TOURISM CORPORATION OF GUJARAT LIMITED Addendum and responses / clarifications to Queries raised by the bidders during the prebid meeting held on 28/12/2015 in the Conference Hall of Tourism Corporation of Gujarat Limited, Gandhinagar. A pre-bid meeting for Development of Greenfield Property at Kutch-Mandvi, Gujarat & Development of Greenfield Property at Chorwad, Gujarat was held on 28/12/2015 in the Conference Hall of Tourism Corporation of Gujarat Limited, Gandhinagar. With reference to the same, please find below the Addendum and responses / clarifications to Queries raised. The document comprises two parts as under: Part A: Addendum • •
Addendum 1: Modifications in the Project Title Addendum 2: Modification in the Project Development Fee for Kutch-Mandvi
Part B: Response / Clarifications/ Remarks to the Queries raised during pre-bid meeting •
Reply to queries along with two annexure o Annexure 1: CRZ clearance for Kutch-Mandvi o Annexure 2: Clarity on TCGL land to be allotted to the Concessionaire
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PART A
ADDENDUM 1 TENDER DEVELOPMENT OF GREENFIELD PROPERTY AT KUTCH-MANDVI, GUJARAT The Sr. No. 1 of Bid Summary of the RFP Vol I referring to Project Title stands modified. The modified Project Title is as under: Project Title : Beach Resort Hotel equivalent to 4-star and above with preference to 5-star category, Kutch-Mandvi, Gujarat
TENDER DEVELOPMENT OF GREENFIELD PROPERTY AT CHORWAD, GUJARAT The Sr. No. 1 of Bid Summary of the RFP Vol I referring to Project Title stands modified. The modified Project Title is as under: Project Title : Beach Resort Hotel equivalent to 3-star category, Chorwad, Gujarat
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ADDENDUM 2 TENDER DEVELOPMENT OF GREENFIELD PROPERTY AT KUTCH-MANDVI, GUJARAT The clause 3.9.1 of the RFP Vol I referring to Project Development Fee stands modified. The modified clause is as under: 3.9.1 Non-refundable and irrevocable Project Development Fee to be paid by the Preferred Bidder as given under a.
The Preferred Bidder shall pay to the Authority an amount equivalent to Rs 10.66 Lakhs. [Rupees ten Lakhs and sixty six thousand only] [i.e. an amount equal to 1.00% of estimated Project Cost (10.66 crore) plus applicable service tax and other similar levies/duties towards Success Fee by way of a bank draft drawn on any nationalized or scheduled bank in India in favour of Tourism Corporation of Gujarat Limited and payable at Gandhinagar, Gujarat. Taxes as applicable shall also be payable by the Preferred Bidder.
b.
The Preferred Bidder shall pay to GUJTOP an amount equivalent to Rs. 46.66 lakhs [Rupees Forty Six Lakhs and Sixty Six Thousand Only] plus applicable service tax and other similar levies/duties towards Project Development Expenses (including the premium calculated as per PLR of SBI prevailing during the financial year) by way of a bank draft drawn on any nationalized or scheduled bank in India in favour of Gujarat Tourism Opportunity Limited and payable at Gandhinagar, Gujarat. Taxes as applicable shall also be payable by the Preferred Bidder.
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PART B: Response / Clarifications/ Remarks to the Queries raised during pre-bid meeting SR. NO. 1.1
1.2
1.3
1.4
1.5
1.6
QUERIES
RESPONSE / CLARIFICATIONS/ REMARKS Is Stamp Duty applicable for Lease Yes Agreement? All applicable Taxes as per Government of India/ Government of Gujarat/ Local Authority, from time to time, shall be payable by the Concessionaire. Can the property be mortgaged for No Bank Finance? Attention is drawn towards Clause 21.3.2 of Vol-III of RFP which specifies the Concessionaire shall not have the right and authority to mortgage, encumber or create, permit or allow the subsistence of any security interest whatsoever on the Land or Project Site in favour of the lenders or any person in any form, manner, device or method Uploading of CRZ clearance copy
Copy of document of CRZ Clearance for Kutch-Mandvi is attached herewith as Annexure1. For Chorwad, for any new construction, the Concessionaire has to obtain the CRZ Clearance on its own from the concerned Authority. Can construction of Schools/ Experience of Schools/ Hospitals/ Hospitals/ Residential/ Commercial Residential Buildings will not be considered Buildings etc. be considered for for Technical Experience. Technical Experience? It is requested to reduce the Reserve Although Chorwad is an important tourist Annual Premium amount from Rs. 25 spot for domestic tourism, it is yet to lakhs to Rs. 10 lakhs for Chorwad achieve adequate infrastructural Property. developments and growth. Thus, keeping in view the same, the Authority has reduced the Reserve Annual Premium amount from Rs. 25 lakhs to Rs. 15 lakhs. It is requested to reduce the Reserve With a huge coastline, a pleasant weather Annual Premium amount from Rs. 25 throughout the year and a region having mix lakhs to Rs. 15 lakhs for Kutch Mandvi of heritage, architecture, beach, culture, Property. handicraft, wildlife, flora and fauna giving tourist a variety to get pleased from along with Government s plans to develop the Kutch Mandvi beaches on the lines of those in Kerala and Goa and promotion of tourism
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SR. NO.
QUERIES
RESPONSE / CLARIFICATIONS/ REMARKS in Kutch Mandvi by Mr. Amitabh Bachchan, Kutch Mandvi has tremendous potential for tourism and economic development. Mandvi beach and area around it is still in the developing stage. Keeping in mind the same, the Reserve Annual Premium amount has been reduced from Rs. 25 lakhs to Rs. 20 lakhs. All applicable Taxes as per Government of India/ Government of Gujarat/ Local Authority, from time to time, will be applicable on the Annual Premium Total Annual Premium [= Reserve Annual Premium (INR 25 Lakhs) + Additional Annual Premium (as quoted by the bidder)] will be escalated by 12% after every three years instead to 15% after every three years on compounding basis.
1.7
What kind of Taxes will be applicable on the Annual Premium?
1.8
As the properties are located in rural areas and it is very tough to attract tourist throughout the years, it is requested to escalate the Total Annual Premium by 15% every five years instead to every three years on compounding basis. Instead of specifying the experience No Change. of O&M of Three Star or above category, it is requested to consider O&M experience equivalent to Three Star category.
1.9
It is further requested to reduce the No Change minimum 75 rooms (in a single facility) experience criteria to 55 rooms (in a single facility).
1.10
2.1
2.2
It is further requested to revise the Minimum Development Obligations/ Essential Facilities condition to 35 Rooms/Keys. The last date of submission of bids may be extended by 10 days from 13/01/2016. On satisfactory completion of concession period of 35 years, will it be extended for another 35 years? It is requested to reduce the Reserve Annual Premium amount from Rs. 25
No Change
Agreed. The Due date and time for submission of Bids has been extended to 3:00 pm on 21/04/2016 Any decision in this regard will be taken only on the satisfactory completion of concession period. Kindly refer the response given at Sr. No. 1.6 and 1.8 above.
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SR. NO.
2.3
2.4
3.1
3.2
3.3
3.4
3.5
3.6
QUERIES
RESPONSE REMARKS
lakhs to Rs. 10 lakhs for Kutch Mandvi Property. It is further requested to escalate the Total Annual Premium by 15% every five years instead to every three years on compounding basis. Clarification is needed regarding the area between sea and the allotted area. Will it be allowed to be utilised for Beach facilities, rides and private beach development. Clarification is sought on development fee of 2%.
/
CLARIFICATIONS/
Concessionaire will have the exclusive rights in the area being offered on lease under this bid and will have to carry out its activities within the offered area only.
The revised clause regarding the Project Development Fee for Kutch-Mandvi is included at addendum. Kindly refer to Addendum 2 for the same. There is no change in Project Development Fee for Chorwad. It is requested to reduce the Reserve Kindly refer the response given at Sr. No. 1.6 Annual Premium amount from Rs. 25 above. lakhs to Rs. 15 lakhs for Kutch Mandvi Property. Concessionaire should have right to Attention is drawn towards Article 22 of take away all the movable properties Vol-III of RFP TRANSFER ON EXPIRY OF installed/ commissioned with in the AUTHORIZATION PERIOD proposed development area on expiry/ termination of concession agreement. For which area, 25,000 sq.m. or The offered area for Kutch Mandvi is 1,20,000 sq.m., Lease Rental is to be increased from 25,000 sq.m. to 50,000 sq.m. paid for Kutch Mandvi Property.? Lease Rental is to be paid for the allotted area of about 50,000 sq. m. as shown in Annexure 2. On satisfactory completion of Kindly refer the response given at Sr. No. 2.1 concession period of 35 years, will it as mentioned above. be extended for another 35 years? The Total Annual Premium Kindly refer the response given at Sr. No. 1.8 Incremental ratio & duration are on above. higher side. It is requested to escalate the Total Annual Premium by 7.5% after every five years instead to 15% after every three years on compounding basis. Clarification is sought regarding the The Total Annual Premium shall be paid by payment date of Total Annual the Concessionaire in advance on year to Premium. Is it needed to be Paid from year basis from the Commercial Operation
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SR. NO.
3.7
3.8 3.9
3.10
3.11
3.12
QUERIES
RESPONSE / CLARIFICATIONS/ REMARKS the date of opening of commercial use Date as applicable in conformity with of facilities or it is to be paid during provisions in the RFP. the construction period too? Clarification is needed regarding the In case of a Bank Guarantee for Bid Security, Validity of Bid Security (180 days or the validity shall not be less than 180 (one 240 days?). hundred and eighty) days inclusive of a claim period of 60 (sixty) days. The Bid Security period may be extended as may be mutually agreed between the Authority and the Bidder from time to time.
Will the Development Fee be borne by the employer? Kindly Confirm the allowance of sea water rides. Can the area between sea and the allotted area be developed as a private beach? Please clarify the meaning of Compliance Date ?
If required by the bidder, assistance is needed from TCGL-
It is hereby declared that the note in Annexure 8 of Vol-I of RFP shall be read as This Guarantee will remain in force up to 180 days (inclusive of a claim period of 60 (sixty) days) from the Due Date (inclusive of due date) for submission of the Bid. instead of This Guarantee will remain in force up to 240 days from the Due Date (inclusive of due date) for submission of the Bid. Project Development Fee is to be paid by the Concessionaire. The concessionaire has to conform its activities strictly with in the provisions in the RFP. No. Kindly refer the response at Sr. No. 2.3 above. Except for clause 23.1 of Vol-III of RFP Total Annual Premium where Compliance Date shall be read as the Commercial Operation Date , Compliance Date otherwise shall mean the date on which unencumbered possession in respect of Project Facilities are actually handed over to the Concessionaire by the Authority provided the Concessionaire has got all the required designs/plans sanctioned from the Authority before this date, in terms of the Concession Agreement. Attention is drawn towards the following-
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SR. NO.
QUERIES (i) To execute mortgage agreement with the financer bank (ii) For tree cutting (if any) (iii)All liaising with Local/ State/ Central Govt.
4.1
4.2
4.3
4.4
4.5
The developer has to complete the construction within 30 months, pay Annual Land Lease Rentals for the project site at Re. 1.00 (Rupee One only) per sq.m. and deposit Operation & Maintenance (O&M) Performance Security equal to 2% of Project cost. It is requested to revoke the submission of Operation & Maintenance (O&M) Performance Security as TCGL will not be paying any Interest to developer on the amount. It is requested to reduce the Reserve Annual Premium amount from Rs. 25 lakhs to Rs. 15 lakhs for Kutch Mandvi Property. It is also requested to remove the condition of escalation of the Total Annual Premium by 15% after every three years on compounding basis. Being an Alcohol Free Zone, Kutch Mandvi attracts lesser tourist as compared to Goa. Thus, it is requested to reduce the Reserve Annual Premium amount from Rs. 25 lakhs to Rs. 15 lakhs for Kutch Mandvi Property. It is requested to reduce the Estimated project cost from Rs. 10.66 Cr to Rs. 7.5 Cr.
RESPONSE / CLARIFICATIONS/ REMARKS • Article 6 of Vol-III of RFP- OBLIGATIONS OF THE AUTHORITY , and • Clause 10.2.6 a) of Vol-III of RFP- It is expressly agreed that trees on the Site are property of GOG/ Authority except that the Concessionaire shall be entitled to exercise usufructuary rights thereon during the Concession Period No Change.
Kindly refer the response given at Sr. No. 1.6 and 1.8 above.
Kindly refer the response given at Sr. No. 1.6 and 1.8 above.
No Change. Government is looking forward to develop a 5 star category resort / hotel at the selected site and project cost estimates are as per the same standards. The Minimum Average Annual No Change. Turnover of Rs. 25 Crores (in past three consecutive Financial Years
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SR. NO.
4.6
4.7
4.8
5.1
5.2
5.3
5.4
QUERIES
RESPONSE / CLARIFICATIONS/ REMARKS (2012-13, 2013-14 and 2014- 15) as It is intended to attract bidders having the per the Audited Balance Sheet) is too capacity to develop the resort / hotel high. It is therefore requested to equivalent to 5-star category reduce the Minimum Average Annual Turnover requirement. In case CRZ clearance is not obtained Kindly refer the response given at Sr. No. 1.3 by TCGL for any property, in how above. much time TCGL will make it available to the developer? Can the area between sea and the Kindly refer the response given at Sr. No. 2.3 allotted area be used by the developer above. or not? On satisfactory completion of Kindly refer the response given at Sr. No. 2.1 concession period of 35 years, will it above. be extended for another 35 years? It is requested to consider the start of CRZ Clearance for Kutch-Mandvi is already 30 months (construction period) obtained and a Copy of document is after obtaining the CRZ clearance. attached herewith (Annexure 1). So, the period of 30 months (construction period) shall start from the Compliance Date which means the date on which unencumbered possession in respect of Project Facilities are actually handed over to the Concessionaire by the Authority provided the Concessionaire has got all the required designs/plans sanctioned from the Authority before this date, in terms of the Concession Agreement. It is requested to exclude the period No Change. of 30 months (construction period) from the Concession/Lease Period of 35 years. It is requested to modify the Financial Kindly refer the response given at Sr. No. 4.5 Eligibility Criteria as above. Minimum Average Annual Turnover from Rs. 25 Crores to Rs. 4 Crores; and Minimum Net-worth from Rs. 25 Crores to Rs. 10 Crores It is requested to modify the No Change. Technical Experience Criteria as: A. Development Experience Developed/ Constructed a Hotel/ Commercial Complex/ Shopping
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SR. NO.
QUERIES
RESPONSE REMARKS
/
CLARIFICATIONS/
Mall/ Integrated Commercial Office Space with all Business support facilities and infrastructure facilities of minimum total built-up area of 8000 sq.m. (eight thousand square meters) (total area in not more than one location) in last 5 financial years in India or abroad. OR Developed/Constructed Hotel / Hotels having 35 rooms (in a single facility) which should be in operation as on the date in India or abroad. OR Developed/Constructed Resort of having 35 rooms/cottages (in a single facility) which should in operation as on the date in India or abroad
5.5
B. Operation & Maintenance Experience The Preferred Bidder/Concessionaire shall be required to provide a binding agreement/ contract before the Compliance Date with an entity having Operating / Managing experience in any of the following categories continuously for a minimum period of 3 (three) years in last 5 (five) years in Indian or abroad as on the date of the letter of acceptance (One Project must be currently in operations) : (A) Hotel of having a minimum 35 rooms (in a single facility). OR (B) Resort of having a minimum 75 rooms (in a single facility). It is requested to revise the Reserve Kindly refer the response given at Sr. No. 1.6 Annual Premium amount from Rs. 25 and 1.8 above. lakhs to
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SR. NO.
QUERIES
RESPONSE REMARKS
/
CLARIFICATIONS/
(i) For the First Three Years Rs. 5.00 lakhs per annum (ii) For the next seven years Rs. 10.00 lakhs per annum
5.6
5.7
6.1
6.2
(iii) For the remaining period Rs.15.00 Lakhs per annum It is requested to escalate only the Additional Annual Premium by 15% every three years on compounding basis instead of escalating the Total Annual Premium. It is requested to modify the amount of (i) Project Development Fee from 2% of Project cost plus service tax to 1% of Project cost plus service tax (ii) Construction Performance Security of Rs. 53.5 Lakhs ( 5% of Project cost) to 26.75 Lakhs ( 2.5% of Project cost) (iii) Operation & Maintenance (O&M) Performance Security of Rs. 21.5 Lakhs ( 2% of Project cost) to be escalated by 15% on compounding basis every three years.to 15 Lakhs ( 1.4% of Project cost) be escalated by 10% every three years. Eligibility criteria on minimum average annual turnover for the last three financial years which is currently capped at Rs. 25 Crores should be reduced to Rs. 10 Crores. This will encourage more individual company participation in the bidding process Mandvi being a beach destination, promises brilliant opportunity for developing water sports. It also holds tremendous opportunity for destination weddings. To develop water sports facilities, create suitable
Kindly refer the Sr. No. 1.8 as mentioned above.
(i) Kindly refer the response given at Sr. No. 2.4 above.
(ii) No Change
(iii)No Change
Kindly refer the response given at Sr. No. 4.5 above.
Kindly refer the response given at Sr. No. 3.3 above.
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SR. NO.
6.3
6.4
6.5
7.1
QUERIES
RESPONSE REMARKS
venues for destination weddings and do reasonable landscaping at the property, additional land of 25000 sq.m. should be provided. This should be over and above the currently offered land of 25000 sq.m. taking the total land offered for development to 50000 sq.m. The best of the existing hotels in Mandvi, Sarena Beach Resort is spread in more than 200000 sq.m. of land. For any major brand to consider investing in your project, the land area offered should be big enough to compete effectively with the competition. To effectively compete with other popular beach destinations like Goa, Diu and Daman, in house availability of liquor is must. Hence all necessary permissions to operate a permit shop as per existing law should be preapproved.
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CLARIFICATIONS/
Kindly refer the response given at Sr. No. 4.5 above.
Bidders are encouraged to submit their respective Bids after ascertaining for themselves the applicable laws and regulations. The Bidding Process shall be governed by, and construed in accordance with, the Laws of Gujarat/India and the Courts in the State in which the Authority has its headquarters. As per the past trends, hotels in Kindly refer the response given at Sr. No. Mandvi experience decent average 1.5, 1.6 and 1.8 above. occupancies of 60-70% only on the weekends and long holidays. The average occupancies drop down to as low as 20% during the weekdays and off-season. Considering the business potential, the current reserve annual premium of Rs. 25,00,000 (Twenty five lakhs) is way too high making the venture totally unviable for the bidder. We strongly recommend that the starting reserve annual premium should be reduced to Rs. 12,00,000 (Twelve lakhs) thereby making the project commercially viable for the bidder. Google earth measure shows almost The conceptual representation of the area the entire land in Chorwad to be being offered in Chorwad is attached herewith (Annexure 2).
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SR. NO.
7.2
7.3
7.4
7.5
7.6
QUERIES
RESPONSE REMARKS
/
CLARIFICATIONS/
within 200 m of HTL of sea? Please confirm? Will redevelopment of palace be The land parcel 1 , which has hutments, allowed on basis of existing plinth as and frontage on the beach as shown in per CRZ rules in Chorwad? Annexure 2, shall be considered for current development. Thus, the there is no question of redevelopment of palace in the current context. What is the present CRZ classification The delineated area has been specified in of the site in Chorwad? Can the govt. the Annexure 2 attached herewith. The have it classified as CRZ II? What is BUA of the existing hutments & buildings the total plinth area and BUA of comes out to be 1340 sq.m. The existing hutments & buildings in Concessionaire needs to check the Chorwad site? Will redevelopment of applicability of the CRZ guidelines and hutments with new design be allowed required CRZ zone classifications and on basis of existing plinth as per CRZ clearances in the allotted area. rules? What is the present CRZ classification of the site? If different, can the govt. have it re classified as CRZ II? The entire land in Chorwad is stated Concessionaire will have the exclusive to be 12 acres (48102.5 sq.m.) in the rights in the area being offered on lease bid doc. Can the govt. give the full under this bid and will have to carry out its activities within the offered area only. land? Entire land appears to be within 280 A Copy of document of CRZ Clearance for m from HTL of sea in Kutch Mandvi? Kutch-Mandvi is attached herewith as What is extent of land beyond 200 m Annexure1 which clarifies the doubts from HTL of sea? What is the present about CRZ classification of the site. The CRZ classification of the site? Can it be delineated area is attached herewith as a CRZ II? Going by your google earth Annexure2. The area being offered is of outline the land beyond 200 m of HTL about 50,000 sq.m. appears to measure about 13 acres whereas your PIM says 25000 sq.m. i.e. 6.18 acres. Please clarify. Your RFP says CRZ approval is The Concessionaire needs to check the responsibility of the bidder. What s applicability of the CRZ guidelines and the assurance we have that we be able required CRZ zone classifications and to realize a project and not hit a wall? clearances in the allotted area
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Annexure 1: CRZ clearance for Kutch-Mandvi
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ANNEXURE 2: Clarity on TCGL land to be allotted to the Concessionaire TENDER DEVELOPMENT OF GREENFIELD PROPERTY AT KUTCH MANDVI, GUJARAT TCGL Land admeasuring about 50,000 sq.m. to be allotted to Concessionaire
Total available TCGL Land admeasuring about 1,20,000 sq.m.
TENDER DEVELOPMENT OF GREENFIELD PROPERTY AT CHORWAD, GUJARAT
TCGL Land admeasuring about 20,000 sq.m. to be allotted to Concessionaire
Total available TCGL Land admeasuring about 48,102.5 sq.m.
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The addendum and responses / clarifications as above shall form a part of the RFP Document. Bidders are required to submit a copy of the addendum and minutes of prebid meeting along with annexures, each page duly signed, along with their bid. For any other queries / understanding of RFP condition / conducting site visit/ filing bids on n-procure, you may contact the following office at Gandhinagar at the address given below: Contact Person: Landline (Direct): Email: Address:
Mr. M. S. Joshi, 079 23977231
[email protected] TCGL, Udyog Bhavan, Block No. 16, 4th Floor, Sector-11, Gandhinagar Gujarat 382011
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