Eastern Railway Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 1 Eastern Railway Invitation for Qualification and Technical Proposal for Development of Howrah Railway Station Response to the queries received up to 04.04.2017 Applicant 1 S. no Clause No. Page no. Query/ Clarification Response 01 Invitation Document Page 13 Estimated Project Cost - Bid document does not specify the Cost of commercial Development - Kindly indicate the same As per the Invitation Document, Estimated Project Cost “means the sum total of Estimated Cost of Station Development Project, Estimated Cost of Redevelopment Project and Estimated Cost of Commercial Development Project as set out in the Bid Document”. As regards the cost of commercial development, However, the Applicant has freedom to plan and develop commercial development on the Reserved Railway Land and utilize the airspace at the Station as per its plan/concept of development and in conformity with the Development Control Norms Applicable Laws, Applicable Permits and Manual as per the terms of the Bidding Documents. And therefore, there is no specified cost of Commercial Development.
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Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 1
Eastern Railway Invitation for Qualification and Technical Proposal for Development of Howrah Railway Station
Response to the queries received up to 04.04.2017
Applicant 1
S. no Clause No. Page no. Query/ Clarification Response
01 Invitation
Document
Page 13 Estimated Project Cost - Bid document does not specify the
Cost of commercial Development - Kindly indicate the
same
As per the Invitation Document, Estimated Project
Cost “means the sum total of Estimated Cost of
Station Development Project, Estimated Cost of
Redevelopment Project and Estimated Cost of
Commercial Development Project as set out in the
Bid Document”.
As regards the cost of commercial development,
However, the Applicant has freedom to plan and
develop commercial development on the Reserved
Railway Land and utilize the airspace at the Station
as per its plan/concept of development and in
conformity with the Development Control Norms
Applicable Laws, Applicable Permits and Manual as
per the terms of the Bidding Documents.
And therefore, there is no specified cost of
Commercial Development.
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 2
S. no Clause No. Page no. Query/ Clarification Response
Please also refer to Definition of “Bid Document” in
Section IV of the Invitation for Qualification and
Technical Proposal document.
As per the Definition, Bid Document means the
document inviting Bids at the second stage of
Bidding Process.
The cost of Commercial Development shall be duly
set out in the Bid Document as per applicable
provisions.
Bidding Documents conditions shall prevail.
02 Invitation
Document
Page 18 Total Project Cost - shall include the Lease Premium paid
upfront by the developer
As per Definition in Section IV of the Invitation for
Qualification and Technical Proposal document,
‘‘Total Project Cost’’ means the project cost of the
Commercial Development Project, Redevelopment
Project, and the Station Development Project
taken together.
Further, as per Definition provided in the
Development Agreement(Clause 1.1.156 of Article
1) “Total Project Cost” shall mean the total project
cost to be incurred by the Developer in respect of
development, implementation and completion the
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 3
S. no Clause No. Page no. Query/ Clarification Response
Commercial Development Project, Redevelopment
Project and Station Development Project.
Bidding Documents conditions shall prevail.
03 Invitation
Document
Page 17 The commercial development shall be based on the market
conditions and absorption. DPR shall give the overall
development plan in Phases and may tend to change.
Hence the Fixed parameters for Station development alone
and commercial development shall be as per market
conditions
The Applicant at Invitation Stage is free to plan
and propose Commercial Development Project as
per its own concept/ designs inconformity with
local development control norms/building bye
laws/ Manual and other Applicable Laws/
Applicable Permits in terms of the Bidding
Documents.
However, DPR notified of the Selected Project
Proponent shall be the basis for invitation of
financial proposal under the Bid Document.
Hence, commercial development shall have to be
in line with provisions in the DPR notified. The
phases of implementation in DPR shall be binding
and will not be changed, save except "Force
Majeure" situation/clause and also on account of
urgency of train operation.
Bidding Documents conditions shall prevail.
04 Invitation
Document
Page 22
(f)
Approvals related to Change of Land/ NOC etc., shall be
obtained by Railways prior to signing of agreement
As per provision in the said clause, change of Land
Use/ NOC for the development on Reserved
Railway Land will have to be obtained by the
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 4
S. no Clause No. Page no. Query/ Clarification Response
Developer, if required, as per Applicable Laws, and
the Developer shall be primary responsible for
getting such approval/ NOCs.
05
Invitation
Document
Page 22
(g)
The development of the project is based on solicited Swiss
challenge on DBFOT basis with the developer vested with
the responsibility of Design and Build including funding of
the project as per the development plan accepted.
Railways does not take the responsibility of variations
accruing out of the Change in Rates and Change in
Quantities. Also the BOT tenders the construction is based
on Design & Build concept where-in the developers work
on Projects to be executed on Turnkey basis with Design
and Value Engineering from the EPC team. In the present
scenario, the submission of item rate and Rate analysis is
not warranted as the entire risks are borne by the
Developer.
As per Invitation for Qualification and Technical Proposal document, detailed Bill of Quantities, estimates, pricing and costing, etc. (refer clause to 1.1.1 (g)) shall be part of the Technical Proposal. Technical Proposal which will be evaluated by the Authority for selection of Selected Project Proponent (SPC). In order to assess applicability and workability of Technical Proposals, item rates and rate analysis need to be provided by qualified Applicants.
Bidding Document conditions shall prevail.
06 Invitation
Document
cl. 1.2. (d )
Page 25 EMD - Form of EMD to include BG also As per invitation document Clause 1.2.1 (d), EMD
submission is in the form of a pay order/ demand
draft/ banker’s cheque issued by a Nationalized or
Scheduled Bank in India only.
Bidding Documents conditions shall prevail.
07 Invitation
Document
Page 28 Schedule of Bidding - The timelines given for submission
of bids in Invitation stage is too short considering the scope
of work to be done which include preparation of Technical
Schedule of Bidding Process in Invitation Stage as
provided in the Invitation for Qualification and
Technical Proposal document shall remain same
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 5
S. no Clause No. Page no. Query/ Clarification Response
water UG/ OH Tank for the yard area is included in the
scope of the developer
Bidding Documents conditions shall prevail.
17 Developmen
t Agreement
cl. 1.1.82
Page 38 Lease Period - Please confirm the Lease period for the
Station Building (term of SFMA) and for the Commercial
Land given for development in the Reserved Railway Land
Please refer to 6.11 under chapter 6 of PIM and Article 3.1.1 of SFMA read with 1.1.79 of SFMA.
Please refer to 6.11 of the PIM of the Invitation
Document and SCDA Clause No.4 of Draft
Development Agreement read with Article 3.2,
Article 1.1.7 and Article 1.1.23 (Commercial
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 8
S. no Clause No. Page no. Query/ Clarification Response
Development Project) of Draft Development
Agreement.
18 Developmen
t Agreement
Schedule 2
Page 259 The air space development in the station / platform areas
shall be developed by the developer as per the Master Plan
complying with the applicable laws - is there any
restrictions from railways for the same
Please refer to Clause 1.1.1 (e) of the Invitation Document and Clause 1.1.23 of Article 1 of Development Agreement.
Air space development shall be part of Commercial Development Project. Accordingly, the airspace development in the station/ platform area should conform to Development Control Norms, and Applicable Law/Applicable Permit as applicable for the said development including the terms and conditions provided in the Bidding Documents.
Any commercial development/utilization of airspace over the station area should ensure that the railway operational requirements, passenger/station user movements and proposed commercial development/users requirements are planned, approved by Railways and ensured accordingly in the planning and implementation.
Please refer to Corrigendum No.1
19 Developmen
t Agreement
Page 27 “Built Up Area” shall have the meaning as set out in SCDA,
and if not defined in SCDA then shall mean the (a) total
constructed area under roof on all floors (including
Any commercial development/utilization of airspace over the station area should ensure that the railway operational requirements, passenger/station user movements and proposed
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 9
S. no Clause No. Page no. Query/ Clarification Response
Cl 1.1.18
underground floors) on a given piece of land in terms of
local building bye laws of the Site; or (b) in the case of
development of air space over any existing structure or
proposed Station Development or Redevelopment Assets.
Kindy confirm whether the Air Space can be developed by
the Developer as per the development plans proposed
from PF 1 to 12 can be developed by the Developer
including the area covered in PF 9 to 12
commercial development/users requirements are planned and ensured accordingly in the planning and implementation.
Please refer to Corrigendum No.1
20 Developmen
t Agreement
Station dev.
Station
dev.
Please confirm whether the station development works/
redevelopment works from the MMC is also covered in the
scope of work of developer
Query not clear
21 Invitation
Document
Page 21 Invitation for qualification & Technical proposal - The
Indicative Project Cost (excluding cost of Commercial
The project warrants for additional areas in in the same
vicinity in order to make it viable. Also please confirm
whether the existing Car parking opposite to the Railway
Station will also form part of the Station Development of
the developer. In such a scenario the Car park land can also
be given as part of the Railway Reserved land for
commercial development for 45 years and the developer
can have a Multi-level Car Park/ Basement.
Bidding Documents Conditions shall prevail.
22 Developmen
t Agreement
N.A. Kindly confirm the width of the abutting road approved by
CMDA for the purpose of calculating the FAR/ Height of the
buildings permissible as per the Dev. Control rules
Applicant has to follow Development Control
Norms as applicable for the sites. Applicants should
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 10
S. no Clause No. Page no. Query/ Clarification Response
FAR consult relevant authority and conduct its own due
diligence in this regards.
Refer to Exhibit I of Invitation document, Project
Information Memorandum, pg 133-176
23 Developmen
t Agreement
FAR
N.A. Please confirm whether the given plot area can avail the
additional FAR/ FSI as applicable for the Corridor
influence of Metro Rail Corridor
Applicant has to follow Development Control
Norms as applicable for the sites. Applicants should
consult relevant authority and conduct its own due
diligence in this regards.
24 Developmen
t Agreement
FAR
N.A. Please confirm whether premium FSI is allowed for the
project in the said Reserved Railway Land
Applicant has to follow Development Control
Norms as applicable for the sites. Applicants should
consult relevant authority and conduct its own due
diligence in this regards.
Also refer to section 4.4 of PIM, pg 159. However,
same to be governed by applicable bye laws of local
government body
25 Developmen
t Agreement
Consultants
N.A. Please confirm any restrictions in the Consultants to be
appointed by the Potential developer (now bidder) for the
preparation of bid proposal at Stage 1 and Stage 2
Engagement of Consultants shall be subject to
compliance with Clause 2.2.1(c) Conflict of Interest
of the Invitation Document.
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 11
S. no Clause No. Page no. Query/ Clarification Response
26 General N.A. Copies of the as -built drawings of the stations assets,
AutoCAD drawings, Survey data, Geotechnical data of the
station and Reserved Railway Land may please be given
Relevant information has been provided in the
Invitation for Qualification and Technical Proposal
document.
Applicant has to carry out their own due – diligence and/or investigations in this regards at its own costs and risks. Additional data, if any, will have to be arranged by the bidders themselves.
27 Station
Facility
Management
Agreement
Cl. 3.3.3 (iv)
Page 36 This clause defeats the purpose of the commercial rights given to the Selected Facility Manager. If there is no exclusivity, ho does the Facility Manager Project the revenue for the station area and the redevelopment area. Any competing facility of real estate development/ commercial will directly affect the revenue of the FM who has invested on the Station redevelopment project.
Bidding Documents conditions shall prevail.
28 Station
Facility
Management
Agreement
Cl 4.2.1 (ii)
Page 37 CP of deemed satisfaction of Existing contracts shall be
revised to 100% instead of 80%. Also MoR/ Authority shall
indemnify the Facility Manager against any claims /
dispute arising out any Legacy contracts signed by MoR/
Authority prior to submission of the Bid proposal by the
FM
Bidding Documents conditions shall prevail.
29 Station
Facility
Management
Agreement
Page 65 Please confirm whether Change in law would include the
impact of the GST as & when introduced.
Introduction of GST shall not be considered as
Change in Law.
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 12
S. no Clause No. Page no. Query/ Clarification Response
Cl 11.1
30 Station
Facility
Management
Agreement
Cl. 1.1.70
Page 27 Station Revenue shall not include Deposits & Advances
received
Bidding Documents conditions shall prevail.
31 Bid
Document
Cl. 1.1.1 (d)
Page 19 NPV of Lease Premium and Annual Lease Rent offered by
issued by Research Design and Standards Organisation
(RDSO), MOR etc.”.
Any Relocation/development/redevelopment of
railway station should ensure that the railway
operational requirements, passenger/station user
movements and proposed commercial
development/users requirements are planned and
ensured accordingly in the planning and
implementation in the Technical Proposal in terms of
the Invitation Document.
Please also refer to Clause 6.10 and Clause 6.11 of the
Project Information Memorandum in the Invitation
Document which is needed to be complied with for
station development/ redevelopment.
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 18
S. No Clause No. Page no. Query/ Clarification Response
Please also refer to Article 2, Schedule 2A, Schedule 8
and other related provisions of the Development
Agreement related to relocation of operational rooms.
08 General N.A. Is there any upper limit on the total extent of the
designated areas for sub-License (retail, kiosks, etc.),
that it shall not exceed [___%] of the total built up area
under Station Development Project?
Please refer to Corrigendum 1
09 General N.A. Can the ownership records for the demarcated area be
provided?
Please refer to 3.6 of Project Information Memorandum
as provided as part of Invitation Document for
ownership records. The details of property card is also
mentioned in section 3.7 of PIM, pg 157
10 General N.A. Will ‘No development zones’ for the demarcated area
considered for proposal?
Subject to terms and conditions of the Bidding Document, the Developer shall be allowed to utilize the Reserved Railway Land for Commercial Development Project subject to terms and conditions of the Development Agreement, and the relevant Development Control Norms, Applicable permits. Any Relocation/development of railway station/buildings should be in terms of the Bidding Documents and ensure that the railway operational requirements, passenger/station user movements and proposed commercial development/users requirements are planned, approved by Railways and ensured accordingly in the planning and implementation.
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 19
S. No Clause No. Page no. Query/ Clarification Response
11 General N.A. Since, IRCTC will be responsible for the Food plaza in
food courts and other fast food units serving the
passengers. Will this be counted under operations of
railways or will it be handled by the developer?
The list of Existing Contracts at the station is provided
in the Invitation Document. The list shall be updated at
the time of handover.
Existing Contracts shall be novated in favor of the
Developer in terms of the Development Agreement.
12 General N.A. Based on location, type and importance of destination,
the future projection on footfall/ pick hour intensity
to the respective stations is expected to vary. Who will
confirm such numbers which would be design basis
for the proposals? (for commercial sites this could be
defined based on BUA but for station buildings may
need concurrence from Railways)
Refer to Section 2.2 of PIM for the project provided
along with the Invitation Document for existing station
features and future projections.
13 General N.A. Can the drawings and layouts in cad format be
provided, it would it be preferred latest survey plan of
all land parcels including platforms, station buildings
and lands earmarked for commercial development.
Relevant information has been provided in the
Invitation for Qualification and Technical Proposal
document.
Applicant has to carry out their own due – diligence and/or investigations in this regards at its own costs and risks.
Additional data, if any, will have to be arranged by the
bidders themselves
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 20
S. No Clause No. Page no. Query/ Clarification Response
14 General N.A. Is it possible to earmark and share details of land/
structures envisaged under future expansion so that
while planning redevelopment, the same could be
incorporated?
Please Refer to the Project Information Memorandum
for the project provided along with the Invitation
Document for existing station features and future
projections.
15 General N.A. It is observed that lot of land parcels earmarked for
commercial development have staff quarters, Railway
office space, warehouses, and related liabilities. Can
we exclude rehabilitation during designing and
phasing planning? If not, what is the component
expected considering future demand?
Land parcel identified for commercial development at
Howrah Station is encroachment free though there are
structures (Golah) within the land parcel
16 General N.A. Zone conversion, MOEF, road widening and such
similar statutory approvals will have repercussions on
proposed development. What are the concessions
offered in lieu of the redevelopment programme? Are
there any conditions waived\ relaxed to target the
redevelopment proposal?
All Applicable Permits under the Applicable Law has to
be obtained and maintained by the Selected Bidder.
Railways shall assist the Selected Bidder/ Developer on
a best effort basis.
Bidding Documents conditions shall prevail
17 General N.A. Is it possible to share details on future plans regarding
connectivity required\ expected with surrounding
transport hubs\ ISBTs\ IMTCs\ public amenities
which are planned in the vicinity?
Please Refer to the Project Information Memorandum
for the project provided along with the Invitation
Document for existing station features and future
projections.
The Applicant is required to do its own due diligence
with respect to infrastructure and future area
Eastern Railway
Invitation Document for Qualification and Technical Proposal for Development of Howrah Railway Station, Replies to Pre application Queries Page 21
S. No Clause No. Page no. Query/ Clarification Response
development proposed/being carried out in and
around the station area.
18 General N.A. Had a query regarding the area of land available for
station development and the commercial land
development.
The plans are not accurate for all locations, and also I
am not sure if the land sizes are documented in the
invitation document. Request you to share the details
of land available for both commercial and station
redevelopment for all the locations.
Applicant is free to carry out its own due –diligence
and/or investigations in this regards at its own costs
and risks. Railways shall facilitate such technical
studies being undertaken by Applicant.
The land area demarcated for Howrah Station is 10
acres as mentioned in PIM (pg 133-176) of Invitation
document.
The Reply to Queries shall form part of the Bidding Documents. All other terms and conditions of Bidding Documents shall remain