HIGH ALTITUDE FIELD HOUSE | Chapter 5

CHAPTER 5

SITE SELECTION CRITERIA / TENDER INFORMATION

5.1 INTODUCTION

Tender No. KSCC/HATC- 001/RFP/2018 Dated 12.01.2018

KSSC, Government of Kerala invites Request for Proposals from eligible Design
Consultants/ Architectural Firms/Consortia of Firms for the Comprehensive
Architectural Planning and Designing for the proposed High Altitude Training
Complex and Sports Tourism Facility (HATC) in prime location in Munnar, Idukki
District.

The scope of the works shall include but not be limited to the Preparation and
Development of Master plan, Concept Designs, Preliminary and Working
Architectural & Structural Drawings, Interior Drawings for all the buildings
including preparation of Specifications and Detailed Estimates, Preliminary and
Working Drawings for the services like HVAC, Electrical, Plumbing, Fire Fighting,

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Gas Manifold System, IT, landscaping, roads & paths, traffic movement, parking &
Furniture along with their cost estimates, and specifications etc. including space,
infrastructure and services planning for Kitchen, Laundry, Stadia & Sports
Equipment, as per detailed scope of work for the proposed HATC.

KSSC invites sealed Bids from eligible Bidders to submit their Bids for providing
consultancy for the comprehensive Design & Architecture of the Proposed High-
Altitude Training Centre & Sports Tourism Facility (HATC)

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PROJECT BACKGROUND

The Kerala State Sports Council (KSSC) proposes to develop a state-of-

the-art Athletic Training Centre in 6.00 hectares (15.00 acres) of prime land located
at the entry point of Munnar in Idukki District of the State of Kerala. Munnar is one
of the fastest growing Tourist Destinations in India and is one of the most popular
Hill Stations in South India with its pristine natural beauty and salubrious climate.
With the proposed project location situated at an altitude of about 1500 metres above
mean sea level (MSL), the Training Centre has potential to emerge as a prime high
altitude Athletic Training Centre in the country.

Integrating the tourism potential of Munnar and the enabling features of the location
as a sports training facility, KSSC proposes to develop this site as a modern “High
Altitude Training Complex and Sports Tourism Facility” (HATC). KSSC
proposes to achieve this objective with the active participation of suitably
experienced and financially capable Agencies / Developers. In addition to the
training facilities, the project shall also integrate revenue earning components,
leveraging on the tourism potential of Munnar, that will ensure its long-term
sustainability.

KSSC proposes to achieve this objective with the active participation of suitably
experienced and financially capable Agencies / Developers.While selecting a suitable
Developer for partnering with KSSC in this project, KSSC shall also engage a
Consortium of Design Consultants/Architects to prepare a Master Plan for the entire
area of 6.00 hectares (15.00 acres), creating a holistic Project Facility, which will
seamlessly integrate the state-of-the-art Sports Training Facility and potential
revenue generating project components. It is proposed that the features of the sports
training facility shall be planned and executed as per prevailing international
standards and KSSC requirements and the revenue generating project components
shall be left to the discretion of the partnering Developer, who will assess the
potential of the location and arrive appropriate project components, which will
ensure the long-term sustainability of the Project.

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Location of the Project :

In the past two decades, Munnar has emerged as one of the most popular Hill
Stations of South India. The pristine scenic beauty of the location, good road
connectivity to all parts of Kerala and proximity to Cochin International Airport are
some of the enabling features that have helped the rapid growth of Munnar as a
leading Tourist Destination. The single most attractive feature of Munnar is the fact
that it is probably the only major Hill Station in India situated within 3 hours driving
distance from an International Airport. Also, there are multiple tourist destinations
with 50 to 100 km radium of Munnar, thereby enabling the Tourists to spend more
time based in Munnar, visiting the other facilities around Munnar.
With all such advantages, the past decade has witnessed double digit CAGR in
tourist arrivals in Munnar. Round the year thousands of domestic tourists from all
over the country and foreign tourists visit Munnar and typically spend three to four
days in this destination. Hence number of high end Hotels and other Hospitality
Facilities have come up in Munnar in the past decade. With growing tourist traffic,
there is growing demand for good Hotels and Youth Hostels in Munnar.

The altitude of around 1500 metres above mean sea level ensure that the location
enjoys moderate temperature almost round the year, with the minimum temperature
dropping to the range of 2 to 7 degree Celsius during the winter months. Such
climatic condition makes Munnar the ideal location for setting up and operating a
state-of-the art Athletic Training Centre. By training in this facility round the year,
the Indian Athletes will be equipped to face the international competitions, which are
held in the temperate regions of the World.

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Site Features:
The proposed site for the“High Altitude Training Complex and Sports Tourism
Facility” is a prime location, which is the point of entry to Munnar Town on the
Kochi – Dhanushkodi National Highway No: 49. It is a scenic location with 6.00
hectares (15.00 acres) of level terrain, nestled in a valley, surrounded by hills,
covered with tea plantations. The triangular shaped site has over 300 metres of
Highway frontage along its eastern boundary and almost the same length of
Panchayat Road frontage along its northern boundary. On the western and south-
western side, the site is abutted by a stream, which joins the Muthirapuzhayar just
200 metres downstream of the site. On the opposite side of the Highway on the
eastern side is the Kerala State Road Transport Corporation (KSRTC) Bus Depot in
Munnar. Hence, the site is well connected to different parts of Kerala and Tamil
Nadu with regular public transport system.

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View of side facing the KSRTC Depot

View of the existing ground from north

View of the existing housing from

south west

This site is a prime location in entire Munnar Town, which has all the
enabling features to set up a world class High Altitude Athletic Training Centre and
related infrastructure. Similarly, with the advantages of road frontage, scenic location
and all-round view, this site is an ideal location for setting up world class hospitality
infrastructure.

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Fig1.4

Broad Project Overview

The Kerala State Sports Council (KSSC) proposes to develop in the 6.00 hectares
(15.00 acres) of land in Munnar, the “High Altitude Training Complex and Sports
Tourism Facility” (HATC). This Project facility shall comprise of two distinct
components, namely:

a. The Sports Training Infrastructure, which will have to be developed as per the
requirements of KSSC (Mandatory Components).

b. The revenue generating project components, which shall be chosen by the

Developer based on their assessment of the potential of the site and location.
Out of these two project components, the first component is to be constructed by a
selected Developer based on the designs and drawings to be provided by KSSC.
The entire responsibility for planning, designing and executing the second
component will be vested with the Developer.
Therefore, considering the role to be played by KSSC, it is decided that KSSC shall
engage a Design Consultant / Architect Consortium with relevant experience for
undertaking the following tasks in two phases:

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1. Phase 1: i. Preparation of the Overall Master Plan for the Project, covering the
entire area of 6.00 hectares (15.00 acres),clearly demarcating adequate area for the
sporting (Mandatory Project) components as per KSSC requirement and the area
earmarked for the revenue generating components to be developed by the Developer;

ii. Preparation of Architectural Design and Drawings of the Mandatory Project

Components and Block Cost Estimates; and

2. Phase 2:
Once, the Developer is chosen by KSSC, the Architects shall be entrusted with the
preparation of detailed designs and engineering for the sports training components
meeting relevant international standards and KSSC requirements.
Once, the two-stage assignment is completed by the selected Architect Consortium,
KSSC will get the selected Developer to construct and hand over the mandatory
project components to KSSC within the duration of the designated construction
phase. During this period,

3.Phase 3
The Architect (Design Consultant) Consortium may be engaged for Project
Management Services.
The Sports Training Infrastructure (mandatory components) of the Project, which is
to be operated under overall control of KSSC, is broadly expected to include the
following Project Components :

A. Indoor Stadium Complex, measuring approximately 8,000 m² and comprising:

i. One Indoor 200 -metre indoor Synthetic Track

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ii. One 250-metre indoor Cycle Velodrome around the synthetic track;
iii. Gallery surrounding the velodrome permanent seating capacity of 1,500 seats
expandable to 4000 for major events;
iv. 3,000 m² of space in the middle of the indoor facility to be utilized for the
following
 Sevens football ground/Multi Indoor Sports Area
 events such as conferences, dinners, exhibitions, award functions, meetings,
presentations on non event days.
 Alternately, the area could be utilized to host equestrian and multi sport arena
for
 indoor sports like tennis, badminton, volley ball, basket ball and athletic
events, like
 long jump, high jump and other athletic non throw events
v. Allow for unimpeded views within the main arena
vi. Information Hub to provide for at least 100 Pax with attendant facilities, including
servers, printing centres, electronic/ IT devices, and space for IT staff offices
vii. Knowledge Centre to house at least 1000 volumes of books, 100 current journals
and
magazines and their back volumes, IT infrastructure for use by at least 200 users at
any
point of time, and facilities for issue and return of materials through RFID or other
advanced systems, reprographic equipment, and administrative offices for the
Knowledge
Centre personnel (Librarian and other staff);
viii.Four Conference Rooms with a seating capacity for about 15 people each, fitted
with the
most recent and modern audio-visual aids, including screens, boards, etc. with total
acoustic proofing;
ix. Offices to cater to admissions, marketing and sponsoring, programme
administration;
x. Adequate space for separate pantries for faculty, staff and students; and

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xi. Well-lighted and ventilated passages to provide congenial ambience for informal
interactions and effective learning.
xii. Toilet Block (Male & Female) and Change Room (Male & Female)

B. Club House
1. An indoor Gymnasium and Health Club, housing sports facilities such as TT,
carom board, chess, swimming pool, other gymnastics and strength-training facilities
like tread- mill, sports cycles, etc.;

a. Multi sport and games Indoor Stadium, 8 badminton court/ 6 Tennis Court/ 2
Basket Ball/ 2 volley ball court interchangeably

b. A heat controlled indoor swimming pool, 25 m long & 1-2 m deep for training

c. Sports Medicine and Research Centre with facilities for Sports Analytics &
Metrics

d. Guest House 20 Rooms - About 10 fully furnished rooms measuring

approximately 20 m² each; and 10 fully furnished suites measuring 40 m²each

e. Shopping Centre with ATM

f. Common Kitchen fully equipped to handle the preparation of different types of

dishes for breakfast, lunch, evening snacks and dinner for the participants and
visitors to the Centre, along with requisite washing and sterilizing facilities and
equipment to maintain the highest levels of cleanliness and hygiene of crockery and
cutlery to meet international standards of similar kitchens;

g. Dining hall(s) to accommodate 150 people at any point of time, laid out in such a
way as to minimize crowding and queuing at service counters and dining spaces,
and furnished with flexible but sturdy furniture for food service and dining and for
disposing of used dishes, etc. with freedom for movement of staff, and equipped

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with AC, fans, TVs, video systems with multiple projectors and display screens/
monitors and facilities for playing soft music uniformly in the entire dining hall,
etc., so as to provide a very congenial and vibrant ambience to the participants and
Centre visitors during their use of the dining hall, which should also serve as a place
for interactive sessions between all participants and all faculty and staff of the
Centre;

h. Laundry Area, equipped with heavy-duty washing machines with spin dryers;

i. Small pantry spaces equipped with machines for dispensing coffee/tea/other soft
drinks;

j. Adequate and protected storage space for keeping stock of provisions, vegetables,
fruits and other perishable items, gas cylinders, maintenance equipment and
appliances, etc.; and

k. Lawns, open spaces, well-lighted and ventilated corridors to heighten the feeling
of being at home among the participants and visitors

C. Faculty and Staff Quarters to accommodate the following:

a. About 10 fully furnished and equipped two bed-room flats, with drawing room,
kitchen, dining and study spaces for the faculty and staff, measuring approximately
150 m²each; (1500 sq m)

b. About 10 fully furnished and equipped single bed-room flats, with drawing room,
kitchen, dining and study spaces for the staff, measuring approximately
100m²each; and (1000 sq m)

c. About 10 fully furnished and equipped studio apartments, with

kitchen/pantry/dining and study spaces and Bath/Toilet for the staff, measuring
approximately 80m2 each; and (800 sq m)

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d. Lawns, open spaces, well-lighted and ventilated corridors within the residential
spaces to provide a convivial ambience to the faculty and staff.

D. Dormitories/Staying Facilities for the students/athletes (500 students Boys:

Girls::2:1)
a. About 20 fully furnished and equipped room s, with study spaces and toilet for the
students/athletes, measuring approximately 100 m2each; (2000 sq m)

b. About 40 fully furnished and equipped room with study spaces and toilet for the
students/athletes, measuring approximately 50 m2each; (2000 sq m)

E. Outdoor Activity Area

Open area sports pavilion for outdoor sports like throw events, outdoor exercises
including walking, jogging, etc.;

F. Common Facilities for the campus,

with a built-up area of about 2,000 m2 , comprising the following:

i. A large hall with elevated ceiling and serene ambience to serve as a venue for
awakening of higher consciousness;

ii. Security area to facilitate and monitor the flow of people, goods, services, etc.
equipped with electronic surveillance systems and integrated with the IT
infrastructure of the Institute;

iii. Reception area to guide visitors to the Institute and provide support to the Faculty
and staff for meetings with visitors, client organizations, suppliers, potential
programme participants, etc.

iv. A medical centre equipped with at least minimum medical diagnostic, testing and
treatment facilities, including examination rooms, doctors’ consulting chamber,
dispensing section, medicine store, first aid section, etc.;

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v. An indoor Gymnasium Complex, housing sports facilities such as TT, carom

board, chess, swimming pool, other gymnastics and strength-training facilities like
treadmill, sports cycles, etc.;

vi. Common Services Complex to accommodate

1. A campus store selling provisions, vegetables, fruits, milk and other dairy
products,
snack items, confectionery and bakery goods, cosmetics and other grooming
products, stationery items, etc.;
2. Bank Counter/ATM;
3. Courier Service;
4. Hairdressers;
5. Laundry; and
6. Any other facility as required to be added from time to time;

vii. Sub-station to draw power from the state power distribution company through its
feeder, with appropriate transformers, distribution boards, earthing and control
systems, monitoring systems, safety equipment, etc., with underground cables all
over the campus;

viii. IT and other communication lines, including underground fibre-optic cables, and
a tower for receiving and transmitting signals from a dependable and effective
network service provider;

ix. Water Handling systems, including pumping systems for drawing water from
underground sources, storage tanks, underground piping with fittings, water
purification and treatment systems, quality monitoring systems, consumption
monitoring systems, etc.;

x. Sewage Handling systems, including pumping systems, septic tanks, underground

piping with fittings, sewage treatment, purification and recycling systems, quality

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monitoring systems, etc.;

xi. Solar Power Systems for capture of solar power and its distribution through the
main power distribution system;

xii. Fire station equipped with the minimum requirement of fire tenders and
firefighting/ extinguishing equipment, with the required spares of hoses,
consumables,etc.;

xiii. Pathways, roads, pavements, within the campus, and just adjoining the
compound wall, with enduring trees
xiv. Parking spaces for four-wheelers (buses, cars, trucks, etc.), three-wheelers and
twowheelers,etc.; and

xv. All other facilities to ensure smooth life for the campus residents and provide a
favourable for effective learning by all programme participants.

G. Suggested Area/ Number Statement

AREA
A land parcel of 15 acres has been identified for the establishment of the proposed
HATC.
Indicative details of various facilities are indicated below:
The area provisioned for each component in the Area Statement is purely indicative
and the minimum actual area required to accommodate each of the Mandatory
Project Components, as per the prevailing building rules and regulations in the
locality and international standards for sports infrastructure development, need to
calculated and provided by the selected Architect.

The total estimated indicative project cost is INR 200 - 300 Crore. This is a very
rough estimate and the project shall be proposed considering this cost constraint. The
Design Consultant shall estimate the Project Cost based on the area statement
prepared by them and approved by the

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Authority

The balance land available after this exercise is to be earmarked for commercial
development. This land area should be large enough and strategically positioned to
attract Private Participation for development.

Guiding Principles and Drivers

The following features are integral to the project:

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a. The campus is to be designed and developed to provide appropriate ambience

for its emergence as an institution of international repute in every aspect, and will
not compromise on one of its core values, viz. Excellence.
b. The campus has to be environmentally friendly/ green in every respect, and will
not add to the existing pollution levels of soil, water and air, but will undertake
every possible action to conserve power, water, fuels, etc.
c. The campus has to be designed and constructed to harness existing renewable
energy sources (solar, bio-mass) and will minimize dependence on energy
generated through fossil fuels, by harnessing the renewable energy for natural
lighting, heating, cooling, etc.
d. The landscaping of the campus has to ensure that the maximum temperature in
the campus is less than the ambient temperature in the vicinity.
e. The campus has to be designed to ensure that there will be 100% uptime (i.e.
zero breakdown) of any utility like supply of power, water, air, IT,
communication, sewage disposal, etc.
f. The construction of the campus will be made with available local resources to
the extent possible.
g. Elevators with sufficient capacity have to be provided in all buildings which
have more than two storeys.
h. SERVICE BLOCKS – Like Sub-station, AC Plant room, Pump Houses, Fire
Station and all other types of Utility Blocks as required etc.
i. Based on the user requirement more building(s) can be added or deleted in the
above list.

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