, a banquet, an Office complex, and a Clinic would also be manageable in the
local context. The premium residences with 600 units would be developed in a phase wise manner and
built with proper buffer.
Total break-up

As per allowed composition of mixed-use development in the T.O.D. zone, the following break-up, as
per our assessment, would be the most viable break-up of the categories against the permissible usage
–
Category Permissible Achieved/ Area Break-up
% Target % (Approx.)
Residential 40-60% 60% 6,00,000 1 BHk
2 BHK
3 BHK
4 BHK
Commercial 5-10% 10% 1,00,000 Shopping Areas
Restaurants & Food
Court
Multiplex
Institutional/Offices 15-30% 10% 1,50,000 Co-working Spaces
Business Centre
Offices
Community Facilities, 10-15% 15% 1,50,000 Banquet
Services and Multispeciality Clinic &
Entertainment Diagnostic Centre
Health Club
Total 100% 10,00,000

STUDIO MELANGE 18
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Unit Break-up

Category Units Floor Block Comments

Dwelling unit 550-600 Tower A,B,C 24 Units each floor –
25 Floors
Commercial Units 70-80 Podium, A,B Approx. 80 – 85 Sq.
L0Gr,L01 M.
F&B Outlets 15 Outlets Podium L02 A 7 Fast-Food Kiosk
4 Fine-dining
3 Franchise Units
Multiplex 5 Screens Podium L02 B
Multi-Speciality Podium L02 B
Clinic
Offices Podium L02 C
Business Centre Podium L01 C
Banquet 665 Sq. M. Podium LGR C Additional Spillover
Lawn
Parking Approx 1500 Cars Basement A,B,C Separate Levels and
B1,B2,B3 blocks for
Residential and other
occupancy
Categories

Cost Break-up

  Rate Factor Cost

Overall      
Excavation 30 240000 72,00,000
Anti-Termite Treatment 1 240000 2,40,000
Sub-structure Waterproofing 5 240000 1,20,00,000
Basement (3 floors) 1500 240000 36,00,00,000
RCC works, Block Work, Plaster, Misc. Civil Works 990 1000000 99,00,00,000
Total (A)     1,36,94,40,000
       
Residential
Finishing Works      
Flooring 140 6,00,000 8,40,00,000
Kitchen Platform with Sink 21 6,00,000 1,26,00,000
Entrance Lobby and Signages 10 6,00,000 60,00,000
Woodwork/Casework 70 6,00,000 4,20,00,000
Waterproofing 12 6,00,000 72,00,000

STUDIO MELANGE 19
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Gypsum Plaster 36 6,00,000 2,16,00,000

POP Ceiling work 6.5 6,00,000 39,00,000
External Paint 25 6,00,000 1,50,00,000
Internal Paint 20 6,00,000 1,20,00,000
Aluminium Window 50 6,00,000 3,00,00,000
MS Railing 12 6,00,000 72,00,000
Façade work 50 6,00,000 3,00,00,000
Total (B) 452.5   27,15,00,000
       
Commercial/Offices/Semi-Public Public Spaces
Finishing Works      
Flooring 140 4,00,000 5,60,00,000
Kitchen Platform with Sink 0 4,00,000 0
Entrance Lobby and Signages 20 4,00,000 80,00,000
Woodwork/Casework 30 4,00,000 1,20,00,000
Waterproofing 12 4,00,000 48,00,000
Gypsum Plaster 36 4,00,000 1,44,00,000
POP Ceiling work 60 4,00,000 2,40,00,000
Compound Ceiling 60 4,00,000 2,40,00,000
External Paint 25 4,00,000 1,00,00,000
Internal Glazing 350 35,000 1,22,50,000
Internal Paint 20 4,00,000 80,00,000
Aluminium Window 50 4,00,000 2,00,00,000
SS Railing/glass 200 15,000 30,00,000
Façade work 450 1,75,000 7,87,50,000
Total (C)   27,52,00,000
       
Services      
Plumbing & Pumping 51 12,40,000 6,12,00,000
CP Sanitary 50 12,40,000 6,00,00,000
Fire-fighting 25 12,40,000 3,00,00,000
Electrical 75 12,40,000 9,00,00,000
Lifts 75 12,40,000 9,00,00,000

STUDIO MELANGE 20
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

HVAC 75 12,40,000 9,00,00,000

IBMS 5 12,40,000 60,00,000
Solar Water System 5 12,40,000 60,00,000
Swimming pool 1200 2,500 30,00,000
Total (D)     45,06,40,000
       
Sub-Total (A+B+C+D)     2,36,67,80,000
Site Establishment 35 1,24,000 43,40,000
Electrical & Water Charges 30 1,24,000 37,20,000
Contingencies 18 1,24,000 22,32,000
EHS Bdget 10 1,24,000 12,40,000
       
Total     2,37,83,12,000
Inflation @10% in 3 years 23,78,31,200
Grand Total 2,61,61,43,200

Summary      
Residential      
Cost of Construction A   1,35,88,02,720
ROI      
Selling Rate B 4,000  
Selling Area (Loaded with additional 25%) C 7,50,000  
Total D (B*C) 3,00,00,00,000
Margin     1,64,11,97,280
Commercial      
Cost of Construction E   1,25,73,40,480
ROI      
Selling Rate F 9,000  
Selling Area (Loaded with additional 100%) G 8,00,000  
Total H (F*G) 7,20,00,00,000
Margin     5,94,26,59,520
Total Cost of Construction I (A+E) 2,61,61,43,200
Total ROI J (D+H) 10,20,00,00,000

STUDIO MELANGE 21
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Total Margin K   7,58,38,56,800

Project Phase -
Phase Blocks Inventory
Phase 1 Concept Design NA
Project Brief NA
Finance and Investment NA
Resource allocation NA
Phase 2 Liaisoning NA
Detail Design NA
Coordination NA
Tendering Process NA
Phase 3 ExcavationBlock A, B NA
Basement Block A - 3 levels 500 ECS
Podium Block A 40 Commercial Units
20 F&B Units
Tower A Approximately 200 units
Phase 4 Excavation Block C NA
Basement Block B – 3 levels 500 ECS
Podium Block B 40 Commercial Units
Multiplex
Multispeciality Clinic
Tower B Approximately 200 units
Phase 5 Basement Block C – 3 levels 500 ECS
Podium Block C Banquet
Offices
Business Centre
Tower C Approximately 200 units

Project Schedule –
Day Zero – Would be considered the Day when the finances Secured for the project.
Phase Task Start Day Duration End Day
Phase 1 Concept & Schematic Design 01/01/2021 30 Days 31/01/2021
Project Brief 01/01/2021 15 Days 15/01/2021
Finance and Investment Report 15/12/2020 45 Days 31/01/2021
Resource Hiring 15/12/2020 31 Days 15/01/2021
Phase 2 Liaisoning 01/04/2021 88 Days 31/03/2021
Detail Design 01/04/2021 119 Days 30/04/2021
Day-Zero
Coordination 01/04/2021 119 Days 30/04/2021
Tendering Process 01/04/2021 43 Days 15/03/2021
Phase 3 ExcavationBlock A, B 01/05/2021 45 Days 15/06/2021
Basement Block A - 3 levels 01/06/2021 120 Days 30/09/2021
Civil Podium Block A 01/10/2021 90 Days 31/12/2021
Civil Tower A 01/01/2022 180 Days 01/06/2022
Finish Tower A 01/07/2022 180 Days 31/12/2022

STUDIO MELANGE 22
20-0003-DES-A-01-RPT-0001 PROJECT INCEPTION REPORT

Finish Podium Block A 01/01/2022 90 Days 31/03/2023

Phase 4 Excavation Block C 01/04/2023 30 Days 30/04/2023
Basement Block B – 3 levels 01/05/2023 120 Days 31/08/2023
Civil Podium Block B 01/09/2023 90 Days 30/11/2023
Civil Tower B 01/12/2023 180 Days 31/05/2024
Finish Tower B 01/06/2024 180 Days 30/11/2024
Finish Podium Block B 01/12/2024 90 Days 29/02/2024
Phase 5 Basement Block C – 3 levels 01/03/2024 120 Days 30/06/2024
Civil Podium Block C 01/07/2024 90 Days 30/09/2024
Civil Tower C 01/10/2024 180 Days 31/03/2025
Finish Tower B 01/04/2025 180 Days 30/09/2025
Finish Podium Block B 01/10/2025 90 Days 31/12/2025

01/01/2021 5 Years 31/12/2025

Key People & Institutions –

Developer - Rohit Khaitan –

Third generation entrepreneur, he has studied commerce and law from Delhi University and done his
schooling from St. Michael’s High School, Patna, and Delhi Public School, RK Puram, New Delhi.
Twice awarded by the President of India for meritorious work, he has also done several management
courses and training programs from reputed Institutions like IIM (A) and others.
Architect – Studio Melange –
Studio Melange is the subsidiary of RK Developers, currently being headed by Bishwajit Banerjee,
who has an experience of 10 years in architecture. He has worked on large scale complex Projects in
the middle east, and has an experience of working on multi-billion-dollar projects, covering an area of
over 10 million Sq. Ft.

Basic Layouts –

Finance –

STUDIO MELANGE 23