Island Resort Kakkathuruthu Project Feasibility Report

Promoted By:

Hotels and Resorts Private Limited Varkala

Contents
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. Introduction Kerala Overview Project Introduction Site Location Site Study and Analysis Site Photograph Concept Development Project USP Case Studies Architectural Language Design Ideology Design Proposal Master Costing Project Master Schedule Summary

1. Introduction
Hotels and Resorts Private Limited proposes to build a high end, first of its kind luxury development on the 7.5 acre Kakkathuruthu Island at Ashtamudi Lake in Kollam in Kerala.

The project has been proposed and positioned based on the thought process that considered the following:
The current tourism, hospitality and real estate trends in Kerala. Financial and environmental analysis with the evaluation of general parameters that surround the island to guide the development of USP and architectural program.

Case studies of similar projects abroad helped to evaluate the potential of the project.

2. Kerala - Overview
Described by the national geographic traveler as one of the 50 must see destinations of a lifetime, Kerala is one of the most sought after tourist destinations in the world. An equitable climate, a long shoreline with serene beaches, stretches of backwaters all make Kerala a unique experience for the traveler. Facts and Figures Area 38,863 sq.km Population 3,18,38,619 Major Destinations
Beaches Kovalam, Varkala, Fort Kochi, Kappad, Bekal Wild Life Sanctuaries Thekkady, Parambikulam, Wyanad, Silent Valley Hill Stations Ponmudi, Munnar, Thekkady, Peerumade

GDP growth rate 8.1 % Quality of life and standard of life indices the best in India.

2. Kerala - Connectivity
Major Cities Thiruvananthapuram, Kochi, Kozhikode. Transport Connectivity Three international airports Thiruvananthapuram, Nedumbassery (Kochi) and Kozhikode. Sea ports Kochi, Kollam, Alappuzha, Beypore National highways passing through Kerala 8; Total distance covered by all national highways 1524 kms. Distances between major cities Thiruvananthapuram Kochi 220 kms. Thiruvananthapuram - Kozhikode 382 kms. Kochi Kozhikode 181 kms. Distances to metro - cities (outside Kerala) Kochi Bangalore 533 kms. Kochi Chennai 684 kms.

2. Kerala - Tourism
Total number of foreign tourists who visited Kerala in 2008 5,98,929. Percentage of European tourists 57.34%. Maximum number of tourists came from U.K 1,41,147. Top ten countries from where tourists came U.K, France, Germany, U.S.A, Maldives, Sweden, Italy, Australia, Switzerland, Canada. Percentage increase in the number of foreign tourists over last year 16.11%. Total number of domestic tourists who visited Kerala in 2008 75,91,250. Foreign exchange earnings for the year 2008 Rs 3066.52 crores. Total revenue from tourism in 2008 Rs 13,130 crores. Peak season from October to March.

2. Hospitality Trends
Star category hotels in Thiruvananthapuram 5 Room rents Rs 1800 to Rs 8000 Star category hotels in Kochi 9 Room rents Rs 1190 to Rs 10000 Total number of 5 star hotels in Kerala 9 Total number of rooms in all the 5 star hotels in Kerala 837 Total number of island resorts in Kerala 5 Total number or rooms/cottages/suites in all the island resorts in Kerala 221 Room rents Rs 4050 to Rs 12500 Currently there are no seven star hotels in Kerala

2. Real Estate Trends

Hottest property destination in Kerala Kochi. Approximate amount of money invested per month in Kerala in real estate sector Rs 135 crores. Upcoming real estate hot spot in Kerala Thiruvananthapuram. Drivers of growth for the real estate sector IT sector, NRIs. Time share concept is yet to be explored in Kerala. Rental rate for premium residential space in Thiruvananthapuram Rs 30,000

3. Project Introduction
The project is envisioned to be a one of a kind high end luxury development. The resort will be one among the very few island resorts in Kerala. Holiday ownership concept can be applied to maximize return on investment and as a new model of development. Development of physical design to closely complement the peculiar features of the site.

4. Site Location
The site is located at Kakkathuruthu, near Kollam on the backwaters of Ashtamudi Lake. Distance to Kollam, district head quarters 11 kms.

4. Site Location
Satellite image zoomed in

Ashtamudi lake

Approximately 10kms by road

4. Site Location

Perumon Railway bridge

Satellite image zoomed in

Closest land 200 m

4. Site Location
Total land area 7.5 Acres

303 m

303 m

151 m 151 m

5. Site Analysis
Access to the island is by ferry from the land on the western side. The island can be accessed by a 5 min boat ride. A staging area needs to be developed on the land adjacent to the ferry.

Existing Ferry

Ferry

Road access

Water route

151 m

5. Site Analysis
Low tide currents

Ferry

Ferry

Tides - Ebb 151 m

5. Site Analysis
Utilities Water from the well dug at site. Electricity - provided by the state electricity board, a high tension transmission has to be provided to the substation at site. PHE system has to be developed on site.

Location of well Ferry

Ferry

151 m

6. Site Photograph

7. Concept
One of a kind high end luxury development. Holiday ownership concept. Half of the total available area to be used for farming related activities. The rest to be used for development activities. Tourism based development to be ecologically sensitive. The project to have a design language that brings nature to the interiors. The architecture to reflect the local culture and tradition.

7. Concept
The proposed development to meet the following financial objectives: Create lasting value. Sustainable economic proposition. Appreciation of land cost valuation. Return on investment at 20% per annum on infrastructure and built up area.

8. USP
Island resort one among the very few in Kerala. Holiday ownership concept yet to take root in Kerala novelty factor. Cost effective construction methodology using as many naturally available materials as possible. Ecologically sensitive design and construction. Culturally sensitive architecture. Ayurvedic spa.

9. Case Studies
One and Only Resort (Mauritius, Maldives and Dubai) and Six Sense (Mauritius and Maldives) Average room rates Deluxe room 730 Euros Suites 1875 Euros Private villas 6000 Euros Six Sense positioned as a high end luxurious experience with emphasis on their renowned spa. One and Only resort positioned as high end island development with facilities like golf course, water sports activities and sea food specialty restaurant.

10. Architecture
External landscape

10. Architecture
Cottages

10. Architecture
Ayurvedic Spa

11. Design Ideology

Strengths Exclusive island. Mangroves and water. Secluded and private. Part of back water system. Flora and fauna. Constraints Limited accessibility. Tidal fluctuations. Wet season. Opportunities Vehicle free movement Marina. Water sports activity. Secured island property. Aims Primary Develop a profitable resort. Secondary Position the development as a unique destination in Kerala.
Unique Island life style. Relaxation in nature. Co-exist with nature.

Strategy Relaxation. Nature. Exclusivity. Activity. Retreat. Slogan Our Island

Position development as high end luxury.

Exclusive and private. Access to activities for the whole family for all the seasons.

12. Design Proposal

The proposed island resort to have the following facilities: Accommodation:
50 guest cottages with options for 1, 2 and 3 rooms. 24x7 concierge. 24x7 room service. Multi-cuisine restaurant. Conferencing facilities Ayurvedic Spa. Swimming pool. Boutique shops. Recreation centre. Boat house.

Support facilities

Other service/back of house facilities

12. Design Proposal

Services Bar Kitchen Conference Lawn Club house Gazebo Tennis Court

Shops

Restaurant Pool

Reception

Ferry

13. Master Costing

Sl.no Item 1 Guest cottages (single room) Guest cottages (single room) Guest cottages (2 room) Guest cottages (2 room luxury) Guest cottages (3 room) 2 Reception 3 Restaurant 4 Conference 5 Yoga and meditation 6 Activities and games 7 Boat house 8 Shops 9 Kitchen 10 Service Area 11 Swimming pool 12 Compound wall 13 Landscaping 14 Furnishing and equipment 15 Electrical services 16 Mechanical services 17 PHE Area/No Rate 20 5 10 10 5 210 220 180 120 90 60 48 120 480 LS 600 LS LS LS LS LS Cost (INR) 621600 466200 754208 1087800 1269100 12950 12950 11655 10360 10360 6475 10360 9065 9065 1500000 1942.5 5180000 7770000 3885000 1295000 2590000 12432000 2331000 7542080 10878000 6345500 2719500 2849000 2097900 1243200 932400 388500 497280 1087800 4351200 1500000 1165500 5180000 7770000 3885000 1295000 2590000 79080860

14. Master Schedule

Sl.No Task Name
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 Project structuring Team structure finalization Evaluation of team scope and responsibilities Finalization of project team Project implementation planning Project execution plan workshop Project analysis Analysis of required external consultants Preliminary design workshop Strategy and business plan Design and branding concepts Workshop session with all consultants on board Local constraints Statutory and regulatory norms Spatial planning Construction methodology and material finishes Cost parameters Procurement and contract strategy Risk analysis and mitigation strategies Contingencies and spill over Concept design development 1 Preliminary concept design and spatial planning

Duration
6 2 2 2 2 1 1 1 2 1 1 48 47 3 3 3 3 3 3 1 38 30

14. Master Schedule

Sl.No Task Name
23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44

Duration
7 1 51 15 3 28 12 10 1 5 5 5 5 21 21 21 21 21 10 1 135 120

Preliminary budgetary costing Concept design review 1 Site survey Assessment of surveyors proposals Appointment of surveyors Survey process and preparation of drawings Concept design development 2 Design changes Concept masterplan design freeze sign off Workshop session 2 Costs Specifications Strategy Schematic design development (30%documentation review) Schematic design Long lead items identification and specifications Prequalification and short listing of vendors Tender documents for long lead items Final cash outlay and master costing Schematic design freeze and signoff Statutory authority approval (provisional) Environmental clearances

14. Master Schedule

Sl.No Task Name
45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 CRZ and other statutory clearances 1st submission Approvals and liaisoning 2nd submission Approvals and liaisoning stage 2 Final approval Tender phase 1 (long lead items) Release of tenders Return of tenders Negotiations Award of contracts Mobilization Documentation stage Working drawings 60% stage Finalization and signoff on specifications Working drawings 90% stage Workshop session 3 100% GFC drawing file Workshop session 4 Tender phase 2 (general builders works) Release of tenders Return of tenders

Duration
135 0 60 15 60 0 21 1 5 7 1 7 66 21 4 30 2 15 2 23 1 7

14. Master Schedule

Sl.No Task Name
67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 Negotiations Award of contracts Mobilization Tender phase 3 (MEP) Release of tenders Return of tenders Negotiations Award of contracts Mobilization Tender phase 4 (non critical packages) Release of tenders Return of tenders Negotiations Award of contracts Mobilization Construction stage Construction Start off site work and long lead items Ground breaking (general builders works) Ground breaking (MEP) Ground breaking (non critical packages)

Duration
7 1 7 23 1 7 7 1 7 23 1 7 7 1 7 96 96 0 0 0 0

15. Summary
The proposed island resort can be built at an estimated cost of Rs 7,90,80,860. The resort can be positioned as a high end luxury island development, with an average room rate of around Rs 6000 per day. Assuming full occupancy only during the peak season, the income generated per year will be Rs 4,50,00,000.

Thank you..!

David Faria dfaria@transinnova.org