2011

DEVELOPMENT OF SCULPTURE PARK AT BSK 6TH STAGE, BENGALURU

INCEPTION REPORT

Tandon Urban Solutions Pvt Ltd,

701, Harbhajan Building, CST Kalina Road, Kalina, Santacruz (East) , Mumbai 400 098, Maharashtra

4/1/2011

Contents
1 Background ..................................................................................................................................... 4 1.1 1.2 1.3 1.4 2 Bangalore Development Authority ......................................................................................... 4 Tandon Urban Solutions Private Limited ................................................................................ 5 Scope of Work ......................................................................................................................... 5 Structure of the Report ......................................................................................................... 10

Project Site .................................................................................................................................... 11 2.1 2.2 2.3 2.4 2.5 Bengaluru .............................................................................................................................. 11 Regional Context ................................................................................................................... 13 Site Location .......................................................................................................................... 14 Site Area ................................................................................................................................ 15 Site Characteristics ................................................................................................................ 15

Approach & Methodology ............................................................................................................ 17 3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9 Project Initiation ................................................................................................................... 17 Site Visits & Study ................................................................................................................. 17 Data Collection - Primary and Secondary ............................................................................. 17 Stakeholder Interactions ....................................................................................................... 18 Site Suitability ....................................................................................................................... 18 Activity Mix Design................................................................................................................ 18 Conceptual Masterplan options and Broad Cost Estimates ................................................. 18 Project Team ......................................................................................................................... 19 Project Schedule ................................................................................................................... 19

Development of Conceptual Masterplan...................................................................................... 21 4.1 4.2 Existing Land Use .................................................................................................................. 21 Approach to the Conceptual Master plan............................................................................. 21

Annexure ....................................................................................................................................... 23 5.1 Survey plan for sculpture park site at Banashankari 6th stage layout ................................... 23

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List of Figures and Tables

Figure 1: Map showing location of Bengaluru in Karnataka and India ................................................. 11 Figure 2: Chart showing monthly variations in climate of Bengaluru................................................... 12 Figure 3: Map Showing Location of the Site in relation to Bengaluru .................................................. 13 Figure 4: Map showing Bangalore Mysore Infrastructure Corridor Plan schematically ....................... 14 Figure 5: Map Showing the Project Site on Google Earth Imagery....................................................... 15 Figure 6: Regional Masterplan 2015 showing the Sculpture Park ........................................................ 16 Figure 7: Chart Showing the Broad Methodology adopted for the assignment................................... 17 Figure 8: Chart showing Week wise Project schedule and Deliverables .............................................. 20

Table 1: Table showing Project Team Members................................................................................... 19

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1 Background
The assignment for providing consultancy services for Development of Sculpture Park at BSK 6 th Stage has been provided to Tandon Urban Solutions Private Limited (TUSPL), by the Bangalore Development Authority (BDA).

1.1 Bangalore Development Authority

The development to large, medium and small industries and the consequent increase in population has given rise to a number of formidable problems. The enormous growth of the area occupied by the city during all these years and the congestion of populations in many areas, inevitable growth of slums have all combined to make it extremely difficult to maintain the reputation on Bengaluru as city beautiful. The growth of the vastness of the city from a mere 28.85 Km in 1901 to 174.71 Km in 1971 and 272.12 Km in 1981 would give an idea of the enormity of the problem of the maintenance of the city. The growing importance of Bengaluru has led the disappearance of a number of small and large tanks in and around Bengaluru and also the disappearance of the greenery in the form of abundant trees that existed, resulting in diminishing the claims of the city to be called a Garden City or the Air conditioned City. It was felt that planning and development functions should be vested with one agency. Bangalore Development Authority (BDA) came into existence in 1976 as a successor to the erstwhile City Improvement Trust Board. It was established by way of a separate act in the state legislature vide the BDA Act 1976, and it came into effect on 6th January 1976. Development of Bengaluru in a planned manner, creating quality infrastructure, provision of sites and services and catering to the housing needs of the under privileged are the focus areas of the BDA. Its Vision is To transform Bengaluru to an ideal global destination with high quality infrastructure, better quality of life by ensuring sustainable and planned development based on effective monitoring, regulation, through participatory and innovative approach. Since inception, the BDA has allotted 76,000 sites to individuals for construction of residential dwellings. In addition, more than 800 civic amenity sites have been given for use by various public utilities, as also organisations, catering to the felt needs of the particular locality. The salient provisions of Bengaluru Development Authority Act, which ensures planning, implementation as well as co-ordination, are mentioned below: Bangalore Development Authority as Planning Authority under the Karnataka Town and Country Planning Act is the agency for drawing up development plan and Town Planning schemes in Bengaluru Metropolitan Area. The Authority can take up land acquisition and developmental schemes, housing schemes etc. Bangalore Development Authority has power for controlling the developments and enforcement of the plan and has also powers to implement developmental schemes. The Act empowers Bangalore Development Authority to issue directions to other Authorities connected with developmental activities. The act provides for proper co-ordination between BDA and the BCC which is the other important development agency, when development schemes are envisaged by either agency. The Corporation has to perform its functions in respect of land use and development with the concurrence of Bangalore Development Authority. 4 TUSPL

1.2 Tandon Urban Solutions Private Limited

Tandon Urban Solutions Pvt. Ltd. (TUSPL) formerly known as M/s Tandon & Associates (T&A) is a Mumbai headquartered Urban Management and Engineering Consultancy firm with key focus in the area of Urban Planning, Research and Infrastructure. TUSPL, since its inception in 1991, is engaged in planning, developing and delivering projects across many sectors from water and waste water, energy and environment to transport, buildings, urban infrastructure and social development. TUSPL have been working very closely with various national and local government bodies especially with Urban Local Bodies (ULB), public and private utilities, developers, banks and financial institutions, funding agencies and private entrepreneurs. Backed by its rich experience, TUSPL has been in forefront in assisting and advising governments in the strengthening of state finances. TUSPLs operations are spread over major states like, Maharashtra, Gujarat, New Delhi, Karnataka, etc. TUSPL have an exhaustive in-house database covering subjects relevant to its field of activities and are well equipped with the latest infrastructure and equipments.

1.3 Scope of Work

The assignment is divided into multiple parts and stages starting from inception to implementation stage and includes performing all relevant studies and providing assistance to BDA for land Transaction. The Scope of Work covering all the assignment as provided by the Bangalore Development Authority (BDA) is as follows: 1.3.1 Assignment Part 1 Providing assistance in project conceptualization Reports with prefeasibility analysis for Town Planning in 3 layouts of BDA. Stage 1 Inception Report Delineation of assignment data requirements. Develop preliminary assignment methodology and work plan. Preparation of conceptual plans Submission of Inception report with block estimates Establish working relations with all involved parties. Secondary Data collection, field verification and records documentation. Preliminary Site evaluation, analysis and impact of existing and / or proposed development on its immediate environs. Establish relevant local authority/counterparts particular requirements related to the project. Situation analysis, assessment and establishing the existing conditions. i.e. reference line Establish project bottlenecks i.e. (risks and challenges), constraints and mitigation measures. Develop detailed assignment methodology and work plan. Define overall project requirements and shape proposed project interventions.

Stage 2 Pre feasibility Report

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Prepare conceptual designs; Fine tune and update block cost estimates and implementation schedule. Prepare Assignment pre feasibility Report.

1.3.2 Assignment Part 2 Providing assistance in preparation of feasibility report for Town Planning in 3 layouts of BDA Appraisal of project conceptualization Report findings Develop conceptual design criteria and performance standards. Formulate alternative engineering solutions for the project. Screening of the formulated alternative engineering solutions. Develop conceptual engineering designs for the passed-screening alternative engineering solutions including conceptual cost estimates. Define systems (i.e. alternative engineering / financial solutions) evaluation criteria. Establish the technical, financial, economic, financial and environmental feasibility of the passed screening alternative engineering solutions. Establish final overall virtual (accounting for all technical, economic, environmentaletc quantified costs) conceptual cost estimates. Evaluation of alternatives. Select optimum engineering project concept. Finalize the final conceptual project cost estimate. Liaise with relevant counter parts/local authorities and act on behalf of the BDA in all required aspects including issue of formal letters, obtaining approvals and so forth. Prepare Assignment Feasibility Report.

1.3.3 Assignment Part 3 Providing assistance in preparation of detailed project report for Town Planning in 3 layouts of BDA Appraisal of feasibility report findings. Review, if needed revise and finalize the optimum engineering project concept. Develop preliminary design criteria and performance standards. Carryout site investigations including topographic surveys, leveling surveys, soil investigations, etc. Prepare preliminary designs, perform computer-based simulation runs, system modellingetc Prepare preliminary design drawings. Prepare outline specifications including data sheets, guarantee tablesetc. Prepare project Bills of Quantities (BoQs). Establish project cost estimates. Develop preliminary project implementation schedule.

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Liaise with relevant counterparts, key stakeholders, local authorities and act on behalf of the employer in all required aspects including issue of formal letters, obtaining approvals and so forth. Project Benefits Assessment (Social Cost-Benefit Assessment) Project benefits from social perspective (both social and economic) supported by Explanation or description in qualitative terms and Quantification of these benefits to the extent possible (or wherever possible) along with underlying assumptions as per guidelines published by MoUD Prepare Detailed Project Report

1.3.4 Assignment Part 4 Providing Technical Transaction Advisory along with Financial and Legal Assistance for Town planning in 3 layouts of BDA Project Financial structuring, cash flows of projects alternative assessment for procurement method, project execution. The revenue model for each project for the sector (including underlying assumptions) and forecast growth of customer/ user groups over the next 20 years. Unit cost of service and unit price (existing year and forecast for next 20 years) Outline plan to restructure revenue streams to any or all categories of user groups to comply with employers requirement (institution of full cost recovery user charges) In this regard, cross-subsidization requirements/ strategy if applicable are to be explicitly specified and addressed. Project Financial Viability & Sustainability through (Net Present Value) NPV and (Internal Rate of Return) IRR including Review of options for Institutional debt, owners cost of capital, grants and/or Private sector participation. Act as Transaction advisor and undertake study to a standard that will enable the project to obtain necessary decision to execute the PPP agreement or by spending BDA own funds or loan funds or Government Grants. In case BDA decides ( at its sole discretion to) implement the project by availing loan funds or Government grant, than to arrange the loan at the best market rates and where ever any Central or State Government grants is available than to liaise with the respective authorities for sanction and disbursement of such grant. Interaction with the market, or conduct of formal market soundings, to confirm decisions on scope, timing and packaging of the transaction;

1.3.5 Assignment Part 5 Providing services for preparation of tender documents and Bid process management for Town planning in 3 layouts of BDA.

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Preparation of bid documents including but not limited to the Request for Proposals and the Contract for Services and draft Agreements; Preparation of supporting information to assist bidders in preparation of their bid, and where relevant creation of a data base and management of access to the data base; Assist the employer in developing Expression of Interests (EoI) advertisements. Assist the employer in evaluating and pre-qualifying contractors and developing the short-list of qualified contractors. Assist the employer in developing Invitation to Bid (ITB) advertisements. Assist the employer in developing Invitation to Bid (ITB) letter. Arrange and attend site visits, pre -bid site meeting/conference, respond to queries, issue bid addenda, clarify bid documentsetc. Support to communication with the bidders and interaction with the bidders, including managing and responding to requests for clarification; Attend bid opening, prepare bid tabulation sheetsetc. The thorough evaluation of received bids both technically and financially Assistance in negotiation with one or more parties prior to contract award; Assist the employer in the issue of all correspondences including clarifications, letters of Intent (LoI), letters of appointment, notice to proceed (NTP), etc. Prepare all required evaluation, clarifications, addenda, etc reports. Organize and attend a pre-construction site meeting with the contractor. Liaise with relevant counterparts, local authorities, key stakeholders and act on behalf of the employer in all required aspects including issue of formal letters, obtaining approvals and so forth. Monitoring and advice on bidder performance against any conditions precedent to financial close; and Management of other advisory inputs and overall management of the transaction team, to ensure a successful conclusion. Prepare Assignment Bidding Support and Pre -Construction Services Report. Review and finalize the Bidding Support and Pre-Construction Services Report.

1.3.6 Assignment Part 6 Functioning as Project Management Consultant & Technical Auditor of BDA during execution period for Town planning in 3 layouts of BDA Review and approve contractors construction schedule. Review and approve contractors detailed designs (Where detail engineering is not done by the Consultant), shop and erection drawings. Factory Inspection and Witness Testing of Manufactured Items. 8 TUSPL

Undertake project management and related procedures. Undertake quality assurance plans and related procedures. Undertake quality control and related procedures. Undertake progress control and related procedures. Undertake cost control and related procedures. Manage and control variation order and contract amendment procedures. Review and approve as-built drawings. Review, finalize and approve O&M manuals. Arrange, organize and chair regular progress site meetings. Prepare the report of pending work and work to be carried out during the defects liability period. Act on behalf of the employer on all project related matters. Develop recommendations for measures prudent for action. Participate in any related negotiation proceedings and the like. Participate in any related arbitration proceedings and the like. Review/ revise and finalize all technical training material. Attend all technical training proceedings. Progress reporting. Manage Contractor's Work Substantial Completion -employer Provisional Handing Over. Certification of contractors bills and Issue the Certificate of Substantial Completion and Provisional Handover Certificate. To scrutinize the bill submitted by the Contractor & forward the same with recommendations to BDA in desired format. Organize and participate (supervise) in all substantial acceptance tests, inspections, proceedings, start-up, commissioningetc and handover proceedings. Assist in the start-up of project operation in adjusting, balancing, identifying deficiencies and assisting in obtaining corrections, and performing inspections prior to the end of the project defect liability period. Prepare the Certificate of Final Completion and Final Handover Certificate for later use by the employer. Prepare Assignment Jobsite Work Implementation Management, Supervision and Monitoring Report. Prepare Project Closeout Report.

1.3.7 Assignment Part 7 Providing assistance for Supervision and Monitoring of Operation and Maintenance (O&M) and Asset Management for Town planning in 3 layouts of BDA Supervise the contractors maintenance and running operation procedures. Supervise all work being implemented during the defects liability period. Monitor, assist and supervise performance tests and start-up of the projects. Carry out final works inspection and issue contractors release certificates.

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Develop recommendations for measures prudent for action. Liaise, organize and attend regular progress site meetings. Act on behalf of the employer on all projects related matters. Progress reporting. To provide necessary support through concession/ management period on issues as required by employer. Organize and participate in all final acceptance tests, inspections, proceedings, etc and final handover proceedings. Issue the Certificate of Final Completion and Final Handover Certificate.

This report fulfils the requirements as per stage I of the assignment viz Inception Report.

1.4 Structure of the Report

The inception reports objective is to give the background of the assignment, client and consultants to highlight the location and observations from the site visit and to details out the approach & Methodology for the assignment. Chapter 1 deals with the study background highlighting the client, the consultant and the scope of work provided by the client. Chapter 2 deals with the site, its location, its regional context and observation from the initial site visit. Chapter 3 deals with the Approach & Methodology, Project Team, Project Schedule for completing the study to fulfil its objective Chapter 4 deals with the Project site zoning and approach for the conceptual masterplan

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2 Project Site
At this stage a basic analysis of the site based on readily available visual and locational parameters is carried out to understand and to gain an initial understanding of the site and to envisage the issues that need clarifications from the clients end. Study of Bengaluru, the Regional Influences, the site neighbourhood, the project site forms the part of this chapter

2.1 Bengaluru
2.1.1 Introduction Bengaluru (Earlier known as Bangalore), the capital of the state of Karnataka in India, lies in the heart of the Mysore Plateau (a region of the larger Precambrian Deccan Plateau) at an average elevation of 920 m (3,018 ft). It is positioned at 12.97N 77.56E and covers an area of 741 km .The majority of the city of Bengaluru lies in the Bengaluru Urban district of Karnataka and the surrounding rural areas are a part of the Bengaluru Rural district. The region consists of the Bengaluru Urban and Rural districts is known as Bengaluru (region). The topology of Bengaluru is flat except for a central ridge running NNE-SSW. The highest point is Vidyaranyapura Doddabettahalli, which is 962 m (3,156 ft) and lies on this ridge. Bengaluru has a handful of freshwater lakes and water tanks, the largest of which are Madivala tank, Hebbal lake, Ulsoor lake and Sankey Tank. Vegetation in the city is primarily in the form of large deciduous canopy and minority coconut trees. Though Bengaluru has been classified as a part of the seismic zone II (a stable zone), it has experienced quakes of magnitude as high as 4.5 in richter scale.
Figure 1: Map showing location of Bengaluru in Karnataka and India

2.1.2 History & Growth Bengaluru, the capital of Karnataka, has a history of over four hundred years, having been founded by Magadi Kempegowda in the year 1537 AD. Since then the city has throughout retained its importance as could be seen by the great desire of every chieftain or rulers not only in the South but even the Mughal Kings of Delhi to acquire possession of this city. Though historical references to the 11 TUSPL

city predate AD 900, a modern written history of continuous settlement exists only from 1537, when Kempe Gowda I, a vassal of the imperial Vijayanagara Empire built a mud-brick fort at the site and established it as a province of the empire. During the British Raj, it became a centre of colonial rule in South India. The establishment of the Bengaluru Cantonment brought in large numbers of migrants from other parts of the country. With the establishment of the cantonment, the prospects of trade, employment and other means of livelihood increased and people started setting on the fringes of the cantonment area and various localities now known as Tasker Town, Maciever Town, Richmond Town, Frazer Town etc., started springing up. By 1890 the population of the cantonment area had crossed a lakh mark while that of the old city, which also had a prosperous period of trade and commerce, had increased to over 80,000. Perhaps the most spectacular growth of the City Started after the independence of the country, with the establishment of Central Sector Industries like the Hindustan Machine Tools (H.M.T), Indian Telephone Industries (I.T.I.) etc. Described by its older residents as Garden City, Air-conditioned City etc., Bengaluru attracted the people not only from Karnataka and surrounding areas but people from other states also on account of its salubrious climate, natural beauty and the abounding greenery. Today as a large city and growing metropolis, Bengaluru is home to many of the most well-recognized colleges and research institutions in India. Numerous public sector heavy industries, software companies, aerospace, telecommunications, and defence organisations are located in the city. Bengaluru is known as the Silicon Valley of India because of its position as the nation's leading IT exporter. A demographically diverse city, Bengaluru is a major economic and cultural hub and the fastest growing major metropolis in India. 2.1.3 Climate

Figure 2: Chart showing monthly variations in climate of Bengaluru

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Bengaluru experiences a tropical savannah climate (Kppen climate classification) with distinct wet and dry seasons. Due to its high elevation, Bengaluru usually enjoys a more moderate climate throughout the year, although occasional heat waves can make things very uncomfortable in the summer. The coolest month is January with an average low temperature of 15.1 C and the hottest month is April with an average high temperature of 33.6 C. The highest temperature ever recorded in Bengaluru is 38.9 C (recorded in March 1931) and the lowest ever is 7.8 C (recorded in January 1884). The monsoons begin in July and carry on till September. About 85% of the rainfall is recorded between 4 and 7 in the evening 2.1.4 Economy Bengaluru evolved into a manufacturing hub for heavy industries such as Hindustan Aeronautics Limited, Indian Telephone Industries (ITI), Hindustan Machine Tools and Bharat Electronics Limited (BEL) after India gained independence from Great Britain in 1947. In the past three decades, the establishment and success of high technology firms in Bengaluru has led to the growth of Information Technology (IT) in India. IT firms in Bengaluru employ about 35% of India's pool of 10 lakh (1 million) IT professionals and account for the highest IT-related exports in the country. The city's income gross domestic product in 2004-05 was valued at INR 433.8 billion. One of the important factors spurring Bengaluru's growth was heavy central government investment in Bengaluru's public sector industries, partially because it is geographically out-of-reach from India's rivals Pakistan and China. This led to the concentration of technical and scientific navigator in Bengaluru, and is a factor in leading the "IT revolution" in Bengaluru. Unplanned growth, traffic congestion has taken its toll on Bengaluru with the slowdown in growth and the shifting of the IT companies from Bengaluru to other attractive regions in India like Mysore & Pune.

2.2 Regional Context

The Site is located on near NH209 and the NICE Road that connects Bengaluru to Mysore. The site is located in the south west quadrant of Bengaluru Metropolitan Region within the proposed peripheral ring road boundary
Figure 3: Map Showing Location of the Site in relation to Bengaluru

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The study of the regional inputs to the site is necessary for the arriving at the right kind of development for the site, as being outside the Bengaluru city the site would as much cater to the region as the city itself. Positive regional influences can bring about the proposal for higher level of facilities which would cater to entire region rather than Bengaluru only The Bengaluru - Mysore Corridor is one of the important developments taking place which will have an impact on the growth of Bangalore in the near future. 2.2.1 Bengaluru Mysore Corridor

Figure 4: Map showing Bangalore Mysore Infrastructure Corridor Plan schematically

The Bengaluru Mysore Infrastructure Corridor Passes near the site. The BMIC is planned along the concept of creating a Megalopolis to nurture faster mobility and inter regional economic dependencies between Bangalore and Mysore. It is an access controlled six lane express toll way the development of which will foster work live relationships between these two urban economies to mutually benefit each other and in the process defining a new direction of growth for each of these urban centres.

2.3 Site Location

The Site is located at Banashankari 6th stage Layout in the South West quadrant of Bengaluru Metropolitan Region near the National Highway 209 (Mysore Road) and NICE Road. Its geographical location reference is 12o 53 47 N and 77o 31 31 E.

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Figure 5: Map Showing the Project Site on Google Earth Imagery

SITE

The site lies within the layout created for Banashankari 6th stage development in south of Bengaluru Metropolitan Area. On the west and the south the layout main road abuts the site. Along the North and east of the sites also layout has been developed, though the site shares the boundaries with adjoining plot. 500 metres to the west of the site passes the NICE expressway. The city of Bangalore lies to the North east of the site.

2.4 Site Area

The Site has a total area of 7 Acres 24 Gunthas (7.6 acres) (30773.71 sqm).

2.5 Site Characteristics

The observations from the field visit and visual survey of the site is given below The site is more or less resembles a square and oriented towards North - North east direction The site is more or less flat land with general direction of slope being towards North East. A Nullah passes through the site in a direction generally parallel to its Western and Southern Boundary

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The site is barren with very little vegetation in the form of small bushes and shrubs. Vegetation is concentrated near to the Nullah. All around the Plots the layout has been developed though no structure has come up as yet. The proposed NICE Road, Peripheral Ring Road passes a little over 2 kms south of the site as can be seen in the RMP below A power line passes across the site in east west direction with two electric poles located in the middle of the site The service corridor passes west of the site.

Figure 6: Regional Masterplan 2015 showing the Sculpture Park

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3 Approach & Methodology

The goal for BDA is to plan a large layout that represents and meets the current and future needs providing all necessary infrastructures up to national and international benchmarks; at the same time is a value proposition to BDA for its development in public private partnership mode. For the Current part of assignment Stage 1 & Stage 2 for the preparation of the conceptual master plan, the broad methodology is given below
Figure 7: Chart Showing the Broad Methodology adopted for the assignment

3.1 Project Initiation

The Project Initiation stage involves the initial interactions, workshops with the authority to understand the project scope and the client viewpoint regarding the development. Team mobilization, resource mobilizations and methodologies for carrying out the assignment to its logical end are deliberated and frozen at this stage. Data required to fulfil the methodological inputs are listed to be collected

3.2 Site Visits & Study

This Stage involves multiple visits to the site to gain familiarity with the site by the study team. Its topography, geology, soil strata, its boundaries, development within the sites, visual cues and any other observations are made and recorded for analysis and discussions

3.3 Data Collection - Primary and Secondary

Following the listing of data required in the project initiation stage, this stage involves collection of all data with respect to the analysis to be performed to achieve the study objective. These data collected may be primary or secondary data such as

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a.) Physical characteristics and natural resources Location and Regional Setting Topography Climate Geology and Hydrology Geotechnical Flora, Fauna b.) Sculpture Parks Case Studies c.) Master Plan, Regional Plans Zoning Building Byelaws

3.4 Stakeholder Interactions

This stage involves frequent meeting with stakeholders, not only the client BDA but other stakeholders also such as electricity board, metropolitan water supply board, sewerage board, municipal authorities etc. The stakeholder interactions can be carried out by any of the following methods Focus Group Workshop Approach Presentation The objective of this stage is to learn about the plans, views and feedback of all the stakeholders on the proposed Development.

3.5 Site Suitability

This stage involves a detailed study of the site with respect to the flora, fauna foliage types that the site can support and nurture in the long term. The site suitability specifically studies the Site Topography Soil Types Access and approach to site Existing Foliage Access to water and drainage facilities Other general site characteristics

3.6 Activity Mix Design

Open space planning requires a mix of activity to be designed with specified objective, visual or physical separations, visual cues and interactive options to sustain the interest of the visitors. An activity mix varies for different areas and with different objectives needs careful planning. Visual Design Cues, interactive, active, passive spaces, museums, exhibition areas, kinds of foliages flora & fauna, all catering to the different age groups have to be adequately integrated into a single planned space.

3.7 Conceptual Masterplan options and Broad Cost Estimates

Once the activity mix is finalized the conceptual masterplan options are prepared based on all inputs available from site suitability as well as client inputs. Masterplan components are sized as per the 18 TUSPL

national & International benchmarks, planning norms and standards to arrive detailed development or activity mix. Last step is to come out with cost estimates and phasing program. This entire stage follows an iterative process attaining refinements after repetitive cycle of feedback, changes and modifications. The Refinement Levels and detailing for each of these stages are enhanced as we move from the Inception Report level to Pre Feasibility to Feasibility to Detailed Project Report Submissions.

3.8 Project Team

The Key Members of the Project team envisaged for the project is as follows
Table 1: Table showing Project Team Members

S. No Team Member Role 1 Suhas Gokhale Team Leader 2 Chaitanya Berde Project Coordinator 3 Vaibhav Patil Senior Architect 4 Mahesh Landscape Architect 5 Tauheed Khan Cost Estimation Engineer The key professionals are supported by other support staff such as draftsmen, documentation and other administrative staff in completing the project.

3.9 Project Schedule

The project schedule for the preparation for the project is provided

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Figure 8: Chart showing Week wise Project schedule and Deliverables

Note: The project Management and supervision will start at Week 20 and end as per the project duration

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4 Development of Conceptual Masterplan

This chapter gives a basic idea of the site land use and the base for the development of the conceptual master plan options

4.1 Existing Land Use

As per the Comprehensive Development Plan for Bengaluru 2015, the site has been zoned under green space/Parks zone. The nullah which is flowing through the site is zones as a protected valley area once it leaves the site on the east. Thus a continuous green corridor is formed culminating at the site.

4.2 Approach to the Conceptual Master plan

Bangalore Development authority had commissioned the development of a number of sculptures in the recent past. The development of the number of these sculptures germinated into the idea of creation of a public sculpture park at a location in Bengaluru fulfilling an oft overlooked medium of public landscape in India. The approach to the conceptual master plan for the sculpture park would consider multiple factors such as Treatment of Sculptures as the focal point for all zones The whole park will be treated as a native landscape garden with indigenous species of trees, shrubs and planting, grasses being used. In order to create excitement accent planting has been used as a relief in the native landscape park. A matrix of tree planting is done all along the road to form a screen between road and the park A walking trail or central spine will connect all the spaces of the park. The whole park unfolds itself all along the walking trail. 21 TUSPL

Active zone predominately comprises of childrens play area, food court, food plaza and amphitheatre. Passive zone predominately a lush green area with planting which will act as celebration court where people can come relax and re connect with the nature. Parking has been provided in the periphery of the site with a large open space maiden as a play ground for local residents.

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5 Annexure
5.1 Survey plan for sculpture park site at Banashankari 6th stage layout

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