Kerala State Sports Council: "Expression of Interest" (Eoi)

Kerala State Sports Council

invites
“Expression of Interest” (EoI)

from Developers for development
High Altitude Training Complex and Sports Tourism Facility,
Munnar
EoI for Developer of HATC and Sports Tourism Facility, Munnar
1
Invites
“Expression of Interest” (EoI)

from
Developers
for development of a modern
High Altitude Training Complex and Sports Tourism Facility
in prime location in Munnar, Idukki District.
Issued by:
Secretary, Kerala State Sports Council (KSSC)
Behind Government Secretariat,
Thiruvananthapuram – 695 001, Kerala
Phone: +91 471 233 0167 || Fax: +91 471 233 1352 ||
Email: keralasportscouncil@gmail.com||
Website: www.sportscouncil.kerala.gov.in/;
For clarifications & enquiries on this Invitation for EoI:

Chief Engineer, Sports Engineering Wing, Directorate of Sports & Youth Affairs,
Chandrasekharan Nair Stadium, Palayam,
Thiruvananthapuram – 695 033.
Phone: +91 471 2302287|| Fax: +91 471 2302267 ||
e-mail: sewdsya@gmail.com;
2
Contents
1. Project Background .............................................................................................................................................. 4
2. Location of the Project ......................................................................................................................................... 5
3. Site Features ......................................................................................................................................................... 6
4. Broad Project Overview ....................................................................................................................................... 8
5. Scope of Developer ..............................................................................................................................................10
6. Scope of the Authority, KSSC ............................................................................................................................. 11
7. Eligibility Criteria for submitting the EoI .......................................................................................................... 11
8. Contents of Application ...................................................................................................................................... 12
9. EoI Evaluation Process ....................................................................................................................................... 15
10. Timelines of the EoI ........................................................................................................................................ 16
11. Terms and Conditions..................................................................................................................................... 16
12. Modalities of EoI Submission ........................................................................................................................ 17
3
1. 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”. 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 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.
With this development philosophy, KSSC is concurrently moving ahead with another EoI
process for engaging a suitably experienced Architect Consortium for a two-stage process,
namely,
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 Phase 1: Preparation of the Overall Master Plan for the Project demarcating area for
the sporting components as per KSSC requirement and the area for the revenue
generating components to be developed by the Developer; and
 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.
The privilege of determining the revenue generating components of the project will be left to
the partnering Developer and the selected Developer will be granted the flexibility to finalise all
aspects of these components, design, build and operate the same. This Invitation for
Expression of Interest (EoI) is being issued by KSSC inviting Applications from the
Developer Community expressing interest in participating in the development of the proposed
project. Upon evaluation of the Applications, if they are found to meet the requirements of
KSSC, such Applicants shall be shortlisted for the bid process to follow, after taking due
approval from the State Government.
2. 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.
5
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.
Figure 1.0 Location of Munnar in Kerala State
3. 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
6
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.
Figure 2.00 Site Pictures
View of side facing the KSRTC Depot
View of the existing ground from north
View of the tea-plantations towards the west
7
This site is a prime location in entire Munnar Town, which has all the enabling features to set
up a world class 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.
The pdf version of a Topography Survey Map of the approximately 6.00 hectares (15.00 acres)
of land area is attached as Annexure 1 of this Document. The Site Map, showing the
significant landmarks around is shown in the Figure below:
Proposed Site KSRTC Depot
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”. This
Project facility shall comprise of two distinct components, namely:
8
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.
The Master Plan of the Project is proposed to be developed by an Architect Consortium
appointed by KSSC in such a way that the total land area will be demarcated into two sections
for accommodating the above components.
The Developer will be required to construct and hand over the mandatory project components
to KSSC within the duration of the designated construction phase. The Developer will also carry
out routine maintenance and upkeep of the mandatory components on behalf of KSSC during
the Concession Period.
The Sports Training Infrastructure (mandatory components) of the Project, which are to be
operated under overall control of KSSC, are broadly expected to include the following Project
Components:
 Indoor Stadium with 200 metre Athletic Track of international competition standards
 Facilities for Athletics throw events
 Student’s Dormitories / Youth Hostel
 Gyms and other related Training Facilities
 Change Rooms, Rest Rooms and other support infrastructure
The Indoor 200 metre Athletic Track is unique and at present there is no such facility in India.
Considering the fact that Munnar gets consistent rainfall for nearly 8 to 9 months a year, it is
assessed that an Indoor Training facility like this will be highly beneficial for the budding
Sportspersons of the State.
The revenue generating components are to be identified by the Developer. He shall have the
freedom to choose the revenue generating project components and to develop and operate them
during the Concession Period. The following is only an indicative list for consideration by the
Applicant:
 High end Hospitality facilities,
 Recreational Zone to act as a self-contained tourism destination
 Commercial Space, based on Developer’s assessment of the market size
 Healthcare facilities, sports medicine facilities, etc based on Applicant’s assessment of
the market demand
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 Any other project component deemed to have convergence with the Sustainable
Tourism environment of Munnar
The expectation of KSSC is that by planning and constructing innovative revenue generating
project components, the Developer shall generate adequate long-term revenue to cross
subsidise the initial capital cost of developing the mandatory facilities required by KSSC.
With this objective, the total concession period is tentatively proposed as 30 years, including
the construction period. The final decision on the concession period shall be taken after
completion of the EoI evaluation and with Government approval.
5. Scope of Developer
The Kerala State Sports Council (KSSC) expects the selected Developer to holistically develop
the following components:
a. The Sports Training Infrastructure, which will have to be developed as per the
requirements of KSSC (Mandatory Components). The design and engineering of these
mandatory components shall be as stipulated by KSSC, which will be prepared by a
KSSC appointed Architect Consortium. The Developer shall fully comply with the
designs of KSSC in completing these mandatory components.
b. The revenue generating project components, which could be chosen by the Developer
based on their assessment of the potential of the site. The entire conceptualization,
design, detailed engineering and execution of these project components shall be carried
out by the Developer or through his appointed Agency. These developments shall be
undertaken by the Developer in the area earmarked by the KSSC appointed Architect
Consortium in the Master Plan for the revenue generating components within the
overall land area of 6.00 hectares (15.00 acres). An indicative list of possible project
components is listed in the previous section. The Applicant is at liberty to propose any
legally sustainable project component that will enhance the financial viability of the
Project.
The total concession period is tentatively proposed as 30 years, including construction period,
subject to Government approval. While conceiving the revenue generating components, the
Developer shall ensure compliance with all the statutory requirements of the region and shall
adhere to green norms considering the sensitive eco-system of Munnar Region.
The Developer / Concessionaire shall operate the revenue generating facilities for the duration
of the Concession Period with full freedom to fix the revenues / user charges based on market
demand.
10
The Developer / Concessionaire shall hand over peaceful possession of all the Project facilities
to KSSC upon completion of the Concession Period.
6. Scope of the Authority, KSSC
 KSSC shall prepare the overall Master Plan for the 6.00 hectare (15.00 acre) parcel of
land engaging a well experienced Consortium of Architects. In this Master Plan, the area
for the mandatory project components and the revenue generating components shall be
demarcated.
 Once the Developer is chosen through a bid process, which will follow this EoI, KSSC
shall enter into a Concession Agreement with the selected Developer / SPV and shall
provide free access for the Concessionaire / SPV to the entire land through a long term
lease agreement.
 KSSC shall provide the detailed design and engineering drawings for the mandatory
components to be constructed by the Concessionaire. These designs shall be prepared by
the KSSC appointed Architects.
 KSSC shall play a facilitator’s role for the speedy receipt of all statutory approvals, which
are to be obtained by the Concessionaire from all Statutory Agencies.
 KSSC shall have overall control over the operations of the Sports Training facility
(mandatory components); KSSC shall seek the assistance of the Concessionaire for the
routine operation and maintenance of these facilities on commercial terms to be
mutually agreed at the bid stage
 Upon completion of the Concession period, KSSC shall take physical possession of all
the Project components from the Concessionaire and the Concessionaire shall vacate the
Project Facilities peacefully
 KSSC reserves the right to decide the modus operandi of future operations of the Project
facilities after the Concession Period
7. Eligibility Criteria for submitting the EoI
The Invitation for EoI Document shall be uploaded in the Website of KSSC:
www.sportscouncil.kerala.gov.in/; Interested parties may download the EoI Document
from the Website and may send their Applications to the address mentioned below.
11
The Prospective Bidder may be a single entity or consortium of members not exceeding
three (3) (referred to as “Bidding Consortium”) coming together to develop the Project
on PPP mode. The applicants shall be experienced in tasks of (i) project development /
construction of Sport complexes and/or (ii) project development / construction of
townships, shopping complexes, commercial complexes, industrial parks, technology
parks, institutions, hotels, highways etc.
Considering the holistic nature of the project and indicative project costs, the Applicant/s is
expected to have the following minimum technical and financial capacity as defined in the
Guidelines and Model Documents for PPP Projects prepared by the Department of Economic
Affairs, Ministry of Finance, Government of India.
a. Technical Capacity: Should have received revenues or made payments for execution
of similar infrastructure projects worth Rs. 450 Crores over the past five years, ending
with Financial Year 2016-17;
b. Financial Capacity: Minimum net worth of Applicant / Consortium should be
Rs.60.00 Crores
8. Contents of Application
A. PREPARATION AND SUBMISSION OF EOI
i. Language
The EOI and all related correspondence and documents should be written in the
English language. Supporting documents and printed literature furnished by the
Bidder with the EOI may be in any other language, provided that they are
accompanied by appropriate translations of the pertinent passages in the English
language. Supporting materials, which are not translated into English, may not
be considered. For the purpose of interpretation and evaluation of the EOI, the
English language translation shall prevail. It should be noted that any document
in foreign language, not accompanied by an English version and duly
authenticated, will be liable for rejection.
12
ii. Correspondence / Enquiries
As KSSC has limited internal expertise for managing this EoI Process, the EoI
process shall be facilitated by the Chief Engineer, Sports Engineering Wing (SEW)
of Directorate of Sports and Youth Affairs (DSYA). All routine correspondence /
clarifications / enquiries should be submitted to the following in writing by fax /
post / courier:
Chief Engineer,
Sports Engineering Wing, Directorate of Sports & Youth Affairs,
Phone: +91 471 2302287|| Fax: +91 471 2302267 ||
iii. Sealing and Marking of EOI
The envelope shall indicate the name, address and contact phone number of the
Bidder (or the Lead Member in case of a Consortium).
The envelope shall clearly bear the following identification:
Two Cover System, enclosing the details solicited below. The Cover 1 shall provide
all technical details and Cover 2 shall include the Financial quote for the offered
System. The two Covers, properly superscribed as Cover 1 – Technical Details
and Cover 2 – Project Concept Plan, shall be placed in a single Cover and
submitted to the Authority addressed as follows:
Secretary, Kerala State Sports Council
Cover 1: Technical Details:

1) Name of the Firm/Company:
2) Address:
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3) Contact Particulars:
4) The Organizational Profile of the Applicant/s,
5) Details of eligible projects successfully executed.
6) Technical capacity details and financial capacity details certified by
Applicant’s Internal Auditor / Statutory Auditor.
The Authority shall open and evaluate the Cover 1- Technical Details. The
Cover – 2 Project Concept Plan of only those Applicants, who are found to be
technically eligible, shall be opened.
B. PROJECT CONCEPT NOTE

The Cover – 2 – Project Concept Plan shall contain the following
information:
Applicant/s shall be required to provide a detailed write-up, including

Conceptual Plans, about the revenue generating project components proposed by
them. The comprehensiveness of this Project Concept Note shall be a major
factor for short-listing of the Applicant for the next round, if he meets the other
technical and financial criteria.
The Project Concept Note shall contain the following information:
 Proposed revenue generating components with block cost estimates
 Indicative revenue potential of these components
 Any specific model proposed by the Applicant for revenue share with the
KSSC and / or financial support expected from KSSC
 Expected minimum period for concession period, justifying the period
with financial projections, if more than 30-year concession period is
solicited
 Unique elements that are brought into the concept to develop the Project
as a tourism destination by itself
 Synergies proposed by Applicant with the mandatory project components
required by KSSC
 Environmental friendly and green concepts incorporated in the Concept
to make the Project eco-friendly
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 Any other factor that will be beneficial for fetching high score for the
Applicant
The primary consideration for KSSC is to encourage those Project Concept
Plans, which will result in synergies with the Sports Training Centre, promote
tourism potential of Munnar and minimize the financial commitment for
Government / KSSC.
9. EoI Evaluation Process
The primary evaluation of the EoI shall be based on the total compliance with the
requirements of submission and the Applicant/s meeting the technical capacity and
financial capacity stipulated in this document.
The Project Concept Plan of only those Applicants, who meet the aforesaid requirements
shall be opened. Those Applicants, whose Project Concept Plans are opened for evaluation
by a Technical Committee, may be invited to make a brief presentation before the
committee. The time and date of the Presentation shall be intimated to the short-listed
Applicants later.
On completion of the evaluation of the Project Concept Plan, KSSC shall finalise a List of
empanelled Applicants, subject to Government approval.
Concurrent with this EoI process for shortlisting of Developers, KSSC is also undertaking an
EoI process for shortlisting a panel of Architect Consortia. The Architect Consortium finally
selected through a RFP process, shall be mandated with the responsibility of developing the
Master Plan in the first phase and then after selection of the Developer, the same Architect
Consortium shall be mandated with the responsibility of developing the Detailed Designs
and Engineering for the Sports Training (mandatory components) Facilities, which will be
managed under direct control of KSSC or KSSC nominated Agency.
As the next step of the EoI for Developer selection, after obtaining approval from the
Government, KSSC shall invite Request for Proposals (RFP) from the short-listed
Applicants for selection of Concessionaire. All the project details like Concession period,
Financial Bid Evaluation Parameter and detailed terms of concession shall be provided in
the RFP, after due approval by the Government.
15
The present EoI process is expected to help KSSC to finalise many crucial decisions for RFP,
based on the inputs received from the Applicants through this EoI Process. Hence all
Applicants are requested to apply due diligence in preparing the Project concept Notes.
10. Timelines of the EoI
No Description Date
1 Date of release of EoI 08-08-2017
2 Pre-EoI submission meeting 21-08-2017
3 Last date for publication of 25-08-2017
Corrigenda to EoI, if required
4 Last date and time for 30-08-2017
submission of EoI
5 Time & Date of opening of 30-08-2017
Cover 1 – Technical Details
6 Presentation by Applicants short-listed To be informed
after preliminary scrutiny
7 Date of declaration of technically To be informed
qualified Applicants
11. Terms and Conditions
A. KSSC reserves the right to not to follow up this EoI and terminate the entire EoI
Process, without assigning any reason or without any obligation to any of the
Applicants.
B. This EoI in no way forms any commitment or indication of any business from
KSSC.
C. Submission of the EoI shall not guarantee an automatic selection or
empanelment of the Applicant.
D. Each Applicant shall be liable to individually bear the cost of data collection,
preparation and submission of this EoI.
E. There is no EoI Application Fee / Processing Fee / EMD / Security Deposit fixed
for this EoI Process. The objective of KSSC is to encourage maximum
16
participation from the community of Developers so that a well structured RFP

could be formulated with Government approval.
12. Modalities of EoI Submission
1. The outer envelope should be superscripted “EOI from Developer – HATC

Development”.
2. The EoIs should reach the Office of the Secretary, Kerala State Sports Council in
the below mentioned address, before 11.00 am on August 30, 2017. Late submissions will
be rejected.

Phone: +91 471 233 0167 || Fax: +91 471 233 1352 ||
Email: keralasportscouncil@gmail.com||
Website: www.sportscouncil.kerala.gov.in/
For clarifications & enquiries on this Invitation for EoI:

Chief Engineer,
Sports Engineering Wing, Directorate of Sports & Youth Affairs,
Phone: +91 471 2302287|| Fax: +91 471 2302267 ||
Sd/=
17
Annexure 1 – pdf Version of Topography Survey Map of the

proposed Site is attached
18

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Kerala State Sports Council

Kerala State Sports Council

“Expression of Interest” (EoI)

EoI for Developer of HATC and Sports Tourism Facility, Munnar

Kerala State Sports Council

“Expression of Interest” (EoI)

in prime location in Munnar, Idukki District.

For clarifications & enquiries on this Invitation for EoI:

EoI for Developer of HATC and Sports Tourism Facility, Munnar

EoI for Developer of HATC and Sports Tourism Facility, Munnar

EoI for Developer of HATC and Sports Tourism Facility, Munnar

2. Location of the Project

EoI for Developer of HATC and Sports Tourism Facility, Munnar

Figure 2.00 Site Pictures

View of side facing the KSRTC Depot

View of the existing ground from north

View of the tea-plantations towards the west

EoI for Developer of HATC and Sports Tourism Facility, Munnar

Proposed Site KSRTC Depot

4. Broad Project Overview

EoI for Developer of HATC and Sports Tourism Facility, Munnar

EoI for Developer of HATC and Sports Tourism Facility, Munnar

6. Scope of the Authority, KSSC

7. Eligibility Criteria for submitting the EoI

EoI for Developer of HATC and Sports Tourism Facility, Munnar

A. PREPARATION AND SUBMISSION OF EOI

ii. Correspondence / Enquiries

iii. Sealing and Marking of EOI

Cover 1: Technical Details:

B. PROJECT CONCEPT NOTE

Applicant/s shall be required to provide a detailed write-up, including

EoI for Developer of HATC and Sports Tourism Facility, Munnar

9. EoI Evaluation Process

EoI for Developer of HATC and Sports Tourism Facility, Munnar

10. Timelines of the EoI

11. Terms and Conditions

participation from the community of Developers so that a well structured RFP

12. Modalities of EoI Submission

1. The outer envelope should be superscripted “EOI from Developer – HATC

Secretary, Kerala State Sports Council

For clarifications & enquiries on this Invitation for EoI:

EoI for Developer of HATC and Sports Tourism Facility, Munnar

Annexure 1 – pdf Version of Topography Survey Map of the

EoI for Developer of HATC and Sports Tourism Facility, Munnar

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