Preliminary Report

PRELIMINARY REPORT
FEASIBILITY STUDY, DETAILED MASTER PLANNING, URBAN DESIGNING, ENGINEERING & PREPARATION OF DETAILED PROJECT REPORT FOR
REDEVELOPMENT OF VIJAYAWADA RAILWAY STATION
FEEDBACK INFRA (P) LIMITED Page | 1

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DISCLAIMER
This document has been prepared by Feedback Infra (P) Limited for the internal consumption and use of Rail
Land Development Authority (RLDA), Ministry of Railways and related government bodies and for discussion with
internal and external audiences. This document has been prepared based on public domain sources, secondary
and primary research and concept recommendations by Feedback Infra, in line with applicable guidelines and
norms.
It is, however, to be noted that this report has been prepared in best faith, with assumptions and estimates
considered to be appropriate and reasonable but cannot be guaranteed. There might be inadvertent omissions /
errors / aberrations owing to situations and conditions out of the control of the Consultants. Further, the report
has been prepared on a best-effort basis, based on inputs considered appropriate as of the mentioned date of
the report. We do not take any responsibility for the correctness of the data, analysis, and recommendations
made in the report.
Neither this document nor any of its contents can be used for any purpose other than stated above, without the
prior written consent of representatives of Feedback Infra.

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TABLE OF CONTENTS
1 Introduction...................................................................................................................................................... 9
1.1 About the Mandate.................................................................................................................................. 9
1.2 This Output – Preliminary Report............................................................................................................9
2 Understanding of Site................................................................................................................................... 13
2.1 Location and Connectivity..................................................................................................................... 13
2.2 Site........................................................................................................................................................ 15
2.3 Site Surroundings.................................................................................................................................. 16
2.4 Challenges............................................................................................................................................ 18
3 Regulatory Overview..................................................................................................................................... 21
3.1 Development Control Norms.................................................................................................................21
3.2 Applicable Design Codes and Rules.....................................................................................................27
3.3 Permissible Development at Project Site..............................................................................................29
4 Market Assessment....................................................................................................................................... 33
4.1 Residential Market................................................................................................................................ 33
4.2 Office Market......................................................................................................................................... 37
4.3 Hospitality.............................................................................................................................................. 41
4.4 Impact of COVID-19..............................................................................................................................43
5 Proposed Concept Plan................................................................................................................................ 47

5.1 Objective of Redevelopment................................................................................................................. 47
5.2 Key considerations for Planning............................................................................................................47
5.3 Key Challenges..................................................................................................................................... 48
5.4 Yard Plan Assessment..........................................................................................................................51
5.5 Railway Infrastructure Planning............................................................................................................54
5.6 Commercial Infrastructure Planning......................................................................................................59
5.7 Proposed Concept Plan........................................................................................................................ 63
5.8 Relocation and Risk Assessment..........................................................................................................64
5.9 Similar Development – Albion Railway Station Redevelopment...........................................................72
6 Financial Feasibility...................................................................................................................................... 79
6.1 Railway Infrastructure CAPEX..............................................................................................................79
6.2 Monetization Potential........................................................................................................................... 80
6.3 Overall Project Financials.....................................................................................................................82
7 Traffic Survey................................................................................................................................................. 85
7.1 Survey Area.......................................................................................................................................... 85
7.2 Approach............................................................................................................................................... 85
7.3 Survey Locations and Details................................................................................................................86
7.4 Way Forward......................................................................................................................................... 90
8 Conclusion..................................................................................................................................................... 93
9 Annexure........................................................................................................................................................ 97
9.1 Views of the Proposed Concept Plan....................................................................................................97
9.2 Formats for Traffic / O-D Surveys.......................................................................................................102

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1 Introduction
1.1 About the Mandate
The Indian Railways has envisaged the redevelopment of 400 stations across India as the world’s largest multi-
modal integration and transit-oriented development project with the objective of creating iconic railway stations,
allowing congestion-free flow of traffic, monetizing the commercial potential of land parcels owned by the IR,
improving passenger safety and experience and integration with modern amenities such as commercial areas,
residential projects, etc. The project is being implemented by different bodies with RLDA being one of the
implementing bodies. The Vijayawada Railway Station redevelopment project is being undertaken up by RLDA.
In this context, Rail Land Development Authority (“RLDA” or the “Client”) seeks to redevelop the Vijayawada
Railway Station (the “Site” or “Project Site”) as part of the INR 1 lakh crore redevelopment effort for 400
stations. RLDA’s objectives in this regard are two-fold –
● Provide world-class facilities and service levels to railway passengers at Vijayawada Railway Station;
● Achieve the above at a minimum cost to the exchequer potentially by monetizing the commercial
development potential on the land parcels adjoining the railway station.
RLDA has, through a competitive bidding process, appointed Feedback Infra (P) Limited as the Consultant /
Advisor for carrying out feasibility study, detailed master planning, urban designing, engineering & preparation of
Detailed Project Report (DPR) for the redevelopment project (“the Mandate”). The LOA for the mandate was
issued on 31st July 2020.
1.2 This Output – Preliminary Report
This document, the Preliminary Report, is part of the second deliverable “KD2” of the Mandate. The report
has been prepared based on the regulatory assessment of the site, proposed concept plan, market
assessment, preliminary project cost and prima-facie project viability as well as consultation with
various stakeholders. Feedback has consulted various stakeholders such as railway officials, revenue
department official, Town Planning Department and industry stakeholders such as hoteliers, real estate agents,
etc. to understand the market scenario and project site development potential to come up with the proposed
concept master plan. Further stakeholder interactions will be held in future stages to finalize the master plan and
feasibility study.
The Preliminary Report has been structured across the following chapters:
1. Introduction – context of the project and structure of the report
2. Understanding of Site – location & connectivity, site extent, current condition & usage, land ownership
details, site surrounding assessment and existing challenges
3. Regulatory Overview – applicable development control norms, design codes & rules, permits &
licenses
4. Market Assessment – assessment of the residential, hospitality & commercial office market in
Vijayawada
5. Concept / Proposal – objective of redevelopment, planning considerations, railway infrastructure
planning, commercial development planning, proposed concept plan and relocation plan with risk
analysis
6. Financial Feasibility – capital expenditure on mandatory and optional development, returns from
project and financial viability
7. Traffic Survey – traffic survey locations and approach to traffic survey
8. Conclusion
The RFP for the assignment entails the following activities to be covered under this report –
SN TOR Description Location of submission in the Report

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SN TOR Description Location of submission in the Report

 Preliminary area requirements and Cost:
The floor area requirement for passenger,
o The Consultant shall prepare quick estimates of floor
railway operations and real estate has been
area requirements for passengers, railway operation
discussed as part of the planning
and real estate for meeting the objective of the Project.
considerations in Chapter 5 – Concept /
o Prepare a concept paper for FAR requirements for
2 Proposal.
the railway land and other Development Control Norms
to enable Authority to identify the Built-Up Area The Permissible Area has been discussed in
available for commercial exploitation and to engage Chapter 3 – Regulatory Overview (Section
with the local authorities for in-principal approval and/or 3.3).
amendments in the extant provisions, if any.
Feedback has consulted various stakeholders
such as railway officials, revenue department
 Consultation with Local Bodies: The Consultant shall carry official, Town Planning Department and
out consultation with all the concerned local authorities for industry stakeholders such as hoteliers, real
3
the in-principle approval and the outcome of the meetings estate agents, etc. to understand the market
shall be incorporated in the preliminary report. scenario and project site development
potential to come up with the proposed
concept master plan.
 Part Report on Traffic Survey:
o The Consultant shall submit a Report giving the
locations to be studied as part of Traffic Survey along
with their justification, which shall be got approved from The part report on Traffic Survey has been
4
Authority before the Traffic Survey is taken up. provided in Chapter 7 – Traffic Survey.
o The report shall also have the first 7-day classified
traffic volume count giving an analysis of hourly and
daily variations.
 Project Viability Report:
o A report bringing out the prima-facie viability of the
project shall be brought out.
o It should be based on the preliminary land due
diligence, Development control norms, local bye-laws The project viability has been discussed in
5 and the preliminary cost worked out on the basis of Chapter 6 – Financial Feasibility.
preliminary area requirements.
o Authority shall provide real estate survey for the area
with respect to the Project as per feasible development
advised by the Consultant and decide if the project is
viable or not.

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1
2 Understanding of Site
Vijayawada Railway Station (Station Code – BZA) is located close to National Highway 65 in the city of
Vijayawada which is a part of the Andhra Pradesh Capital Region. Classified as a NSG -2 station, it is a major
station of the Indian Railways situated at the junction of Howrah – Chennai and New Delhi – Chennai Main Lines.
It is the biggest railway junction in the South-Central Railway contributing highest revenues1 and leading to
major cities like Chennai, Kolkata, Delhi and Hyderabad. Ranked as the fifth busiest station 2 in the country, it
presently handles ~1,14,000 daily passengers and nearly 90 daily trains3.
2.1 Location and Connectivity
The site is located in Vijayawada – the tenth fastest growing city and third most densely populated 4 urban
built – up areas in World. Lying on the banks of Krishna river and surrounded by the hills of Eastern Ghats, it
occupies the geographical central spot of the state. The city, which is ranked as the second largest city in
Andhra Pradesh with a population of ~1 Mn, lies in the rich coastal delta area of the state and is renowned for its
varied cuisines. Serving as the educational and cultural hub of the state, it is full of the visitors coming from all
over the country – tourists and students. Its high ratings5 in entertainment, construction, food as well as
education, health care, transport, has established it as India's ninth most liveable city 6 as per Ease of Living
Index 2018, Ministry of Housing and Urban Affairs and the 2nd most liveable city7 in the state of Andhra
Pradesh.
The city has also emerged into an important industrial centre with a GDP of ~USD 5.8 Bn8 (2018) which is
expected to reach ~USD 21 Bn by 2035. The economic growth is led by agricultural exports, tourism, resources
(power plants), services (IT/ITeS) and industries (agro products processing, textiles, automobiles, consumer
goods, fertilizer). Vijayawada houses several proposed industrial parks – Apparel park, L&T HiTech City’s
IT/ITeS SEZ and an IT Park and has two major industrial estates – Auto Nagar and Kondapalli. The city has
thus established itself as a leading centre for trade and commerce.
2.1.1 Connectivity
The site is located in the heart of the city in close proximity to NH65 which is ~1.5 km towards the south.
● Road Connectivity –
o ~1.5 km m from NH65 which connects the Kotikalapudi in the north – west to Machilipatnam in
its south – east.
o ~3 km from NH 16 which connects it to Guntur in the south – west to Eluru in north - east
o ~1 km from Vijayawada Bypass Road
● Rail Connectivity –
o Vijayawada is on the broad – gauge line of the South Coast Railways Zone and is an important
rail junction lying on the on the junction of Howrah – Chennai & New Delhi – Chennai Main
Lines.
o All the tracks at the station are electrified.
o Apart from the Main Vijayawada Station, the city also has several satellite stations – most
important being Gannavaram, Gundala, Krishna Canal Junction, Kondapalli, Rayanapadu.
1
https://web.archive.org/web/20080327202805/http://www.hindu.com/2008/03/24/stories/2008032458100300.htm
2
https://www.financialexpress.com/infrastructure/railways/indian-railways-vijayawada-railway-junction-set-for-rs-40-crore-
revamp-and-renovation/1246197/
3
Vijayawada gets 87 trains which run daily and 250 trains with varying frequency (Source: indianrailinfo.com)
4
https://www.deccanchronicle.com/nation/current-affairs/190816/vijayawada-is-third-densely-packed-city-31200-people-in-
every-square-km.html
5
https://www.deccanchronicle.com/business/economy/280516/vijayawada-a-growth-engine-for-andhra-pradesh-economy.html
6
https://www.ipsos.com/sites/default/files/ct/publication/documents/2018-08/ease-of-living-national-report.pdf
7
https://www.thenewsminute.com/article/tirupati-and-vijayawada-among-top-10-most-liveable-cities-india-86517
8
Oxford Economic Survey, 2018

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Figure 1: Location and Connectivity
2.1.2 Site Access

While the main station entry is located to the east of the Site, there are two main access to the Station –
A. Access from NH65 and Governor Peta via Government Hospital Road – The station is accessible
from the east side via 24m wide Government Hospital Road.
B. Access from Mahanthipuram via Nehru Road – The station can be accessed from the west side via
18m wide Nehru Road.

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Figure 2: Access to the Railway Station
2.2 Site
2.2.1 Site Zoning

The railway station is spread across an area of ~65 acres. The site boundary and its major zones can be broadly
categorized as follows:
● Operational areas (~35.7 acres)

o Railway platforms and tracks (~24.8 acres)
o Railway staff quarters / MSM Colony (~4.69 acres) – no modification has been proposed
o Land Entrusted to Railways (~6.2 acres) – based on feedback from the Client and Feedback’s
topographical survey, the zone currently has the following components: RMS Building, Post
office, Railway Quarter, TTE Rest houses. These structures have been left as is and the land
can be utilized by railways for future development
● Developable Area (~23.8 acres) – based on feedback from the Client and Feedback’s topographical
survey, this is the area where the proposed development would occur. This zone currently has the
following components –
o Parking
o Toilet block
o Drop-in, Drop-off
o Temporary structures
o Existing station buildings
● Entrusted vacant land parcels (~5.73 acres) – This area has not been considered for the purpose of
development and can be utilized by railways for future development
o ~3.8 acres of land towards the north – west
o ~1.93 acres of land towards the south – west

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Figure 3: Site Zoning Map
2.2.2 Land Ownership

The Project Site boundary spans across two different villages – Fatehpur Chandela village in Vijayawada Tehsil
and Daulatabad village in Badkhal Tehsil
In the Preliminary Land Due Diligence Report, the land ownership of most of the site has been established to lie
with Central Government while the ownership of some land parcels is yet to be determined.
As per topographic survey, the total encroached area within the site boundary is ~3.9 acres.
2.3 Site Surroundings
The site, comprising of Vijayawada Railway Station and affiliated areas, is located in the heart of the city. The
railway station is surrounded by multiple residential, mixed use and institutional developments within its
immediate 5 km radius.

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Figure 1: Site Surroundings
The site surroundings are characterised as follows:

● Zone 1 – This zone primarily has railway offices like that of the division manager and other staff
amenities like hospital, court, and stadium
● Zone 2 – The area to the immediate south of the site between the Ellore Canal and the Krishna River
can be divided into two broad sections
o Western Parcel comprising of the Municipal Office and large open areas (Rajiv Gandhi park)
o Eastern Parcel comprising of the City Bus Terminus along with numerous associated offices
and buildings.
● Zone 3 – Dense residential developments around Gandhi Hill which are typically non high rise in nature
along with some mixed-use developments as well.
● Zone 4 – The site has the river Krishna interspersed with many islands located towards the south of the
site. The Bhavani Island is located at the upstream of Prakasam Barrage and is considered as one of
the largest river islands in India. The island is operated by APTDC which has taken numerous initiatives
to develop it into a tourist destination.
● Zone 5 – Dense residential and mixed-use developments
● Zone 6 – Residential and mixed use developments – characterised by their non-high rise, non-dense
nature along with significant open areas.

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Figure 4: Locality of the Project Site
Figure 5: Site Immediate Neighbourhood

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2.4 Challenges
● Circulation – The station currently has no segregation of departure and arrival passengers which leads
to excessive congestion and heavy traffic during peak hours. This problem is expected to aggravate with
the growth of passenger traffic at the station.
● Station Access – The station is currently accessible only from the east side. It is one of the busiest
stations of the Indian Railways and witnesses significant traffic which is projected to grow much more in
future. A single station access will not be sufficient to meet the demands of this growing traffic
● Station Infrastructure – Vijayawada Railway Station has insufficient facilities & amenities to meet the
demand of the projected traffic in future. Appropriate provisions of dedicated parking space, well-
maintained toilets, escalators, elevators, display for train coach, etc. need to be provided.

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3 Regulatory Overview
Feedback has conducted a brief review of the applicable regulatory frameworks in order to ensure all possible
development options for the Project Site are evaluated. From Feedback’s study, the regulations as laid out by
various bodies include:
 Regulatory Powers of Railways/RLDA
 Development Control Norms as laid out in
o Vijayawada Zonal Development Plan 2021
o Andhra Pradesh Building Rules, 2017
o Height restrictions as implemented by Airports Authority of India (AAI)
 Other Applicable Design Codes and Rules
o Manual of Standards & Specifications for Railway Stations (IRSDC)
o National Building Code (NBC)
o National Fire Protection Association (NFPA)
3.1 Regulatory Powers of Railways / RLDA
Development Freedom to Indian Railways – As per Railway Board notification no. 2011/LMB/WCS/22/07/25
dated 17.10.2018, Indian Railways is free to utilize the land for any development including commercial and
residential under Railway Act 1989 without any need for change of Land-use pan India for developing the land for
commercial use9. As per the notification, the land can be developed for residential, commercial, institutional,
hospitality, entertainment including offices, shops, hotels, shopping malls, theatres, etc.
Development Freedom to RLDA – As per the powers conferred to RLDA under Section 11 of the Railway Act
1989, any development planned by the Railways (or RLDA) on its land shall conform to the local masterplan
under building byelaws of the area where the land is located. Thus, in this case, the Vijayawada Zonal
Development Plan 2021 shall be applicable.
Therefore, as per decision of Railway Board, Indian Railways shall be free to utilize railways land (and
define land use) as per its requirements without need for any change of land use. However, as stated in
Railways Act, the development shall conform to the local masterplan and byelaws.
3.2 Development Control Norms
3.2.1 Vijayawada Zonal Development Plan 2021
Development at the subject site is regulated by the Vijayawada Zonal Development Plan 2021. The development
plan, which defines land use plan for the entire city of Vijayawada, is shown below –
9
Clause 10, Page 3 - http://irsdc.in/sites/default/files/Cabinet%20Approval%20letter.PDF

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Figure 6: Vijayawada Zonal Development Plan 2021
Permissible Land Use for the Site

The land use plan of the railway station site as per the Development Plan is shown below –

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Residential
Commercial
Public/semi public
Mixed
Residential
Transport &
Communication
Residential
Commercial
Public/semi public
Mixed
Residential
Transport &
Communication
Figure 7: Land use around Vijayawada Railway Station as per Development Plan
As per Vijayawada Zonal Development Plan 2021, the Project Site of Vijayawada railway station comes under
the Transport and Communication Zone.
Permissible Activities
According to the Development Plan, the following activities are permitted under the specified land zones –
 Transport and Communication Zone
o Residence
o Social community religious and recreational buildings
o Public utility buildings
o Educational buildings and all types of school and college where necessary.
o Health institutions.
o Cinemas
o Commercial and professional offices.
o Retail shops, dhabas and restaurants.

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o Local service industries.

3.2.2 Andhra Pradesh Building Rules 2017
The building bye-laws applicable should be in accordance with "Andhra Pradesh Building Rules 2017", which is
applicable for all developments in Andhra Pradesh.
The development potential of a plot is dependent on abutting road width. The following norms apply for the
development of high – rise buildings.
Height of the Building (m)

Minimum Abutting Road Width (m) Minimum Setback (m)
Above Upto
- 21 12 7
21 24 12 8
24 27 18 9
27 30 18 10
30 35 24 11
35 40 24 12
40 45 24 13
45 50 30 14
50 55 30 16
After 55m, 0.5m additional setback for every 5m of height shall be employed
Parking – Parking norms are based on the total Built-up Area (BUA) of the building
 Commercial Buildings – 30% of the total BUA
 Residential buildings – 20% of the total BUA
 Retail complexes – 50% of the total BUA
3.2.3 Applicable Height Restrictions

Height restriction is based on the Colour Coding Zoning Map (CCZM) of Vijayawada Airport issued by the Airport
Authority of India.
 Vijayawada Railway Station lies in the Blue Zone.
 The height limit for this zone is 125 AMSL (A)
 The average mean sea level (AMSL) of Vijayawada Railway Station is 19.35m (B)
 Accordingly, the permissible height is 105.65 (~105) meters. (A-B)

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Figure 2: Colour Code Zoning Map for Vijayawada
3.3 Applicable Design Codes and Rules
3.3.1 Manual of Standards & Specifications for Railway Stations (IRSDC)

This manual is a technical document which has been produced by the Land & Amenities Directorate; Railway
Board (Ministry of Railways). This is to be used for development of station into world class station through Public
Private Partnership.
This manual has laid down set of guidelines, standards and specifications for the construction of new Railway
Stations or Redevelopment of the existing Stations to bring them up to the International Standards in terms of
efficiency of operations and providing the comfort and convenience to passengers and the stakeholders.
The Manual has been prepared with the intent to use it during the stage of development of master plan and
feasibility report and later as a part of the Concession Agreement for Railway Stations, allowing the desired

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flexibility to the potential Concessionaires for innovation in design and construction at reduced life cycle costs
while improving efficiencies of operations, performance, passenger comfort, and safety.
By addressing a number of aspects of station design without dictating design and operational processes, the
Manual provides direction and clear focus on issues and criteria that the Concessionaire needs to explore further
in the design, operational philosophies and performance standards for passenger safety, security, comfort and
desired levels of service. Manual also lays emphasis on modular, sustainable and environmentally responsible
construction management approach.
The manual has 2 volumes:
 Volume 1 – This 288-page document was released in June 2009. It contains 7 sections which include:
o General, codes and conditions
o Planning and design principals
o Platform geometry and services
o Station design
o Station services
o Operation and Maintenance
o Construction management
 Volume 2 – This volume has 433 pages and mainly consists of annexures which contain extracts of
guidelines, signages for rail users, Telecom Directorate specifications, ticket booth configurations and
extracts from Environment Act 1986
One among the highlights of the manual is the Construction Management section. This Section defines the
principal requirements for the Concessionaire and the Employer (MOR or its authorized representative)
associated with construction of the Station. The requirements described in this section apply to all aspects of the
Concessionaire’s Scope of Work, including all aspects conducted by the sub-contractors and all other agencies
throughout the period of construction of the Station. This section applies to all construction activities, such as site
management, project management, traffic management on road, passenger management at station, utility
management, safety and health during construction, and quality assurance.
No construction activity associated with the contract shall be exempted from the purview of this Section. A
modified version, which is provided separately by the Employer, is followed during the operation of the Station,
including subsequent construction and repair and maintenance. This section also specifies the Specific goals that
the Concessionaire shall strive to achieve.
The subsection under this section include:

 General
 Use of the site
 Staging plan
 Diversion plan
 Safety requirements during construction
 Concessionaire’s labour camp
 Concessionaire’s management system
 Site inspections
 Safety, health, and environmental personnel and services
 Operation and Maintenance (O&M) manuals
3.3.2 NBC
National Building Codes, 2016 is a unified document for building regulations throughout the country following
an integrated multi-disciplinary approach. It lays down a set of minimum provisions designed to protect the safety
of the public with regard to structural sufficiency, fire hazards and health aspects of building. The Code also
covers aspects of administrative provisions, development control rules and general building requirements; fire
safety requirements; stipulations regarding materials and structural design; rules for design of electrical
installations, lighting, air conditioning and heating, installation of lifts; provisions for ventilation, acoustics and
plumbing services, such as water supply, drainage, sanitation and gas supply; measures to ensure safety of
workers and public during construction; and rules for erection of signs and outdoor display structures.
The above-mentioned codes have been taken in consideration while planning the site and will be followed in all
upcoming stages, including construction.

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3.3.3 National Fire Protection Association (NFPA)

NFPA’s codes and standards are intended to minimize the possibility and effects of fire and other risks. NFPA
5000- “Building Construction and Safety Code” provides minimum design regulations to safeguard life, health,
property and public welfare. It aims to minimize injuries by regulating and controlling the permitting, design,
construction, quality of materials, use & occupancy, location and maintenance of all buildings and structures. The
above-mentioned codes have been taken in consideration while planning the site and will be followed in all
upcoming stages, including construction.
3.4 Permissible Development at Project Site
Based on the above considerations, the land use for the site is transport and communication, as per ZDP
2021.
However, as per the powers conferred by the Railway Board, it can be developed as any land use, without
any need for change in land use. The relevant development norms of the chosen land use would however be
applicable.
The development potential at the site will be limited by the market potential. The same is evaluated in
next chapters.

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4 Financial Feasibility
This chapter provides the indicative financials for the project. As several aspects of the study, including the
proposed Concept Plan have not been finalized, the analysis is limited to broad estimation of the financials. A
detailed financial model and report shall be prepared in future deliverables.
This chapter has been structured as follows –

● Railway Infrastructure CAPEX – Indicative Cost towards redevelopment of the railway station
Infrastructure. This cost may be borne either by RLDA or by a Private Developer.
● Commercial Development Returns – The commercial development, if any, would be implemented via
PPP.
● Overall Project Returns – Identification of the key drivers that impact the financial feasibility of the
Project
4.1 Railway Infrastructure CAPEX
The CAPEX for the Station Component has been estimated as follows –
Figure 3: Rail Infrastructure CAPEX (Figures in INR Cr)

SN Component Category Quantity Rate (INR) Cost (INR Cr)
Main Station Entry - 1 ~27,000 sqft 2,200 psf 6
Central Station Entry - 2 ~26,000 sqft 2,200 psf 6
East Station Entry - 3 (incl. Clock Tower) ~7,000 sqft 2,200 psf 2
Station West Station Entry - 1 ~13,000 sqft 2,200 psf 3
1 Total – 57
Entrances West Station Entry - 2 ~25,000 sqft 2,200 psf 6
Centre Cross - Shell & Roof ~1,36,000 sqft 2,200 psf 30
Escalators 8 35 Lakh 3
Lifts 12 20 Lakh 2
Refurbishment of Existing Station Building ~64,000 sqft 1,000 psf 6
Station Extension of Station Building (incl.
2 ~1,02,000 sqft 2,250 psf 23 Total – 30
Buildings provision for additional Railway Offices)
Lifts 4 20 Lakh 1
Center Concourse - Slab & Stairs ~99,000 sqft 1,200 psf 12
East FOB (atop Station Building) ~52,000 sqft 650 psf 3
West Slab ~4,800 sqft 650 psf 0
3 Concourse Total – 32
Fitouts ~1,55,800 sqft 600 psf 9
Lifts 12 20 Lakh 2
North FOB - Civil 160 m x 6 m 45,000 per sqm 4
Central FOB Refurbishment - Civil 165 m x 6 m 20,000 per sqm 2
4 FOB South FOB - Civil 165 m x 6 m 45,000 per sqm 4 Total – 29
Connector for Central FOB 265 m x 6 m 45,000 per sqm 7
Vaulted Vaulted Roof (with vents) - Sheet ~6,02,000 sqft 500 psf 30
Roof & Vaulted Roof (with vents) - Structure ~7,41,000 sqft 500 psf 37
5 Total – 69
Glass
Facade Glass Façade ~30,000 sqft 750 psf 2
Floor Refurbishment ~3,86,000 sqft 150 psf 6
6 Platform Total – 8
Existing Building Demolition ~31,000 sqft L.S. 1

PRELIMINARY REPORT
Centre Building Demolition ~41,000 sqft L.S. 1

0.50 Cr / lane-
Refurbishment of Existing Roads ~12.1 lane-km 6
km
7 Roads Total – 9
1.80 Cr / lane-
New Roads ~1.5 lane-km 3
km
Basement MLCP ~1,71,000 sqft 1,100 psf 19
8 and Basement Lifts 4 20 Lakh 1 Total – 22
Parking Parking Automation L.S. 3
Air Cooling ~2,300 Ton 25,000 per Ton 6
Electrical (Transformer / DG) ~6,000 KVA 15,000 per KVA 9
Equipment STP (for phase 1) ~2,000 KLD 30,000 per KLD 6
9 and Total – 40
Utilities Running Utilities ~4,000 m 20,000 per m 8
Lighting ~12,00,000 W 50 INR/W 6
Security Equipment L.S. 5
1
Paving ~1,80,000 sqft 250 psf Total – 5
0
11 Solar Panels (1,100 KW) ~1,40,000 sqft 400 psf Total – 6
1
Transition L.S. Total – 5
2
1
Signages, Integration with Commercial & Like L.S. Total – 5
3
1
Other Infrastructure, Waiting & Street Furniture L.S. Total – 5
4
1
Buffer L.S. Total – 10
5
Sub Total – Station Building Total = 330
1
Staff quarters / Dorms ~1,35,000 sqft 1800 psf Total – 24
6
1
Overheads, PMC, Consultancy Total – 18
7
1
Contingency Total – 7
8
1
Price Escalation Total – 22
9
Sub Total – Station + Staff Quarters + Overheads + PMC + Contingency + Escalation Total = 401
2
IDC Total – 40
0
Total CAPEX (with escalation and financing) INR 441 Cr
Note the following highlights regarding CAPEX estimation –

● This is a preliminary estimate. Detailed CAPEX calculation would be included in subsequent
deliverables.
● The areas considered here are as per the Proposed Concept Plan. Areas such as Concourse, Station,
Parking etc. have been taken from the Infrastructure Development Report (another output in KD2
deliverable), where the estimation process has been explained in detail.
● Land Acquisition would be minor as the land has been classified as Public / Semi Public Use and ample
vacant land parcels are available. We are in process of discussion on land acquisition and would
update the costs accordingly in subsequent outputs.
● The cost benchmarks used above have been considered on standard rates for similar developments
and internal research.
● The total CAPEX NPV inclusive of equipment replacement capex (every 15 years) is ~INR 380 Cr.
4.2 Monetization Potential
The monetization potential for the commercial development will be impacted by the prevalent circle rates in the
area. The market rates will be derived through implying appropriate mark-ups based on the following parameters:

PRELIMINARY REPORT
 Level of connectivity to the proposed development

 Location of the proposed development (within city limits vs periphery)
 Competition from the surrounding development
 Demand Supply dynamics
4.2.1 Circle Rate

The circle rates in Vijayawada are defined as per the Ward-Block of the locality. The Project Site falls under Ward
15 Block 11 and has circle rates (commercial) of INR 53,000 per sq yard (INR 5,888 per sqft) for land and
composite rate of INR 4,300 per sqft, INR 4,200 per sqft, INR 4,100 per sqft for ground floor, first floor and
second floor respectively.
4.3 Overall Project Financials

The main drivers of Project Financials would be Commercial Development and Rail Infra CAPEX. However, basis
Feedback Infra’s preliminary evaluation and Client discussions, it has been determined that the Station
Component will be feasible from the returns from the Station itself and does not require land monetization. This is
primarily due to the following reason –
High Projected Traffic – Vijayawada is currently among the busiest stations in the country and one of the most
important stations in South India. The current daily boarding traffic is ~57,000 pax. This traffic is projected to grow
significantly to ~1,00,000 pax by the 40th year due to the increasing importance of the city and its role as the
cultural and educational centre in the state.
Table 1: Daily Boarding Traffic

Y1 Y2 Y3 Y4 Y5 Y6 Y7 Y8 Y9 Y10 Y15 Y20 Y30 Y40
AC Pax 5,192 5,711 6,282 6,911 7,602 8,362 9,198 10,118 11,130 12,242 17,988 26,431 47,333 77,101
Non-AC Pax 12,227 12,839 13,481 14,155 14,862 15,605 16,386 17,205 18,065 18,968 23,078 28,078 37,734 50,712
Un-Reserved 40,188 39,786 39,388 38,994 38,604 38,218 37,836 37,458 37,083 36,712 34,913 33,202 30,027 27,156
Total Pax 57,607 58,336 59,151 60,060 61,068 62,186 63,420 64,781 66,278 67,923 75,979 87,711 1,15,095 1,54,969
The user charges (user fee/platform ticket + passenger fee) will thus be enough to fund the station and ensure
desirable equity returns to the Concessionaire while providing positive margins to the Authority. These charges
have been determined based on the following Passenger Handling Fee.
 Boarding – AC: INR 50 per pax
 Boarding – Non-AC: INR 25 per pax
 Boarding – Unreserved: INR 10 per pax
 Deboarding pax – 50% of Boarding pax
 Platform Tickets – INR 10 per pax
Table 2: Passenger Handling Revenue

Total Y1 Y2 Y3 Y4 Y5 Y6 Y7 Y8 Y9 Y10 Y15 Y20 Y25 Y30
Passenger Fee 3,638 47.7 50.5 53.6 57.0 60.7 64.8 69.2 74.2 79.6 85.6 105.5 150.3 178.6 245.7
User Fee 95 1.9 2.0 2.0 2.1 2.2 2.3 2.3 2.4 2.6 2.7 2.9 3.7 4.1 5.2
Total Fee 3,733 49.5 52.4 55.6 59.1 62.9 67.0 71.6 76.6 82.2 88.3 108.4 154.0 182.7 250.9
NPV – ~INR 735 Cr
Detailed rail Station operating financials would be included in the detailed report in subsequent deliverables.
The overall project financials can thus be broadly summarized as below –
● Railway Infrastructure CAPEX – ~INR 380 Cr

● Passenger Handling Revenue – ~INR 735 Cr
Based on Feedback Infra’s preliminary evaluation, redevelopment of Vijayawada Railway Station, without long-
term real estate development rights to the developer, is considered feasible. The potential realizations to the
private sector developer are high, which after factoring 22.5% equity return for the developer, can yield positive
margins for RLDA.

Preliminary Report

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PRELIMINARY REPORT

FEEDBACK INFRA (P) LIMITED Page | 1

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5 Proposed Concept Plan................................................................................................................................ 47

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1.2 This Output – Preliminary Report

SN TOR Description Location of submission in the Report

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SN TOR Description Location of submission in the Report

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2.1 Location and Connectivity

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Figure 1: Location and Connectivity

2.1.2 Site Access

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Figure 2: Access to the Railway Station

2.2.1 Site Zoning

● Operational areas (~35.7 acres)

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Figure 3: Site Zoning Map

2.2.2 Land Ownership

2.3 Site Surroundings

FEEDBACK INFRA (P) LIMITED Page | 16

Figure 1: Site Surroundings

The site surroundings are characterised as follows:

FEEDBACK INFRA (P) LIMITED Page | 17

Figure 4: Locality of the Project Site

Figure 5: Site Immediate Neighbourhood

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3.1 Regulatory Powers of Railways / RLDA

3.2 Development Control Norms

3.2.1 Vijayawada Zonal Development Plan 2021

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Figure 6: Vijayawada Zonal Development Plan 2021

Permissible Land Use for the Site

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o Local service industries.

Height of the Building (m)

3.2.3 Applicable Height Restrictions

FEEDBACK INFRA (P) LIMITED Page | 25

Figure 2: Colour Code Zoning Map for Vijayawada

3.3 Applicable Design Codes and Rules

3.3.1 Manual of Standards & Specifications for Railway Stations (IRSDC)

FEEDBACK INFRA (P) LIMITED Page | 26

The subsection under this section include:

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3.3.3 National Fire Protection Association (NFPA)

3.4 Permissible Development at Project Site

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