पीपीपी मॉडल के तहत जवाहरलाल नेहरू स्टेडियम के पुनर्विकास के लिए पूर्व-व्यवहार्यता अध्ययन

Choose Report Type

Publication Date

Mon, 10/28/2019 - 09:44

Report Upload

download (5.55 MB)

vertical

सार्वजनिक निजी भागीदार (पीपीपी)

PDF Text

Pre - Feasibility
Study for
Redevelopment of
Jawaharlal Nehru
Stadium under PPP
Mode

NITI Aayog,
Government of India

Final Report
2018


{DISCLAIMER}

This Final Pre-feasibility Report (the “Report”) has been prepared by Ernst & Young LLP (hereinafter referred to as “EY” or “we”
or “us”) for NITI Aayog (hereinafter referred to as “NITI” or “You” or “Client”) for the purpose of undertaking a Pre-Feasibility study
for Redevelopment of Jawaharlal Nehru Stadium.

The findings submitted in this Report are based on information collated through primary and secondary research, data provided
by Sports India, NITI and EY’s internal databases. EY has taken due care to validate the authenticity and correctness of sources
used to obtain the information; however, neither EY nor any of our respective partners, officers, employees, consultants or agents,
provide any representations or warranties, expressed or implied, as to the authenticity, accuracy or completeness of the
information, data or opinions that third parties or secondary sources provided to us. The information and images (if any) provided
or analysed in the Report have been collated from various industry sources, including web resources, public-domain information
sources, data provided by NITI Aayog and our internal databases. EY has ensured reasonable care to validate the data presented
in the Report; however, EY have not conducted an audit, due diligence or an independent verification of such information. It is
also to be noted that the images presented (if any) are pictorial representations of the overall concept and are in no way intended
to represent any concrete imagery for the proposed development. Neither EY, nor affiliated partnerships or bodies corporate, nor
the directors, shareholders, managers, partners, employees or agents of any of them, make any representation or warranty,
express or implied, as to the accuracy, reasonableness or completeness of the information contained in this Report. All such
parties and entities expressly disclaim any and all liability for, or based on or relating to any such information contained in, or
errors in or omissions from, this Report or based on or relating to the recipient’s use of this Report.

Our sub-contractor MOFA studios Pvt. Ltd. has carried out architectural assessment of the site in respect of master planning
potential, the information provided by them has been included in proposing development options and product mix for JLN stadium.
References to EY in the Report relate to EY advice, recommendations and analysis and do not indicate that EY take any
responsibility for the information concerned or are assembling or associating ourselves with any financial information, including
prospective financial information. This Report has been prepared for your internal use, on your specific instructions, solely for the
purpose of exploring the pre-feasibility and structuring of the project and must not be used or relied upon for any other purpose.
This Report is strictly confidential, and no part thereof may be reproduced or used by any other party other than NITI Aayog,
except as otherwise agreed between NITI Aayog and EY. If NITI Aayog is permitted to disclose the Report (or a portion thereof),
you shall not alter, edit or modify it from the form EY has provided.

This Report has not considered issues relevant to any third parties. Use of this Report by any third party for whatever purpose
should not, and does not, absolve such third party from using its own due diligence in verifying the Report’s contents. If any third
party chooses to rely upon any of the contents of this Report they do so entirely at their own risk, and we shall have no responsibility
whatsoever in relation to any such use. EY accept no duty of care or liability of any kind whatsoever to any such third party, and
no responsibility for damages, if any, suffered by any third party as a result of decisions made, or not made, or actions taken, or
not taken, based on this document, unless expressly agreed between NITI Aayog, EY and such third party in writing.
Notwithstanding anything contained herein to the contrary, EY shall not be liable for any loss of profit, data, goodwill or revenues,
or for any indirect, incidental, consequential, special or punitive damages that NITI Aayog or any third party may incur as a result
of your use of this Report.

This Report supersedes any previous oral presentations or summaries EY may have made in connection herewith. Neither EY
nor any of our affiliates worldwide are responsible for revising or updating this Report because of events or transactions occurring
subsequent to the date of this Report. Any updates or second opinions on this Report cannot be sought by the management from
external agencies (including our affiliates) without our prior written consent.
The information contained in the Report is based on judgmental estimates and assumptions, about circumstances and events.
Accordingly, EY cannot provide any assurance that the projected results will be attained in this ever changing dynamic market
environment.

Further, neither this Report nor any part of it shall form the basis of, or be relied upon in connection with, any contract or
commitment whatsoever. This Report is being supplied to NITI Aayog solely for your information and is confidential.

In taking any commercial decisions relating to our services or this Report, NITI Aayog shall have regard to the restrictions and
limitations on our scope of services, liability and duty of care as set out in the Contract Agreement and this Report. Accordingly,
NITI Aayog remain responsible for all management decisions relating to EY services and/or this Report, including the use or
implementation of this Report. This disclaimer forms an integral part of the Report.


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode


CONTENTS
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Executive Summary ...................................................................................................................................... 1
Background ................................................................................................................................................. 1
Existing Situation ......................................................................................................................................... 1
Redevelopment Strategies for the Stadium ................................................................................................. 2
Conclusion ................................................................................................................................................... 4
Recommendations ....................................................................................................................................... 4
Way Forward ............................................................................................................................................... 6
1. PROJECT APPRECIATION – JAWAHARLAL NEHRU STADIUM ...................................................... 8
1.1 Accessibility ..................................................................................................................................... 8
1.2 Sports Facility Overview .................................................................................................................. 8
1.3 Catchment Area .............................................................................................................................. 9
1.4 User Category and Usage ............................................................................................................. 10
1.5 Stakeholder’s Perspective ............................................................................................................. 11
2 MARKET STUDY .................................................................................................................................. 14
2.1 Competitive Sports Facility ............................................................................................................ 14
2.2 Retail Market in Vicinity ................................................................................................................. 16
2.3 Hospitality in Vicinity ..................................................................................................................... 17
2.4 Recreational Games in Vicinity ..................................................................................................... 17
3 DEVELOPMENT CONCEPT ................................................................................................................ 19
3.1 Sports Excellence ......................................................................................................................... 19
3.2 Planning Norms ............................................................................................................................. 19
3.3 Transit Oriented Development (TOD) Policy ................................................................................ 21
3.4 Potential for up-gradation/ optimizing of the existing infrastructure .............................................. 21
3.5 Analyzing best practice sports stadiums/ complexes ................................................................... 23
3.6 Creating a Viable Sports Eco-System ........................................................................................... 23
3.7 Analysing Sports Mix Viability ....................................................................................................... 27
3.8 Proposed Product Mix & Master Plan ........................................................................................... 29
3.9 Regulatory compliances ................................................................................................................ 32
4 FINANCIAL ANALYSIS ........................................................................................................................ 35
4.1 Project Structure ........................................................................................................................... 35
4.2 Project Development Concept ...................................................................................................... 35
4.3 Risk Allocation ............................................................................................................................... 36
4.4 Key Stakeholders .......................................................................................................................... 37
4.5 Method of Financial Analysis ........................................................................................................ 38
4.6 Area Statement ............................................................................................................................. 38
4.7 Key Cost Assumptions .................................................................................................................. 39
4.8 Revenue Assumptions .................................................................................................................. 41
4.9 Conclusion ..................................................................................................................................... 43
ANNEXURE A1 – INSTITUTIONAL FRAMEWORK OF SI ......................................................................... 45
ANNEXURE A2 – STAKEHOLDER INTERACTION ................................................................................... 47
ANNEXURE A3 – COMPETITIVE SPORTS FACILITY ............................................................................... 49
ANNEXURE A4 – RETAIL MARKET IN VICINITY ...................................................................................... 50
ANNEXURE A5 – TRANSIT ORIENTED DEVELOPMENT ........................................................................ 53
ANNEXURE A6 – PPP AS AN ENABLER IN SPORTS INFRASTRUCTURE ........................................... 62
ANNEXURE A7 – INTERNATIONAL BEST PRACTICES .......................................................................... 65
ANNEXURE A8 – FINANCIAL STATEMENT .............................................................................................. 69


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

LIST OF FIGURES

Figure 1: JLN Stadium - Accessibility & sports facility overview ..................................................................... 8
Figure 2: JLN Catchment Area...................................................................................................................... 10
Figure 3: Facility Utilization Level ................................................................................................................. 10
Figure 4: Competitive Sports Facilities ......................................................................................................... 14
Figure 5: Comparison of Facility Infrastructure ............................................................................................. 15
Figure 6: Key Commercial Space in the vicinity of the JLN Stadium ............................................................ 16
Figure 7: Only 30 % Utilizable ground coverage remaining as per existing norms ...................................... 20
Figure 8: Only 40 % of total built up area remaining as per existing norms ................................................. 20
Figure 9: JLN Stadium Complex–Metro station distance .............................................................................. 21
Figure 10: Plan of the proposed Multi-Purpose/ Multi Sports Hall ................................................................ 22
Figure 11: Floor wise utilizable area and total floor area .............................................................................. 24
Figure 12: Ground floor of JLN stadium ........................................................................................................ 25
Figure 13: First floor plan of the stadium ...................................................................................................... 26
Figure 14: Second floor plan of JLN stadium ................................................................................................ 26
Figure 15: Design concept: Mandala ............................................................................................................ 30
Figure 16: Available land parcels in JLN stadium ......................................................................................... 31
Figure 17: DBFOT Model .............................................................................................................................. 36
Figure 18: Revenue snapshot @ 40 FAR vs 400 FAR ................................................................................. 42
Figure 19: Sports ecosystem of India ........................................................................................................... 45


LIST OF TABLES

Table 1: JLN sports infrastructure ................................................................................................................... 8
Table 2: Stadiums in catchment area of JLN Stadium .................................................................................. 14
Table 3: Membership options in competing complexes ................................................................................ 16
Table 4: Commercial retail rates of catchment area ..................................................................................... 16
Table 5: Commercial office space rates of catchment area .......................................................................... 17
Table 6: Hospitality in vicinity ........................................................................................................................ 17
Table 7: Recreational games center in vicinity ............................................................................................. 17
Table 8: Planning Norms as per Master Plan for Delhi 2021 ........................................................................ 19
Table 9: JLN stadium area statement ........................................................................................................... 20
Table 10: Activities permitted under divisional sports infrastructure ............................................................. 20
Table 11: JLN stadium upgradation, renovation, relocation ......................................................................... 22
Table 12: JLN stadium area breakup floor wise............................................................................................ 23
Table 13: Existing functions in JLN stadium to be used for Retail & Commercial ........................................ 24
Table 14: Programme Under the Stadium stands ........................................................................................ 25
Table 15: First floor proposed plan ............................................................................................................... 25
Table 16: Tentative activities under sports adventure hub ........................................................................... 27
Table 17: Product mix at 40 FAR .................................................................................................................. 31
Table 18: Product mix at 400 FAR ................................................................................................................ 32
Table 19: Risk matrix .................................................................................................................................... 37
Table 20: Responsibility matrix ..................................................................................................................... 38
Table 21: Proposed area statement for JLN stadium ................................................................................... 38
Table 22: Cost inputs at 40 FAR ................................................................................................................... 39
Table 23: Cost inputs at 400 FAR ................................................................................................................. 39
Table 24: Project phasing ............................................................................................................................. 40
Table 25: Financial cost assumptions ........................................................................................................... 40
Table 26: Operation and maintenance cost assumptions ............................................................................. 40
Table 27: Revenue Assumptions .................................................................................................................. 41
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Table 28: Financing structure Assumptions .................................................................................................. 42
Table 29: Key financial indicators ................................................................................................................. 42


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode


GLOSSARY

AFC - Asian Football Confederation

CWG – Commonwealth Games

DBFOT- Design Build Finance Operate Transfer

DCF – Discounted Cash Flow

DDA – Delhi Development Authority

EPC – Engineering Procurement Construction

FAR- Floor Area Ratio

FIFA - the International Federation of Association Football

GOI – Government of India

IOA – Indian Olympic Association

JLNS – Jawaharlal Lal Nehru Stadium

MYAS - Ministry of Youth Affairs and Sports (MYAS)

NCR- National Capital Region

NITI – National Institute of Transforming India

O&M – Operation and Maintenance

PPP- Public Private Partnership

SI- Sports India

STC – Sports Training Centre

WACC- Weighted Average Cost of Capital

TOD – Transit Oriented Development




Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

EXECUTIVE
SUMMARY
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode
Page | 1
EXECUTIVE SUMMARY
BACKGROUND
Sports India (SI), the implementation body under
Ministry of Youth Affairs and Sports (MYAS) currently
operates and maintains five stadiums in Delhi i.e.
Jawaharlal Nehru Stadium (JLN Stadium), Indira Gandhi
Stadium (IG Stadium), Dr. Karni Singh Shooting Range,
Dr. Shyama Prasad Mukherjee Swimming Pool
Complex and Major Dhyan Chand National Stadium.
Out of these 5 stadiums, SI intends to improve and
upgrade existing sports infrastructure to world class
standards and assess the potential of developing other
sports, allied and supporting commercial activities at
Jawaharlal Nehru Stadium and Indira Gandhi Stadium
on Public Private Partnership (PPP) basis.

In consultation with NITI Aayog, as mentioned in Box-1,
SI appointed Ernst & Young LLP (hereafter referred to
as “EY LLP” and “consultant”) to carry out a Pre-
Feasibility Study for Redevelopment of Jawaharlal
Nehru Stadium (JLN Stadium) and Indira Gandhi
Stadium (IG Stadium) on PPP basis to achieve the
aforementioned objectives
1
.

EXISTING SITUATION
Jawaharlal Nehru Stadium, a national level stadium, is
located in central Delhi on the periphery of Lutyen’s
designed old Delhi. The stadium is spread across 100
acres with a seating capacity of 60,000. The stadium is
designed and constructed to meet international sports
standards. It is owned and managed by SI on behalf of
Ministry of Youth Affairs and Sports (MYAS).

The land use in the vicinity of the stadium is dominated
by high income group residential and commercial areas.
Defence Colony, Sewa Nagar, Lodhi Colony, and
Pragati Vihar Khan Market, Khanna Market and
Meherchand Market are some of the areas situated in
the catchment zone of the stadium. The stadium not only
caters to the high income group residential areas, but
also the mix of society within 5-10km distance range of stadium through its various initiatives for sports.
Accessibility
The stadium is easily accessible through roads, metro and other modes of public transport. The nearest
metro stations for accessing the stadium are Jangpura metro station and JLN metro station, located at a
distance of 300 meters and 800 meters, respectively.

1
The objectives have been identified in consultation with SI and NITI Aayog for self-sustainable development of sports infrastructure
facility.
BOX-1: Objectives of the Project

SI consulted NITI Aayog to undertake development of
JLN Stadium with the primary objectives as stated below:
The stadium should address the needs of all
sections of sports community
The development should be financially self-
sustainable
The design should incorporate hostel / hotel /
service apartment accommodation requirement
for players and coaches (3 to 5 star
accommodation)
The stadium should be able to accommodate a
footfall of 20 lakh
The stadium should be open and accessible to
every strata of society
Sporting facilities for senior athletes should not be
affected during construction phase
The design and operative mechanism of the
stadium should encourage younger generation to
use the facilities
The stadium should adhere to international
standards of athletic events
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode
Page | 2
REDEVELOPMENT STRATE GIES FOR THE STADIUM
The objective of developing JLN stadium is to introduce “Sports in the DNA of the nation”. A mini sports city
shall be developed which would offer “state of the art” training facilities. It would be accessible to all classes
of people/ strata of society at national and international level.

Based on preliminary assessment of the existing facilities at JLN Stadium
2
and proposed objective for overall
development of the stadium, two options were evaluated for undertaking financial viability.
1. Redevelopment by 40 FAR as prescribed by Master Plan for Delhi 2021
The stadium complex falls under Zone D of the Zonal Development plan under Master Plan of Delhi (MPD)
2021. It is categorized as Public Service-3 (PS-3) under Public-Semi-Public Zone which includes Sports
Facilities / complex/ Stadium/ Sports Centre. With the applicable FAR (Floor Area Ratio) of 40, a ground
coverage of 20% is permitted as per existing Delhi Bye Laws.

As per MPD-2021 under PS-3 5% sports related commercial activities are permitted which includes multi-
use stadium for exhibitions, trade shows, multiple sports related events, extreme sports, academies, sports
medicine, water slides, residential accommodation like hostels, ward residences etc.


2. Redevelopment by 400 FAR as per Transit Oriented Development (TOD)
Policy
The National TOD policy focuses on creating high density mixed
land use development of areas falling in the influence zone of
transit stations, i.e. within a walking distance of 500-800 meters or
along the transit corridor, provided the station is within 1km of site.

In case of JLN stadium, the nearest metro station, i.e. Jangpura
metro station and JLN metro station are within 300 meters and 800
meters, respectively. On account of this, the TOD norms shall apply
wherein an FAR of 400 can be utilized for development.

Based on the FAR utilized and FAR available as per the TOD
norms, the area statement of JLN stadium is presented in the table
below:

Planning Norms
Area
(Sq.M)
Site Area 3,87,302
Allowed Ground Coverage @20% 77,460
Consumed Ground coverage 53,417
Remaining utilizable Ground Coverage 24,043

2
The consultant conducted site visits of JLN and IG stadium and carried out primary surveys with users and SI, in order to evaluate
existing user profile and assessment of infrastructure facilities.
Planning Norms
Area
(Sq.mt)
Site Area 3,87,302
Allowed Ground Coverage @20% 77,460
Already Consumed Ground coverage 53,417
Remaining Utilizable Ground Coverage 24,043
Allowed Built Up @40 FAR 1,54,921
Already Consumed Built Up 92,830
Remaining Built Up Area 62,091
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode
Page | 3
Allowed built up @40 FAR 1,54,921
Consumed built up 92,830
Remaining built up area 62,091
On TOD @400 FAR additional built up 14,56,378
Probable loss on built up area due to TOD influence zone & ASI norms @ up to 50% 0
Net available Built up on TOD (probable) 14,56,378

Based on the above estimates, the total area available in case of 40 and 400 FAR is ~62,000 sq.mt and ~15
lakh sq.mt respectively. An indicative product mix for both the options were evaluated. The table below
highlights the product mix for redevelopment @ 40 FAR:

Product Mix at 40 FAR
S. No. Products
Built Up
(Sq.mt.)
Cost
(INR Cr)
1 Existing Infrastructure Sports 67,400 34
2 Commercial (Under the stadium) 29,015 145
3 Professional Sports Facilities + Up gradation 6,591 40
4 Sports Hubs 500 33
5
Sports University with highest sports quota in the
country
51,000
140
6 Utilities and Amenities 4,500 10
Total 1,59,006 401

In the existing FAR byelaws of the MPD 2021, the built up area includes, Adventure sports hub and sports
university apart from the up gradation, utilization and optimization of the existing sports facilities. The total
base cost as per current prices is estimated at INR 268 crores which includes the cost towards
renovation/refurbishment/relocation of existing sports infrastructure, a sports university and development of
area for commercial exploitation. Such commercial area shall be restricted to sports related activities only
and may include, sports shops (Decathlon), retails units (Nike, Reebok, Adidas), virtual gaming (Smaash,
BluO), adventure zones or any other allied activity.

As per TOD norms by Delhi Development Authority, “the overall development mix shall include 30% of
available FAR is mandatory for residential development in every new/redevelopment project within influence
zone.” Based on interactions with officials at SI and NITI Aayog, and in the light of the objectives set for this
project, to develop JLN stadium as a “hub for promotion of sports for all”, the residential development shall
be restricted and SI or the private developer shall seek approval from the competent authority in this regard.

The table below highlights the product mix for redevelopment @ 400 FAR:

Product Mix at 400 FAR
S. No. Products
Built Up
(Sq. mt.)
Cost
(INR Cr)
1 Existing Infrastructure Sports renovation 63,815 34
2 Professional Sports Facilities + up gradation 6,591 27
3 Sports Hub 500 20
4 Commercial (Under the stadium) 29,015 73
5 Sports University 51,000 109
6 Sports Academies + School + Community use 1,58,921 342
7 Retail/Commercial/Hotel 3,09,842 1,336
8 Government offices
3,09,842 667
9 Semi Government offices
10 Commercial Offices 1,54,921 583
Total 11,00,372 3,221

In case of 400 FAR as per TOD Zone, a mix of Sports Adventure hub, University, Academies, Retail,
Commercial offices and Government offices is proposed. The total base cost as per current prices is
estimated to be INR 3,221 crores which includes cost towards renovation/refurbishment/relocation of
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode
Page | 4
existing sports infrastructure, sports university, sports academies, hotels (3/4/5 star, budget hotels, AirBnB
etc.) and development of area for commercial exploitation.

CONCLUSION
Identifying Jawahar Lal Nehru Stadium as a dedicated Football stadium capable of hosting international
events has been one of the key takeaways of the study. The programme consisting of Sports Universities,
Academies, Hostels for players, workspaces for sports-related outfits, sports retail, sports club and 3 star-4
star hotel accommodation for visiting teams, national-international training camps completes the ecosystem
of sports sustainability and is a viable revenue model for the private sector.

Based on the conceptual development options for 40 and 400 FAR, financial analysis was carried out by the
consultant. The table below summarizes the key results of the analysis.

Particulars Unit
@ 40 FAR @ 400 FAR
Value Value
Total project cost INR Crore 490 3,929
Annual revenues (stabilized
operations in 6
th
Year)
INR Crore 305.5 2,878
Equity IRR % 18% 18%
Annual concession fee
(escalated by 5% year-on-year)
INR Crore 100 750
Revenue share – bidding
parameter
% of total revenues (from sports
and non-sports/ commercial)
26% 34%
Concession period:
a. For stadium
b. For commercial
Years

a. 30 years
b. 45 years

RECOMMENDATIONS
Given the steep timelines for development of JLN stadium on PPP basis, it is recommended to undertake
construction in a phased manner. The first phase shall be based on 40 FAR option with incremental proposed
plan of 400 FAR to be taken up in further phases. If the Authority chooses the option of 400 FAR, several
statutory approvals shall be required from SI prior to the transaction phase which may result in
implementation delays.


Proposed Project Structure
A DBFOT concession structure is proposed for development of JLN stadium for a 45 year concession period
and a 30 year period for stadium operations. The model has been summarized in the figure below:

As per the financial analysis, for an
equity IRR of 18% the revenue share is estimated to
be between 25% - 30%
with a provision of an annual concession fee of INR 100 crores escalated
annually.
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode
Page | 5


Key contours of the model are:
To upgrade current sports facilities, operate and maintain the same for 30 years as per specified
performance standards.
Further, develop additional sporting facilities, operate and maintain them for 30 years
Develop, operate and maintain commercial areas as per applicable laws for [45 (30+15) - 60 (30+30)
yrs.].
Sports facilities to be regulated by SI but operated and maintained by private sector
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode
Page | 6
WAY FORWARD
Based on the recommendations for development options, SI may take the proposal to bidding stage. As per standard industry practice, a two stage bidding
process shall be undertaken wherein the first phase is the qualification stage to shortlist applicants based on technical and financial criteria. The second stage
is the bid stage wherein the Request for Proposal along with draft a Concession Agreement may be shared with the shortlisted bidders to invite financial bid.
The bidding parameter for selection of preferred bidder shall be based on highest revenues share (the bidder offering highest per cent of total gross revenues
from sports & non-sports activities shall be selected).

Prior to floating the RFP documents, SI shall seek approval from the competent ministries (Ministry of Youth Affairs and Sports and Ministry of Finance –
Department of Economic Affairs). An indicative timeline for the implementation of project is presented below:




Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 7

PROJECT
APPRECIATION
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 8
1. PROJECT APPRECIATION – JAWAHARLAL NEHRU STA DIUM
Jawaharlal Nehru Stadium, a national level stadium, is located in central Delhi on the periphery of Lutyen’s
designed old Delhi. The stadium is spread across 100 acres with a seating capacity of 60,000. It has been
designed and constructed to meet the international standards of the Asian Football Confederation (AFC), the
International Federation of Association Football (FIFA) and the International Association of Athletics
Federations (IAAF). It is currently owned and managed by Sports India on behalf of Ministry of Youth Affairs
and Sports, Government of India, (infrastructure owned and managed by the central government). The
institutional framework for sports in India and current schemes undertaken by Government of India for
promoting sports have been detailed in Annexure A1 at the end of this report.

The Jawaharlal Nehru Stadium was constructed by the Government of India to host the athletic events and
ceremonies of the Asian Games in 1982. It also hosted the Asian Championships in Athletics in 1989. The
stadium was renovated/upgraded for the Commonwealth Games (CWG) in 2010, hosting the track and field
events and opening and closing ceremonies.

1.1 ACCESSIBILITY
JLN Stadium is easily accessible through roads (as
depicted in Figure 1) and is in close vicinity of ring
road of Delhi that circles around the key destinations
and offers connectivity to main centres of NCR
region.

Elevated road over Barapullah Nallah was
developed as an exclusive corridor for the sports
personnel between the games village in East Delhi
and JLN Stadium during the Common Wealth
Games 2010. This road is operational and provides
an efficient connectivity for general public to reach
stadium from far off areas of East Delhi and NCR
region.

The nearest metro station for accessing the stadium
are Jangpura and JLNS metro station located at a
distance of 300 meters and 800 meters from the
stadium, respectively.

1.2 SPORTS FACILITY OVER VIEW
JLN stadium was developed as a multi-use sports ground where several national and international sports
events have been held in the past. The stadium was constructed with an objective to meet the international
standards of football and athletic sports events. The stadium houses the following sports activities
3
:

Table 1: JLN sports infrastructure
JLN Existing Sports Infrastructure
No. Description Discipline
1 JLN stadium
Athletics
Football
2 Weightlifting auditorium
Weightlifting
Wushu
Wrestling

3
Information has been collated based on site visits on JLN Stadium and discussion with SI.
Figure 1: JLN Stadium - Accessibility & sports facility
overview
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 9
JLN Existing Sports Infrastructure
No. Description Discipline
3 On ground (Come & Play)
Archery
Cricket
Football
Basketball
Badminton
Table Tennis
Tennis
Volleyball
Handball
Lawn Ball
4 Others
Fitness center + Spa
Players hostel

The main athletic track is located inside the stadium forming a periphery of the main football ground. Practice
area outside the main stadium constitutes of Javelin throw, shot put and discus throw along with a practice
track. The stadium incorporates two full size football grounds, one futsal ground and a small park for non-
sports activities. The main ground is used to host football sports events and futsal ground with synthetic pitch
has been constructed for small practice sessions and is used to train children below the age of 10-12 years.
JLN stadium also houses infrastructure for archery wherein dedicated space is allocated with high
boundaries and different target ranges.

Other sports facilities, like badminton, basketball, lawn tennis and table tennis facilities are located in close
proximity to each other. Four volleyball outdoor courts are provided. Weightlifting area has ample space for
pre-workout on the ground floor and the practice area is located in the basement. The stadium also provides
hostel facility to athletes and campers within the complex with fitness centre.

The primary source of revenue of the stadium is from users registered under the ‘Come and Play Scheme
4
’
and renting out assets to national teams/ league franchises. Use of facilities for hosting events such as
concerts and other non-sports activities are also undertaken. SI has improved their level of service offerings
through online viewing and ease of booking of stadium for sporting events to enhance asset utilization.

1.3 CATCHMENT AREA
A review of leisure and sporting facilities in the catchment area and benchmarking principles indicate that
local or municipal recreation or sporting facilities have a primary catchment radius of approximately 5 km
and a secondary catchment radius of 10 km. Approximately 75% to 85% of users reside within a 5 km radius
while the remaining 15% to 25% come from areas within the 5 km to 10 km radius of the facility. Developing
a stadium with state of the art sports infrastructure will attract users from a much wider catchment area
5
.

The catchment area is also influenced by a number of other factors, including range and quality of facilities
and services offered, natural and built barriers i.e. road connectivity, travel times and the availability of any
other competing facilities. Considering regional planning principles, it is common that facilities usually share
catchment areas, particularly secondary catchment area. The figure 2 below illustrates catchment area within
5 km, 10 km and 20 km influence zone of JLN Stadium.

The major residential areas near the stadium include Defence Colony, Sewa Nagar, Lodhi Colony, Pragati
Vihar and Kotla-Mubarakpur. JLN is also closely located to high end market places such as Khan Market,
Khanna Market and Meherchand Market.

4
The Come & Play Scheme was initiated by SI at various stadium complex for optimum utilization of sports facilities in Delhi and across
the country. The scheme primarily focusses on encouraging local sports persons and sports enthusiasts with an opportunity to train
under SI coaches. The trainees are provided with playing arenas/non-consumable equipment such as field, track, tables, mats, etc. and
minimum inescapable consumables like balls, shuttle-cocks, etc. by SAI. However, trainees are required to bring sports equipment like
racquets, bats etc.
5
Major Regional Sports Facility Feasibility Study, City of Darebin, September 2014
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 10

Lodhi Colony is mainly dominated by government residential areas with a mix of low and middle class income
groups. Sewa Nagar is another government colony with lower level income group population. On the south
of JLN, Defence colony has a mix of government and private accommodation with independent houses
majorly constituting high income group. Pragati Vihar is inhabited by government employees belonging to
high income group. Jangpura and Lajpat Nagar have private colonies which are mainly inhabited by middle
class income group. Jor Bagh has private colonies catering to high income group category and Kotla-
Mubarakpur constitutes of lower income households.


Figure 2: JLN Catchment Area

1.4 USER CATEGORY AND US AGE
The figure 3 below illustrates existing user category which are registered with JLN stadium. Core sport
facilities at JLNS is utilised substantially by come & play users; specialized sports facilities are used by
campers and academy trainees
6
. At JLN stadium, majority of users registered under come and play users
scheme have enrolled for athletics (track & field, short put, javelin, etc).


Figure 3: Facility Utilization Level


6
The analysis has been carried out based on secondary data collection from SI officials. Up to 5 km Up to 10 km Up to 20 km
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 11
1.5 STAKEHOLDER’S PERSPE CTIVE
It is imperative to identify major stakeholders of the project who would help define a vision for the
development. A comprehensive stakeholder engagement would help identify the requirements of the sports
fraternity and accordingly design the facilities. This would also help achieve higher utilization of the
infrastructure facilities.

1.5.1 Sports India
SI intends to upgrade the current facility at JLN stadium into a world class sports stadium in terms of
infrastructure and utilization. Below are some of the key objectives which SI aims to achieve
7
:
The stadium should address the needs of all sections of sports community.
The development should be financially self-sustainable
The design should incorporate hostel / hotel / service apartment accommodation requirement for
players and coaches (3 to 5 star accommodation).
The stadium should be able to house a footfall with 20 lakh viewers
The stadium should be open and accessible to all classes of people/ strata of society
Sporting facilities for senior athletes should not be impacted during construction phase
The design and operative mechanism of the stadium should encourage younger generation to use
the facilities
The stadium should adhere to international standards of athletic events
The sports facilities should be segregated for elite athletes and recreational sports

1.5.2 User Interaction

Users’ perspective
80% of the users use public transport to commute while few users use private vehicles, and others
residing in the nearby areas prefer to walk
70% of the users are attracted because it has experienced coaching staff
65% of the users have positive intentions towards new facilities such as 24x7 gyms and swimming
pools
90% of users believe that the facility is well run and maintained with minor issues pertaining to
location of washrooms and water coolers.

Parents
79% of the parents willing to send their children on account of any increases in tariff up to Rs. 150
per month.
80% of the parents were satisfied with the current sports infrastructure. However, there are no
waiting area/hall for parents.
One major concern highlighted during our interaction with parents was lack of adequate in house
medical facility.

Coaches and Administrators
Archery and cricket facility is small in terms of area and needs to be expanded in order to cater large
number of users.
No warm up area provided for basketball users while more futsal fields are required for football.
Badminton courts are not built as per international standards.
Designated changing rooms and drinking water facility is required for the weightlifting facility.

7
The objectives have been identified in consultation with SI and NITI Aayog for self-sustainable development of sports infrastructure
facility.
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 12
The administrators highlighted shortage in manpower and inadequate marketing campaigns to
promote existing schemes and benefits provided at the stadium.

The details of the primary survey conducted at JLN stadium is included in Annexure A2.









Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 13

MARKET
ASSESSMENT
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 14
2 MARKET STUDY
Market study is the most crucial aspect driving project conceptualization and feasibility assessment. It is
critical to understand the competitive assessment framework of the market in which the stadium is expected
to operate and expected footfall. The first key task for assessing potential development in these proposed
facilities is to determine the market demand for each offered sport as well as latent demand for new facilities.
This was undertaken through conducting a detailed site assessment and study the competitive developments
in the vicinity of the stadium. This section undertakes detailed assessment of competitive sports and retail
facilities in the vicinity of JLN stadium.

2.1 COMPETITIVE SPORTS F ACILITY

Jawaharlal Lal Nehru stadium was developed with a
vision of providing world class sports infrastructure to
the next generation of sports talent of India,
irrespective of the economic strata they belong. The
current sport facilities provided by SI in JLN stadium
are highly subsidized in order to cater the needs of
dedicated sportsmen which majorly embark from low
to middle economic strata.

Considering the geographical location of JLN stadium
in Delhi, some of the major sports complexes which
provide similar sporting infrastructure and allied
activities were assessed
8
. These included Siri Fort
Sports Complex, Saket sports Complex and Thyagraj
stadium. Saket and Siri Fort sports complex are
operated by Delhi Development Authority (DDA) and
are mainly influenced by higher income group users
as compared with JLN stadium.

A comparative analysis between JLN Stadium, Siri
Fort and Saket Sports Complex was done on the
following parameters:
Provision of sports facilities
Provision of non – sports facilities
Land availability and utilization
User profiles
Membership options
Number of academies / camps

Table 2: Stadiums in catchment area of JLN Stadium
No. Name of facility
Area
(in acre)
Distance from JLN
Stadium (in Km)
Opening
year
Managed by
1 Thyagraj Stadium 16.5 2.8 2010 GNCTD
2 Siri fort Sports Complex 32 4.8 1989 DDA
3 Saket Sports Complex 18 9 1990 DDA

8
The assimilation of information was undertaken by consultant from information available in public domain through DDA website.
Figure 4: Competitive Sports Facilities
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 15
2.1.1 Provision of Sports and Non-Sports Facilities
The figure below illustrates the gap in non-sport activities that other competing sport complexes offer to its
users ultimately leading to an enhanced sport experience with other allied recreational activities. Effective
land utilization of JLNS is significantly lower as compared to Siri fort and Saket that have demonstrated
substantially higher utilization owing to their small area and no. of users availing higher number of facilities.
The higher number of offering of these sport complexes have significantly mobilized the youth in catchment
area to inculcate these sports/recreational activities in their daily life and therefore, sport complexes are now
a hub of youth affairs.

Note:
a. Sporting facilities includes cricket, football, athletics, wrestling, weightlifting, cycling, shooting,
badminton, lawn tennis etc.
b. Non – Sports facilities include aerobics, yoga, recreational games such as bowling, virtual games
etc.


Figure 5: Comparison of Facility Infrastructure

The land utilization ratio of Siri Fort is the highest as compared to the other two stadiums. It offers over 20
activities in less than 50% area of JLN.

2.1.2 User Profile
The primary survey conducted highlight that >70% % of users at JLN have an average annual income of 4 -
8 lakhs p.a., while for Siri Fort Sports and Saket Sports Complex is majority are high income group users.

2.1.3 Membership Options
JLN does not offer casual membership as well as corporate membership. This restricts the number of users
as compared to the other competing sports facilities. The minimum membership tenure is 1 year while the
other sports complex offer flexibility in defining the membership period. Also, the number of academies are
much lower as compared to Saket Sports Complex and Siri Fort Complex. The table below compares the
membership options available at the three stadiums. The details of competitive sports facility is given in
Annexure A3.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 16
Table 3: Membership options in competing complexes


2.2 RETAIL MARKET IN VICINITY
The commercial activities in the vicinity of JLN stadium includes shopping centre, neighbourhood centre and
community centre. Mixed land use dominates the development pattern here. The following figure provides
information on commercial centres operating in the vicinity of the JLN stadium.


Figure 6: Key Commercial Space in the vicinity of the JLN Stadium

A catchment area assessment was conducted to determine the commercial retail rates of market areas in
the vicinity of JLN Stadium. This would help reflect the lease potential of any proposed commercial
development. Annexure A4 gives details of the identified market spaces.

Table 4: Commercial retail rates of catchment area
Type of property Locality
Distance from JLN
Stadium (in Km)
Per sq. ft. price per
month
Area
(Sq. ft.)
INR/ Sq.ft.
Commercial shop Khan Market 2 1500 500 7,50,000
Commercial shop Meherchand Market 2 658 380 2,50,000
Commercial shop
Andrews Ganj (Ansal
Plaza)
5 333 630 2,10,000
Commercial shop Defence colony 4 300 300 90,000
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 17
Type of property Locality
Distance from JLN
Stadium (in Km)
Per sq. ft. price per
month
Area
(Sq. ft.)
INR/ Sq.ft.
Commercial shop South Extension 4 300 500 1,50,000
Commercial shop Jangpura 3 267 300 80,000
Commercial shop Jor Bagh 3 267 300 80,000
Commercial shop Lodhi Colony 2 250 400 1,00,000
Commercial shop Hauz Khas 7 160 500 80,000
Commercial shop Kola Mubarakpur 3 156 320 50,000
Commercial shop Lajpat Nagar 7 117 300 35,000

Table 5: Commercial office space rates of catchment area
Type of property Locality
Distance from JLN
Stadium (in Km)
Per sq. ft. price per
month
Area
(Sq. ft.)
INR/ Sq.ft.
Office Space Khan Market 2 565 1,000 5,65,000
Office Space
Andrews Ganj (Ansal
Plaza)
5 361 900 3,25,000
Office Space South Extension 4 300 2,000 6,00,000
Office Space Lodhi Colony 2 150 1,000 1,50,000
Office Space Hauz Khas 7 120 1,800 2,16,000
Office Space Jor Bagh 3 100 1,000 1,00,000
Office Space Kotla Mubarakpur 3 95 2,100 2,00,000
Office Space Lajpat Nagar 7 93 1,350 1,25,000
Office Space Jangpura 3 55 1,100 60,000
Office Space Defence colony 4 47 1,900 90,000
Office Space Indian Habitat Centre 4 860 7,500 64,50,000


2.3 HOSPITALITY IN VICINITY
JLN falls in the proximity of Lutyen’s Delhi that is known for its hospitality to foreigners in form of various Five
Stars Hotels namely:

Table 6: Hospitality in vicinity
Name of facility Locality Average Tariff per night (INR)
The Park Connaught Place 7,000
The Ashok Chanakyapuri 5,000
The Lalit Connaught Place 8,000
Taj Palace Sardar Patel Marg 8,500
The Surya Hotel Nehru Place 5,500
The Claridges APJ Abdul Kalam Road 7,000
ITC Maurya Dhaula Kuan 8,500
Hyatt Regency RK Puram 8,500
The Leela Palace Chanakyapuri 13,500
Taj Mahal Hotel Khan Market 13,500
The Imperial Connaught Place 10,000
The Lodhi Lodhi garden 9,000
The Oberoi India Gate 12500


2.4 RECREATIONAL GAMES I N VICINITY
JLN falls in the proximity of other recreational activities in the vicinity. Below are the details as under:

Table 7: Recreational games center in vicinity
Name Area Facilities
Smaash Vasant Kunj
Laser blast, Cricket, Twilight Bowling, Super keeper, Finger Coaster, Walk
the plank, 9D Extreme Interactive Theatre, Smart Arcade, Jurassic Escape
Essex Farms Hauz Khas
Bowling, Air Hockey, Pool, Bumpy cars, Redemption games, Virtual Reality
Game
Delhi Rock Greater Kailash Rock climbing


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 18







DEVELOPMENT
OPTIONS
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 19
3 DEVELOPMENT CONCEPT
The development concept of the JLN stadium complex has been derived by keeping the objective of
introducing ‘Sports into the DNA of the nation’ as the pivotal point in establishing the context. A sports hub
envisaged to offer state of the art training facilities come and play schemes, sports practice, recreational
sports and competition based ecosystem to catalyse the development of sports at multiple levels. This
includes fitness as a way of living, accessibility to the best of facilities to all strata of the society, recreational
sports to encourage the spirit of sportsmanship and competition across the board, training national and
international level sports players as well as creating an infrastructure capable of hosting international sporting
events with supporting allied facilities. The same was arrived at through the following steps:

3.1 SPORTS EXCELLENCE
The stadium complex was analysed, studying the existing infrastructure and the applicable development
regulations to optimize the potential of the facility with respect to up-gradation and addition of new facilities.
Following are the key points undertaken in the assessment:
Studying & analysing the planning norms and policies applicable to the site.
Analysing the existing infrastructure of the stadium complex.
Analysing the components and potential for up-gradation /optimizing of the existing infrastructure to
enhance sports facilities/ disciplines under come and play scheme as well as international level
training facility.
Benchmarking and analysing best practice sports stadiums/ complexes (hosting major international
competitions) with allied facilities.

3.2 PLANNING NORMS
The stadium complex falls under Zone D of the Zonal Development plan under Master plan Development
2021. It is categorized as PS-3 under Public Semi- Public Zone which includes Sports Facilities / complex/
Stadium/ Sports Centre. The category of Sports Facilities was updated from Recreational Category to the
Public- Semi Public category to ensure building of stadiums and facilities capable of hosting International /
Mega Sporting Events like the Common Wealth Games. With an FAR (Floor Area Ratio) of 40 applicable
under this category, ground coverage of 20 % is allowed as per the existing bye laws.

Table 8: Planning Norms as per Master Plan for Delhi 2021
Name Description
Zonal Development Plan D
Use Zone Designated Public Semi Public
Sub category PS-3: Sports Facilities / Complex / Stadium
Ground Coverage 20% (including Amenities)
FAR 0.4
ECS 2 ECS/ 100 Sq. M

The total area demarcated as the stadium complex is 95 Acres (38 Hectares). With a built up of 40%
available, 60 % of the applicable FAR has already been consumed in making various sports facilities.
Similarly, nearly 70 % of the total applicable Ground coverage is consumed in the existing facilities, not
including open to air field- of- play and other facilities. This gives a total of 62000 Sq. Meters of remaining
Built up and 6 Acres of remaining ground coverage to build additional facilities.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 20

Figure 7: Only 30 % Utilizable ground coverage
remaining as per existing norms

Figure 8: Only 40 % of total built up area remaining as
per existing norms

Table 9: JLN stadium area statement
Description Area (Sq. M) Acre Hectare
Total site area 3,87,302 95.7 38.7
Total Built up area allowed 1,54,921
FAR 40
Total Ground Coverage (20% allowed) 77,460 19.14 7.74
Built up area
No. Existing function
Total Built-up
(Sq. M)
Ground Coverage
(Sq. M)
1 Main stadium 67,400 42,177
2 Weight lifting stadium 11,530 7,632
3 Hostels 13,900 3,608
Total 92,830 53,417
Balance areas
Description Area (Sq. M) Acre Hectare
Remaining Built up area 62,091
Remaining Ground Coverage 24,043 5.94 2.40
Allowable Commercial Built up (5%) 7,746

As per MPD -2021 under PS-3 following activities are permitted presently, including 5 % Sports related
commercial, Multi use stadium for exhibitions, trade shows, Banquets, Multiple sports related events,
Extreme Sports, Academies, Sports Medicine, Water slides, wave pools, hydrotherapy, Akhara, Residential
accommodation like hostels, Ward residences etc. keeping the usage Sports relevant.

Table 10: Activities permitted under divisional sports infrastructure
No. Description
1 Sports related commercial @ 5%
2 Multi use stadium
3 Aquatic Centre
4 Outdoor sports/ extreme sports
5 Sports academy
Already Consumed
69%
Remaining
Ground
Coverage Area
31%
Ground Coverage
Remaining Built
up Area
40%
Already
Built
60%
Built up Area
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 21
No. Description
6 Sports medicine
7 Residential accommodation
8 Playground

3.3 TRANSIT ORIENTED DEV ELOPMENT (TOD) POLICY

As per the National Transit oriented development policy,
TOD needs to integrate land use and transport planning
and aims to develop planned sustainable urban growth
centers, having walk able and livable communes with high
density mixed land-use. Citizens have access to open
green and public spaces and at the same time transit
facilities are efficiently utilized.

It focuses on creation of high density mixed land use
development in the influence zone of transit stations, i.e.
within the walking distance of (500-800 m) transit station or
along the corridor in case the station spacing is about 1km
and advocates pedestrian trips to access various facilities
such as shopping, entertainment and work. Literature study
for TOD is attached as Annexure A5.

In case of JLN stadium, Jangpura Stadium open to the East
Gate of the stadium and more than 50 % of the area falls
under the 500 Meter radius from the Metro station. From
the JLN Metro station on the same Violet line, the Zone of
influence covers more than 50 % of the complex area under
the 800 Meter radius zone. Since there are no protected
monuments amongst the 52 A.S.I enlisted monuments in
the vicinity of the stadium complex, full utilization of TOD
norms should be applicable to JLN stadium complex. The
TOD policy in Delhi is under review presently and is
presently being scrutinized on project basis as well.


3.4 POTENTIAL FOR UP -GRADATION/ OPTIMIZIN G OF THE EXISTING
INFRASTRUCTURE
Apart from the existing sports facilities scattered across the 95 Acre campus, to make the campus a holistic
fitness cum sports center for training and come and play basis, following components have been identified
for come and play and general fitness purposes.
BOX-2: TOD Policy

TOD focuses on creation of high density mixed
land use development in the influence zone of
transit stations, i.e. within the walking distance of
(500-800 m) transit station or along the corridor in
case the station spacing is about 1km
Figure 9: JLN Stadium Complex–Metro station
distance
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 22

Figure 10: Plan of the proposed Multi-Purpose/ Multi Sports Hall
An additional multi use indoor sports hall without seating capacity to accommodate one 1 indoor Basketball
ball court or 2 Badminton Courts or 4 Table Tennis Court has been proposed to ensure National /
International level indoor training venue for the said sports. A 10 m shooting academy is also proposed as
along with Archery that is one sport which is picked up by amateurs across the age groups. A 50 m Olympic
size pool for fitness and recreational purposes has also been identified.

A state of the art fitness center/ gymnasium specially made available for the elite athletes as well as for come
and play on differential timing is also a part of the programme. A cafeteria with an attached nutritionist to
monitor the diet intake for the athletes is tabled under up gradation of facilities. The total investment totals
up to 73 crores including contingencies and taxes.

Table 11: JLN stadium upgradation, renovation, relocation
No. Description Built up (Sq. M) Cost (INR Cr.) %age
1 Cycle track 3.5 km 2 3%
2 Jogging track 2.8 km 1 2%
3 10 m shooting range 30 lanes 5 8%
4
Indoor Badminton + Basketball + Table Tennis +
Gymnastics
6,591 14 23%
5 Tennis Court 2 Synthetic 0.5 1%
6 50 m swimming pool 50x25 4 7%
7 Canteen/ cafeteria 400 0.14 -
8 Fitness centre 1,000 0.35 1%
9 Toilets/ change room On ground 0.2 -
10 Renovation costs 67,400 33.7 55%
Total 60.89 100%
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 23
3.5 ANALYZING BEST PRACT ICE SPORTS STADIUMS/ COMPLEXES
Sports stadiums and infrastructure remains the pride of the nation and is a much needed symbol of
constructive young India. These stadiums not only provide match playing venues but also become centers
of training and excellence in sports. Already with the training programme and come and play schemes, most
of the Sports India Stadiums extensively support sports culture in the country. Being the kind of large
infrastructure needed to host international events, maintaining these stadiums/ venues after the events are
over or in between events remains a challenge across the world.

Best practices in stadiums via-a –vis Olympic & world cup requirements to host a match were considered in
this study. For Olympic venues, Athletics and football stadiums were studied. World cup venues for football,
the redevelopment plans after the events, the viability plans for maintaining sports with an added product
mix and stadiums fallen to disrepair & disuse due to lack of foresight across many venues were also
considered to understand the life cycle of a stadium, the international match holding capability and the much
needed sustainability of the project via supporting functions. A list of major sports international events which
could be held in the stadium have also been identified along with their requirements. Details on best practices
sports stadium with allied facilities and support infrastructure as enclosed in Annexure A.

In case of 400 FAR, the areas under the stands which have been identified for sports retail can also be
completely left vacant for international matches and set up as the built up area available is sufficient to
accommodate the component of retail and sports related commercial.

3.6 CREATING A VIABLE SPORTS ECO-SYSTEM

As a first step towards creation of a sports ecosystem
Identification and utilization of the unused spaces within the
stadium complex was done for Sports related retail,
commercial and relevant functions to ensure footfall and
generate revenues.

The floor area available under the stands is a potential area
which is presently not being optimally utilized. The entire
premise of getting in maximum footfall also needs to
include sports supporting activities like sports retail with
Decathlon, Nike, Adidas, local sports equipment & sports
fitness retailers, fine dining and health & nutrition based
restaurants, food court, health cafes, workshops, sports club, Library, Museum, fitness Centre and work
offices and sports media offices.

Of the total floor plates available on each floor under the stands, the following table shows the area which
has been identified as areas which may be used for Sports retail and sports commercial purposes. The
maximum floor areas are available on the ground and first floor of the stadium.

Table 12: JLN stadium area breakup floor wise
Area Statement under the Stadium (In Sq. M)
Floors Built up Area (Sq.) Available Area (Sq.)
Ground Floor 25,000 11,830
Part A 4,875
Part B 5,890
Part C 295
Part D 770
First Floor 16,900 10,620
Second Floor 11,660 7,630
Concourse 12,570 9,220
BOX-3: Approach adopted to create a viable
sports eco-system

Benchmarking and analysing best practice in
sports stadiums/complexes with commercially
viable programs and components.
Identifying & utilizing the unused spaces within
the stadium complex for Sports related retail,
commercial and relevant functions to ensure
footfall and generate revenues.
Analysing and identifying the sports retail,
commercial, quasi-commercial sports mix viability
applicable to the stadium.
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 24


Figure 11: Floor wise utilizable area and total floor area

Due to the geometry & layout of the Stadium, the concourse has presently not been utilized for commercial
purposes. The ground, first and second has been utilized for various functions as detailed below. The list of
areas that are getting utilized for commercial/ retail purposes on various floors have been segregated & listed
below with the original functions as used during the common wealth games 2010.

Table 13: Existing functions in JLN stadium to be used for Retail & Commercial
Ground floor First floor
Part A
Equipment storage

Games family
Look of the games storage VIP lounges
Lobby Sponsors
Part B
Sports light Merchandise
PA system Food + beverages outlet
Enclosed store Lobby
Logistic lobby Second floor
Equipment storage’

VIP lounges
Logistic office Multipurpose room/hall
Contractor office area Technical committee
Site manager office Organizing committee office
Site manager lobby National federation office
Contractors’ workshop and storage Commonwealth federation office
Cold storage National federation secretariat
Catering office TV -studio area
Kitchen Lobby
Dry storage area Athletes lounge
Service corridor Passage
Cleaning and waste office Third floor
Entrance lobby

Upper concourse
Equipment storage Food+ beverages outlet
Waste disposal Food storage area
Liquid and detergents Shop
Building service Reception
Entrance lobby
First aid
Treatment


GROUND FLOOR
38%
FIRST FLOOR
25%
SECOND FLOOR
18%
CONCOURSE AREA
19%
Total Floor wise Area (Stadium)
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 25
Table 14: Programme Under the Stadium stands
Activities Area Required per Function
Areas Activities Area Required per function No of Units Total Area
Ground Floor 11,830
Sports Retail (Part A)
Anchor Shop Decathlon 1,000 1 1,000
Large Shop Nike, Adidas 200 10 2,000
Medium Shop Reebok 100 20 2,000
Small Shop Local Sports Retail 50 15 750
Total Area Required (Part A ) 5,750
Food (Part B)
Food Court 75 15 1,125
Coffee Shops 50 4 200
Cafes 500 6 3,000
Workshop 500 2 1,000
Total Area Required (Part B ) 5,325
Total Area Required on Ground Floor 11,075


Figure 12: Ground floor of JLN stadium


Table 15: First floor proposed plan
First Floor 10,620
Corporate boxes Start-ups, Small Cafes, Food Courts, 100 15 1,500
Conference / Multi -purpose
Halls
Rentals/ Events 200 5 1,000
Clubs & Cafes Sports Lounge, Lounge, Small Dining’s ,Juice Bar 300 6 1,800
Museum / Library
Sports Related, History, Achievements, Medals,
and Trophies.
100 4 400
Fine dining

350 10 3,500
Salon & Spa Ozone 250 6 1,500
Bowling Alley

200 1 200
Fitness Centre Cross fit / Kick Boxing/ Yoga Centre 700 1 700
Total Area Required 10,600
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 26


Figure 13: First floor plan of the stadium

Second Floor Activities - Offices (I.T Department ) 7,630


Figure 14: Second floor plan of JLN stadium
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 27

A total of 29,000 Sq. Meters of Area under the stands has been identified as potentially leasable areas for
various sports related activities.
3.7 ANALYSING SPORTS MIX VIABILITY
The Non-Sports of the programme has been designed as non-professional sports to ensure a sports centric
ambience, spirit and fitness as a lifestyle. To ensure that the Stadium complex gets in a wider pool of players,
come and play members, coaches, professional sports players, Elite Amateur athletes are relevant.

3.7.1 Adventure / Extreme Sports Hub
Delhi as a city lacks any avenues for Adventure sports or Endurance /Obstacle courses kind of training or
recreational facilities which are much in demand and people often travel to nearby states during weekends
and otherwise to avail the same experience. We have identified a set of 8 Sports Adventure zones which are
recreational in nature but still remain competitive in spirit.

The idea is to generate the JLNS Adventure hub as a weekend get away with Virtual Reality games, Go
Karting tracks, Yoga- Zumba /Meditation, Zip lining, Climb Central kind of activities which require more open
areas and very little built infrastructure. In the background of the stadium, surrounded by Elite Athletes, it is
an ambience one cannot match. Getting the footfalls for this and the sports clubs too may eventually lead to
a wider pool of sports players, Athletes to choose from.

Table 16: Tentative activities under sports adventure hub
Sports Adventure Hub
S. No. Activities
1 Climb Central / Rappelling, rock climbing Abe sailing
2 Zip lining
3 Endurance / obstacle courses/ Paintball
4 Bowling Alley
5 Virtual Reality Arcade
6 Go Karting
7 Yoga, Zumba, Meditation,
8 Varied Martial arts like Krav Maga, Kickboxing,

3.7.2 Sports Club
To be designed/ planned as a support activity to the Sports Club or as an independent activity could be left
to the discretion of the developer. The prime purpose of introducing Sports retail/ food court within the entire
planning matrix is to charge and activate the sporting areas during the non-sports event days which tend to
go passive otherwise. Also a revenue generation and support to the maintenance of the sports infrastructure
could be looked at, based on the financial feasibility of the project. Chess club, Snooker, pool, Squash courts,
Tennis etc. could easily become a part of the program and lead to indirect increase of foot falls.
3.7.3 Sports Academies & Sports University
Studying some of the top sports Academies and Sports Universities across the world, a career in Sports
Journalism, coaching, sports medicine, sports Sciences, Research in the same field, nutrition, bio
mechanics, performance analysis etc. lacks in the country on a holistic level. Also to be included in the
University curriculum is a basic graduation/post-graduation course with highest applicable sports Quota in
the country.

A compilation of top sports courses and Universities across the world and India is compiled below. Such a
program not just brings in revenues but also provides the much needed base resource for training coaches,
indigenous research, performance management, nutrition rehabilitation etc. both as career options in sports
as well as trained skillset in the sports sector of India
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 28
3.7.4 Retail, Malls, Restaurant/ Sports Retail/ food court
The Retail zone would be designed as per the commercial viability of the project and anticipating the
recreational and entertainment need of the residents, the zone could also include a shopping plaza/ arcade,
spa, salon, health and fitness equipment stores , and other recreation facilities which are sports centric or
relevant.

The retail sector could also could have a supermarket or hyper-mart, large grocery shops, shops selling
sports branded goods, consumer durable outlets, postal services, retail banks, fine dining restaurants or
popular food chains, Sports club, clinics, medical stores etc.
3.7.5 Government offices/ Semi government offices
Being centrally located, there already exist many government / semi government offices in and around JLN
stadium. Scope Complex, IHC, NBCC and many other government and semi government departments have
been the area for decades and there is demand for more. Presently Income tax department already occupies
the 2nd floor of the JLN stadium. Similar Government department are expected to occupy the office sector
with substantial revenue generation.
3.7.6 Commercial offices
To infuse young India, young energy and sports into the DNA of the system, there are also collaborative
offices spaces like ‘We work’ set ups identified for the area. Also sports related media, publication, talent
hunt agencies, Sports events, studios are expected to be set up in the premises.
3.7.7 Residential zone
The residential zone is envisaged as one which is relevant to the activities taking place in the stadium
complex. A combination of Hostels, Service apartments and Hotels makes up the residential zone as
compared to typical housing of the government / private sector.
3.7.8 Hostels
Hostels are already a requirement due to the presence of sports academies, university, training camps and
coaching which takes place round the year. Elite Amateur Sports players in various disciplines could be
accommodated here during the training period. A 500-600 capacity hostel can be planned.
3.7.9 Service Apartments
1 BHK or 2 BHK service apartments could be constructed to accommodate athletes and coaches from
outside the country.
3.7.10 Hotel with convention facilities
The stadium complex is envisaged as a hub of international sports events and also sports training. Apart
from local sports players and the elite athletes already training and staying in sports hostels, we anticipate
sports conferences and conventions taking place here apart from Sports performance and management
training.

Players, coaches, sports officials, sports & fitness enthusiasts from across the country and world are
expected to travel here for recreational, matches and sports medicine, injury, rehabilitation and training
purposes. To accommodate the same, the component of Hotels, Hostels and Service apartments as
components add more to the program than a conventional housing set up. 1, 4 star hotel with 250 keys and
1, 3 star hotel with approximately 200 keys can be proposed.
3.7.11 Support infrastructure
Apart from the allied infrastructure such as parking ECS accommodation, waste and water management,
this section lists out the other support infrastructure for the sports component. To start with the road sections;
the main road leading up to the stadium complex and the parking should cater to the influx of spectators in
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 29
their numbers calculated individually as vehicular and pedestrians. For this the road sections should be in
adherence to the National building codes and the local byelaws, should be appropriately marked with signage
and markings that should be clearly visible in the night and day.
A clear and appropriate designing of the wide pavements meant to cater to the large number of spectators
during the sporting events is a must should be adhered to. A clear division of service lines such as power,
storm water and sewer should be planned as per NBC and the local byelaws with appropriate provisions for
easy maintenance time to time.

Apart from the above, easy access for old and handicapped, benches, dustbins, ticket vending shelters
should be equally and appropriately distributed for a hassle free and smooth operations during any large
sporting event within the stadium complex.

The entire development is interspersed with large tracts of green spaces distinguished as green belts, visual
greens, and recreational greens. The zone is planned with amenities and utilities designed to conform to
internationally accepted standards, integrating latest technology, and addressing environmental concerns to
ensure quality sports facilities and quality of life.

3.8 PROPOSED PRODUCT MIX & MASTER PLAN
The Mandala: The concept plan of the stadium complex development is derived from the symbol of Sri
Chakra or the primordial energy source out of which all creation emanates. A trinity of Gyan Shakti
(Knowledge), Ichcha Shakti (Will) and Kriya Shakti (Action) pertaining to sports , knowledge, education,
sciences, sports academies, sports university, competitions, training, performance management, coaching,
sporting events and excellence in sports is what this complete Mandala intents to complete in the sports life
cycle. The 8 petalled Mandala with its Centre being the source of energy represents the stadium at the Centre
with its 8 hubs created around the stadium supporting & augmenting the energy of Young India energy and
sports excellence.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 30

Figure 15: Design concept: Mandala

Best of the facilities are built around human beings at the core. To generate a sports culture which pulls in a
wider pool of athletes, a wider pool of access as well as relevant activities need to be curated. After all, talent
does not differentiate between classes. To ensure the same, the programme of the non-professional sports
has been designed to bring in people across the strata of the society. It caters to low income group as well
as high income group without differentiating. These hubs create environments which even through
recreational sports keep the spirit of competition and excellence alive.

The Observing how parents of these future athletes in both IG & JLN stadium complexes spend time while
their wards train and practice, it makes sense to in some ways include them in the process as they remain
highly invested. It could be on the lines of skill based certification courses or workshops of short duration run
by National Institute of Sports.
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 31

Figure 16: Available land parcels in JLN stadium


Table 17: Product mix at 40 FAR
Product Mix at 40 FAR
S. No. Programme Built up (Sq.)
Cost
(INR Cr)
1 Existing Infrastructure Sports 67,400 34
2 Commercial (Under the stadium) 29,015 145
3 Professional Sports Facilities + Up gradation 6,591 40
4 Sports Hubs 500 33
5
Sports University with highest sports quota in the
country
51,000
140
6 Utilities and Amenities 4,500 10
Total 1,59,006 401

In the existing FAR byelaws of the MPD 2021, the built up or the programme includes, Adventure sports hub
and sports university apart from the up gradation, utilization and optimization of the existing sports facilities.
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 32
As per TOD norms by Delhi Development Authority, “the overall development mix shall include 30% of
available FAR is mandatory for residential development in every new/redevelopment project within influence
zone.” Based on interactions with officials at SI and NITI Aayog, and in the light of the objectives set for this
project, to develop JLN stadium as a “hub for promotion of sports for all”, the residential development shall
be restricted and SI or the private developer shall seek approval from the competent authority in this regard.
In the case of 400 FAR as per TOD Zone a mix of Sports Adventure hub, University, Academies, Retail,
Commercial offices, Government offices.

Table 18: Product mix at 400 FAR
Product Mix at 400 FAR
S. No Programme Built up (Sq. m) Cost (INR Cr)
1 Existing Infrastructure Sports renovation 63,815 34
2 Professional Sports Facilities + up gradation 6,591 27
3 Sports Hub 500 20
4 Commercial (Under the stadium) 29,015 73
5 Sports University 51,000 109
6 Sports Academies + School + Community use 1,58,921 342
7 Retail/Commercial/Hotel 3,09,842 1,336
8 Government offices
3,09,842 667
9 Semi Government offices
10 Commercial Offices 1,54,921 583

Total 11,00,372 3,221


3.9 REGULATORY COMPLIANC ES
This section highlights the regulatory compliances required for the re-development of JLN stadium. This
includes details regarding the concerned regulatory bodies as well as the critical approvals that need to be
obtained for the successful implementation of the recommended project.

JLNS
South Delhi Municipal Corporation
Delhi Urban Arts Commission
Sports India
Delhi Fire Services
Airport Authority Of India
Delhi Jal Board.
Electricity
Department Of Forest.
Delhi Pollution Control Committee

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 33

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 34

FINANCIAL
ANALYSIS
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 35
4 FINANCIAL ANALYSIS
4.1 PROJECT STRUCTURE
A wide spectrum of models have emerged in development and management of infrastructure facilities which
enable private sector participation through guided risk sharing mechanism in providing efficient level of
services. As per World Bank report on models in PPP, the project structuring vary from short-term simple
management contracts (with or without investment requirements), long-term and very complex BOT form, to
divestiture. These models vary mainly by:
Ownership of capital assets
Responsibilities for investment
Assumption of risk and
Duration of contract

PPPs can help the government fast track infrastructure development and therefore it is imperative to create
favourable policies and guidelines in order to attract private investments for a sustainable development goal.
PPPs can be explored for creating infrastructure through Built – Operate Transfer (BOT) models by
contracting construction companies specializing in building multi-purpose centers and allowing professional
private sector entities to manage and control the existing sports infrastructure with the objective of building
commercial models and converting the same into revenue centers. Higher asset utilization and revenue
generation could in turn incentivize sports infrastructure creation.

Various states in India such as Gujarat and Rajasthan, have delineated the role of PPP in their sports policy
while other states such as Madhya Pradesh have already started development of sports cities via the PPP
mode. The sports policy of Haryana, a leading sporting state, defines in depth the need for development of
sports facilities when developing new commercial/ residential spaces. Keeping in mind the need of
developing places for development and promotion of sports. Such provisions can have a long term impact
on improving the sports culture in every state. Timely planning and development of sports infrastructure
seems to the current problem. PPP as an enabler in sports infrastructure has been further discussed in
Annexure A.6.

4.2 PROJECT DEVELOPMENT CONCEPT

Sustainable Sports Ecosystem – Only Sports, Nothing but Sports

The development concept for this project envisages that
the selected PPP concessionaire shall be given rights
wherein the responsibility of developing and
commercialization of the project facility shall be
undertaken. The overall objective is to provide and
improve the quality of service experienced by users with
potential revenue based developments at JLN stadium.

The project structure envisages participation of private
developer on DBFOT basis where the private operator
would have the flexibility to design, construct additional
sports facility and commercialization of the project
commercial space.
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 36

Figure 17: DBFOT Model

Given the current investment climate in India, the project
structure has been widely used across various
infrastructure sector such as roads, power & transmission
and airports wherein it provides the developer the
opportunity by entering into financing agreements with
lenders and equity investors in the form of support during
the construction and operation phases.

The supporting revenue returns realized from commercial
development shall be well accepted by
developers/Investors. Hence it is recommended to adopt a
similar project structure for JLN stadium. The consultant
further analysed best international practices for evaluating
different project structures followed under PPP to
implement and manage such infrastructure facilities. The
best international practices are covered in Annexure A.7.


4.3 RISK ALLOCATION
Contractual structure are influenced by a number of factors. If the fundamentals of a PPP transaction are
well thought through, particularly in relation to risk allocation, it is possible to finance and execute such
transactions that represent value despite current challenges in funding and execution.

Cost and time overruns will largely be driven by the type of contract used and by the experience and
competency of the contractor. It is important that the contractual structure protects the public sector from the
financial consequence of delays in the delivery of proposed infrastructure. The various risks associated with
the different phases of the project life cycle and the mitigation strategies have been tabulated in table 32
below.
BOX-4: Objectives of the Proposed Model


To upgrade current sports facilities and operate
and maintain the facilities for 30 years as per
specified performance standards.
Further additionally develop additional sporting
facilities and operate and maintain these facilities
for 30 years
Develop, operate and maintain commercial areas
as per applicable laws for [45 (30+15) - 60
(30+30) yrs.].
Sports SI facilities to be regulated by SI but
operated and maintained by private sector
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 37
Table 19: Risk matrix
Risk description Risk mitigation
Project Development Phase
Delay in land acquisition The land parcels identified for commercial development in JLN stadium to be
provided by authority to the concessionaire as per agreed timelines.
Over runs
1. Cost
2. Time

1. Fixed cost contract with contractor with adequate predefined penalties
2. Fixed time contract with adequate pre-defined penalties
The risk lies with the Concessionaire
Delays in project development ► The Project contracts should provide for significant penalties for such delay
► SI may assist the developer in obtaining necessary consents and
clearances from governmental agencies.
Project Construction Phase
Funding risk
► Depending on the project development option, funding risk has to be borne
by the private developer. With SI providing some form of support, this risk
is mitigated to a very large extent.
Project completion risk
► Concession Agreement should address the issues related to
Concessionaire’s default in this case.
► Strict project monitoring by the Authority/Independent Consultant is
required.
► Contracts for mandatory works may be structured as a fixed-price and fixed-
schedule contract, with stiff liquidated damages for non-compliance.
Performance guarantees may also be stipulated.
► Insurance package involving Contractors All Risk, and Third Party Liability
Latent defect risk
► The possibility of loss or damage arising from latent defects in the Facilities
included in the Project Assets is also a big risk.
► Wherever possible, the design and construction of the facilities required for
a Project must be performed or procured by the Concessionaire.
Design risk
The possibility that the Concessionaire’s designs may not achieve the required
output specifications.
► Output specifications to be detailed out in Concession Agreement.
► Design warranty.
► Patent and latent defect liability.
► Consultation with and review by Authority (but review must not lead to input
specifications by Institution).
► Independent Engineer appointment to resolve disputes.
Market, demand or volume risk
The possibility that the demand for commercial services generated by the Project
may be less than projected. Concessionaire needs to do his own due diligence
for the same and the risk will be borne by itself.
Project Operation Phase
Interest rate risk
These are factors affecting the availability and cost of funds. To mitigate this risk,
hedging instruments or fixed rate loans to be used.
Inflation risk
► The possibility that the actual inflation rate will exceed the projected inflation
rate.
► Risk to be borne by the Concessionaire.
Residual value risk
► The risk that the Project Assets at termination or expiry of the Agreement
will not be in the prescribed condition for hand back to the Authority.
► Obligation on Concessionaire to maintain and repair/upgrade the JLN
facilities and such transfer parameters to be specified in the Concession
Agreement.
► Audit towards the end of Project Term.

4.4 KEY STAKEHOLDERS
As mentioned earlier, the proposed project structure clearly defines relationships between key project
stakeholders. The key stakeholders relevant to the project will be:

Sports India: Implementing authority, currently possess the project land
Private sector/developer: to be selected for the project development through competitive bidding
process
Project SPV: company formed for development and commercialization of the project formed by
single entity or consortium (selected private partner)
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 38
For the purpose of this analysis, it is assumed that the selected private partner (and therefore the project
SPV) will act as a main developer, i.e. the SPV will engage in development of the entire facility i.e. sports
facility and commercial establishments. Since a PPP project always entails that the private entity is best
suited to undertake the project; hereafter mentioned are the roles and responsibilities between SI and the
developer.

Table 20: Responsibility matrix
No. Project Components SI Private Developer
1
Provide land ownership details and land free of all
encumbrances
√
2 Definition of the bidding procedure and bidding criteria √
3 Approve the overall design of the facility √
4
Monitor and reporting mechanism for evaluating
performance of concessionaire
√
4 Collection of revenues √
5 Bearing the construction and equipment cost √
6 Operation and maintenance of the entire facility √
7 Payment of Annual Revenue Share to SI √

4.5 METHOD OF FINANCIAL ANALYSIS
The financial analysis has been carried out by most widely used Discounted Cash Flow (DCF) method on
the above proposed project structure for assessing the value for money analysis. DCF is a valuation method
used to estimate the attractiveness of an investment opportunity and used future free cash flow projections
and discounts them. The analysis uses a required annual rate, to arrive at present value estimates. A present
value estimate is then used to evaluate the potential for investment. If the value arrived at through DCF
analysis is higher than the current cost of the investment, the opportunity may be a good one.

Accordingly, financial analysis has been carried out to arrive at range of realizable premium after factoring
in the project cost and other applicable terms of the project. The principle followed in assessing the premium/
amount to be realized to SI is how much selected developer would be required from the project after meeting
all capital and operating expenses including debt service cost and after retaining an equity return of
approximately 18% from the project.

The financial analysis has been undertaken for proposed development plan options of 40 FAR and 400 FAR
as discussed in Section 4: Development options.

4.6 AREA STATEMENT
In order to suggest a suitable product mix, it has been kept in mind that the revenue potential for the
development should be maximum. On the basis of Master Plan for Delhi 2021, the following area statement
has been considered for analysis.

Table 21: Proposed area statement for JLN stadium
Particulars Area (Sq. M)
Site Area 3,87,302
Allowed Ground Coverage @20% 77,460
Consumed Ground coverage 53,417
Remaining utilizable Ground Coverage 24,043
Allowed built up @40 FAR 1,54,921
Consumed built up 92,830
Remaining built up area 62,091
On TOD @400 FAR additional built-up 14,56,378
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 39
Probable loss on built-up area due to TOD influence zone & ASI norms @up to
50%
-
Net available Built-up on TOD (probable) 14,56,378

4.7 KEY COST ASSUMPTIONS
The financial analysis is based on set of assumptions and inputs from our analysis. These set of assumptions
are based on the secondary researches, industry benchmarks and EY’s experience of sector knowledge.
These sets of assumptions & inputs are given below:
4.7.1 Concession period
The concession period considered is 45 years for commercial development and 30 years for stadium’s
operation and maintenance which is inclusive of 24 months of construction period.
4.7.2 Cost inputs
The construction cost has been assumed on the basis of discussion and inputs as per the prevailing market
condition. Annual escalation rate is based on last ten years long term WPI index as published by GOI.

The below table summarizes cost estimates at 40 FAR.

Table 22: Cost inputs at 40 FAR
# Programme Built up (Sq. M) (% age) Cost (Rs. Cr.)
1 Existing Infrastructure Sports 67,400 42 34
2 Commercial (Under the stadium) 29,015 18 145
3 Professional Sports Facilities + Up-gradation 6,591 4 400
4 Sports Hubs 500 0.31 33
5 Sports University 51,000 32 140
6 Utilities & Amenities 4,500 3 10
Total EPC Cost 1,59,006 401
Escalation during construction 5% 20
Contingencies @ 5% of construction cost 5% 21
Consultancy @ 1% of construction cost 1% 4
Preliminary expenses @ 5% of construction cost 5% 9
Interest During Construction 34
Total Project Cost 490

The below table summarizes cost estimates at 400 FAR.

Table 23: Cost inputs at 400 FAR
# Programme Built up (Sq.) (% age) Cost (Rs. Cr.)
1 Existing Infrastructure Sports 67,400 4.27 34
2 Professional Sports Facilities + Up-gradation 6,591 0.42 27
3 Sports Hubs 500 0.31 20
4 Commercial (Under the stadium) 29,015 2 73
5 Sports University 51,000 3 109
6
Sports Academies + School + Community use
(Amenities, Utilities)
1,59,006 10 342
7 Retail/ Commercial/ Hotel 3,09,842 20 1,336
8 Government/ Semi-Government offices 3,18,012 20 684
9 Commercial offices 1,59,002 10 599
Total EPC Cost 15,77,390 3,221
Escalation during construction 5% 161
Contingencies @ 5% of construction cost 5% 169
Consultancy @ 1% of construction cost 1% 34
Preliminary expenses @ 5% of construction cost 5% 72
Interest During Construction 272
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 40
# Programme Built up (Sq.) (% age) Cost (Rs. Cr.)
Total Project Cost 3,929

4.7.3 Project Phasing
The project construction phasing schedule is given below:

Table 24: Project phasing
No. Phasing (in Years) 1 2 3 4 5
1 Phasing of area leased 0% 60% 40% 0% 0%
2 Construction 50% 50% 0% 0% 0%
3 Other areas 60% 40% 0% 0% 0%
4 Phasing of revenue from membership 0% 0% 30% 30% 40%
4.7.4 Financial Cost Assumptions
Major financing assumptions including debt-equity ratio, cost of debt and equity etc. are considered on the
basis of other infrastructure development sectors like roads, ports, railways as well as inputs from financial
institutions such World Bank during consultation for financial appraisal of similar projects.

Table 25: Financial cost assumptions
Terms of Debt
1 Interest Rate (per annum) 10%
2 Principal Moratorium (yrs.) 2
3 Repayment period 10
Equity
1 Cost of Equity 18%
2 Debt to Equity Ratio 65:35
3 Weighted Average Cost of Capital (WACC) 10.5%
Taxation
1 Income Tax Rate 34.90%
2 MAT Rate 21.30%
3 Carry forward of losses (yrs.) 8
4 Carry forward of MAT (yrs.) 15

4.7.5 Operation and Maintenance Cost Assumptions
Considering long term concession period, it has been assumed that developer would be able to enter into
arrangement with end users on long term lease/ sale basis of retail asset class. Therefore Operation &
Maintenance (O&M) expenses have not been considered for the same. Major components of O&M cost
estimates considering first year of operations are illustrated in the table below:

Table 26: Operation and maintenance cost assumptions
9

No. Assumptions Remarks
1 O&M for stadium operations
1
INR 15 Crore
2 Marketing and brokerage 5% of commercial lease revenue
3 Fixed O&M expenses for sports club and commercial 10% of capex on sport club and commercial)
4 Variable and general expenses 5% of Total revenue

O&M for stadium operations
No. Heads Cost (INR Cr.)
1 Civil Maintenance 0.1
2 Electrical Maintenance 0.6
3 Horticulture Maintenance 0.2
4 security 0.33
5 House Keeping 1.2
6 Electricity charges 0.51

9
Information from Sports India and EY Analysis
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 41
No. Heads Cost (INR Cr.)
Total 1.50

4.8 REVENUE ASSUMPTIONS
The proposed development options involves exploring various opportunities which complement in the
revenue generation. Such development formats may include commercial, office space, retail space, hotels
and residential including service apartments.

Table 27: Revenue Assumptions
10

No. Parameter Unit Value
Revenue form clubhouse
1 Lifetime Member Capacity # 5,000
2 Lifetime Membership Fee INR 6,00,000
Revenue from Lifetime Membership
3 Annual Member Capacity # 1,000
4 Monthly Membership fees INR 18000
Revenue from commercial space leasing
5 BUA for commercial block Sq. ft. 1,61,82,436
6 Average Lease rate INR/Sq.ft./month 300
7 Average occupancy in 1
st
year % 40
8 Annual increase in occupancy % 5
Revenue from Nonsporting events
9 No. of event days available with operator # 45
10 No. of non-sporting event days # 45
11 Avg. Facility rent charges INR per day 10,00,000
Revenue from Sporting events
12 No. of event days available with operator # 30
13 No. of sporting event days # 30
14 Avg. Facility rent charges INR per day 2,50,000
15 Swimming pool: number of monthly walk-ins Nos. min 100
16 Average monthly swimming charge INR per month per user 2500
17 Tennis no. of daily walk-ins # 25
18 Tennis fees INR per day 200
19
Other facilities(hockey, TT, Badminton etc.) walk-ins per
month
#
100
20 Other facility charges INR per month per user 100
21 Fitness centre walk-in per month # 200
22 Fitness Centre charges INR per month per user 2,000
23 Coaching footfall # 100
24 Coaching Charges INR per month per user 500
Revenue from parking
25 Parking bays # 600
26 Parking charges INR per day 60
27 Average occupancy in 1
st
year % 45
In-stadium lease
28 Area leased Sq. ft. 80,000
29 Price per sq ft INR 413


4.8.1 Project Revenues
Snapshot of the project revenues for development at 40 and 400 FAR is elucidated in table below:


10
EY Analysis
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 42

Figure 18: Revenue snapshot @ 40 FAR vs 400 FAR

4.8.2 Financing Structure
Table 28: Financing structure Assumptions
Particulars Units Value
Debt % 65.0 %
Equity % 35.0 %
Interest Rate % 10.0 %
Ke – cost of equity % 18.0 %
Loan Repayment Period Years 10
Moratorium Years 2
Loan Repayment Start Date 01-Apr-23
Loan Repayment End date 31-Mar-33
Weighted average cost of capital % 10.5%

4.8.3 Depreciation and Tax Rates
For the purpose of building the financial model we have assumed the tax and depreciation rates as provided
in the Income Tax Act and the Companies Act 2013.

4.8.4 Outputs
Key financial indicators have been summarized in the table below:

Table 29: Key financial indicators
Particulars Unit
@40 FAR @400 FAR
Value Value
Total project cost INR Cr 490 3,929
Annual revenues (stabilized operations) INR Cr 305.5 2,878
Equity IRR % 18% 18%
Annual concession fee
(escalated by 5% year-on-year)
INR crore 100 750
Revenue share – bidding parameter
% of total revenues (from sports
and non-sports/ commercial)
26% 34%
Concession period
c. For stadium
d. For commercial
years

c. 30 years
d. 45 years
0
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
45,000
50,000
Revenues in INR Cr
Total Revenues @ 40 FAR
Total Revenues @ 400 FAR
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 43
4.9 CONCLUSION
Jawaharlal Nehru Stadium is developed over a land parcel of 100 acres with a seating capacity of ~60,000.
SI has sought guidance from NITI Ayog to assess development activity at JLN Stadium with an objective to
improve and upgrade existing sports infrastructure to world class standards and to assess the potential of
developing other sports, allied and supporting commercial activities at the stadium on Public Private
Partnership (PPP) basis.

Based on preliminary assessment of the existing facilities at JLN Stadium and proposed objective for overall
development of the stadium, two options were evaluated for undertaking financial viability:

40 FAR as per Master Plan Delhi – 2021
400 FAR as per Transit Oriented Development (TOD) policy

Based on the above conceptual development options for 40 and 400 FAR, financial analysis was carried out
by the consultant providing following results:
the total area available in case of 40 and 400 FAR is ~62,000 sq.m, and ~15 lakh sq.m respectively
the total project cost is INR ~ 490 Cr for 40 FAR and INR ~ 3929 Cr for 400 FAR
annual concessions fees is 100 Cr for 40 FAR and 740 Cr for 400 FAR when escalated by 5% year-
on-year
the revenue share for 40 and 400 FAR is 26% and 34% respectively

The total base cost as per current prices is estimated to be INR 268 crores (in vase of 40 FAR as per MPD-
2021) and INR 3,213 crores (in case of 400 FAR as per TOD policy) which includes cost towards
renovation/refurbishment/relocation of existing sports infrastructure, sports university, sports academies,
hotels and development of area for commercial exploitation. Such commercial area shall be restricted to
sports related activities only and may include, sports shops, retails units, virtual gaming, adventure zones or
any other allied activities.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 44




ANNEXURES
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 45
ANNEXURE A1 – INSTITUTIONAL FRAMEWORK OF SI
Sports ecosystem in India comprises of four types of stakeholders (government bodies, private entities,
autonomous bodies, public private partnerships) across eight major segments. These stakeholders form the
basis of sports industry in India and are involved in various activities spread over from governance of events
of sports activities. Major stakeholders are:

Ministry of Youth Affairs of Sports (MYAS) - The Ministry of Youth Affairs and Sports acts as the
apex government body for sports in India. It is primarily responsible for formulation of sports
development programmes, development of sports infrastructure in the country.

Sports India (SI) – SI is responsible to implement the objectives laid out by the MYAS. It releases
funds sanctioned by MYAS to NSFs and manage sports training and institution centers.

Indian Olympic Association (IOA) – it is the representative of International Olympic Association. It
is an autonomous body that enforces the Olympic charter over NSFs of Olympic Sports. It also
organizes the National game sand liaises with Government for financial assistance.

National Sports Federations (NSFs) – these are autonomous bodies responsible for promoting
their respective sports and organizing tournaments. These organizations are assisted by state and
district sports associations to meet the required goals and objectives. NSFs play at pivotal role in
developing a sport with their close association with base level authorities that promotes a sports right
from school and village levels up to the national level. The below figure illustrates sports ecosystem
along with roles and responsibilities of stakeholders.


Figure 19: Sports ecosystem of India

In order to promote sports centric activities in India, the GoI has undertaken key initiatives for use by public.
The below table illustrates schemes currently being undertaken by SI to promote sports in India.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 46
Scheme Objective
Age
Group
No. of center
NSTC
To scout sports talent by adopting schools
having good sports infrastructure and record
of sports performances
8 – 14
24 adopted schools and 32
Akhara with 1,060 trainees
(805 boys, 255 girls)
STC
To establish SI training centers at the state
level; support state governments providing
training infrastructure with SI sponsored
boarding, lodging, scientific training and
equipment support
12 – 18
56 centers, 5,394 trainees
(3,807 boys, 1,587 girls)
SAG
To build SI sponsored sports infrastructure
for training
12 – 18
19 centers, 1,676 trainees
(961 boys, 715 girls)
ABSC
Collaboration with Indian Army to leverage
sports infrastructure
8 – 16
18 center, 1,049 trainees (all
boys)
Extension Centers
of STC/ SAG
Schemes
Develop schools and colleges having
adequate infrastructure
12 – 18
70 centers, 1183 trainees (775
boys, 408 girls)
Center of
Excellence (COE)
Providing advanced training to elite athletes 12 – 25
15 centers, 556 trainees (288
boys, 268 girls)
Come and Play
Scheme
Optimize utilization of SI sports facilities,
scout talent and provide training under SI
coaches
8 – 17 53 centers, 18,195 trainees


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 47
ANNEXURE A2 – STAKEHOLDER INTERACT ION
Key findings of the survey at Jawaharlal Nehru stadium is illustrated in the following section.

1. User frequency
Most of the users present during the survey were registered users
under the come and play scheme, who seek training for specific
sports. On account of summer holidays the number of come and play
users present at the stadium was estimated to be over 600 during
the evening hours. The above figure depicts the user frequency at
JLNS. Most of the users of the sports facility come daily. The second
highest category is of the users who come once a week.




2. Gender and age profile
The Figure depicts the gender profile at JLNSS.
Due to higher male population and patriarchal view
of our society the percentage of females
participating in sport activities is low. The major
proportion of the user group fall in the age category
of “up to 20 years”. People in this category are mix
of come and play users and elite athletes.

3. Mode of transport

Majority of the people use public transport (80%) to reach JLNSS
primarily on account of dedicated bus and metro stations located
in the vicinity have played an important role in facilitating public
transport at JLNSS.


4. Experience of Infrastructure
The analysis depicts the experience of current infrastructure at
JLNS. Since all the infrastructure was revamped during Common
Wealth games 2010, fair amount of the users think the current
facility is good in terms of infrastructure.















Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 48
5. Interest in additional facilities
In order to gauge current user’s interest of using facilities
other than what they use daily, we sought their opinion on
development of additional facilities like 24x7 gyms and
swimming pool etc. on come and use basis. Most of the
users were interested in using these additional facilities.



6. Factors determining choice of stadium
Majority of the users choose JLNS for the expertise of the
coaches. All the coaches at JLNS are affiliated to SI,
hence they bring the best coaching techniques to the
table. About one fourth of the users choose JLNS for its
affordable prices and the facilities that JLNS has to offer.





7. Experience with coaches
Almost all the users at JLNS agree that the coaches are
experienced and they have a fruitful experience while
being coached.







8. Willingness to pay
When asked about the increment in tariff of the facilities
majority of the users were comfortable in an increase less
than 5%. This points to fact that many users currently
coming to JLNS are price sensitive. While some of the
users were not concerned by the tariff increase, they would
still continue to use the facilities offered by JLNS.






Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 49
ANNEXURE A3 – COMPETITIVE SPORTS FACILITY
SIRI FORT SPORTS COMPLEX
The complex was developed for the 1982 Asian Games,
next to the Asian Games village by the Delhi
Development Authority (DDA), which is also currently
managing the facility. With its strategic location in the
heart of South Delhi and it is well equipped facilities in 27
sporting disciplines, the complex is recognized for its
sheer aesthetic value.

Facilities available: Tennis, Badminton, Table tennis,
Basketball, Squash, Cricket, Football, Hockey,
Swimming, Taekwondo, Shooting, Skating, Krav Maga,
Billiards/Snooker, Aerobics, Dance, Western Dance,
Yoga, Fitness Centre/Multi-gym, Jogging Track, Reiki,
Naturopathy Centre, Pro shop, Snack Bar, Pitch and Putt Course, children’s Park, Multipurpose stadium.
Uses: The stadium is mainly abode to pay and play users, but apart from that it also hosts badminton and
squash games. It hosted 2014 Thomas and Uber cup for Badminton.

Saket Sports Complex
The Saket Sports Complex was developed by the DDA in 1990. It is spread over 18.5 acres in the area
between varying land use pattern.

Facilities Available: Aerobics, Badminton, Billiards/Snooker, Children’s park, Cricket, Dance, Fitness
Centre/Multi-Gym, Football, Jogging Track , Skating, Snack Bar, Squash, Swimming, Table Tennis,
taekwondo, Tennis, Western Dance, Yoga.

THYAGRAJ SPORTS COMPLEX
Thyagraj sports complex was reconstructed especially for
CWG 2010 Netball competition. Constructed over an area
of 16.5 acres, the stadium has a seating capacity of 5,883
persons. It is developed as India’s first-ever model Green
Venue and is owned by the Government of National
Capital Territory of Delhi.

Sports Facilities: Football, Badminton, Basketball, Table
Tennis, Netball.

Uses: The Thyagraj Sports Complex hosted the netball
event of the Commonwealth Games, Delhi 2010. The
netball contests were held between 4th and 14th October 2010. At present, the education department of the
Govt. of Delhi & NCT is located in the complex. Other events such as the 4th Comic Con India, an annual
event, was held here in February 2014. The Pro Kabaddi League was also hosted here in 2014. For Dabangg
Delhi, the team from Delhi in the Kabaddi League, Thyagraj stadium was the home ground.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 50
ANNEXURE A4 – RETAIL MARKET IN VICINITY
KHAN MARKET
Nestled in one of the most affluent and expensive residential
neighborhoods of Delhi, Khan Market is a small yet highly
sought after retail destination in Delhi. Surrounded by
Aurangzeb Road, Prithviraj Road, Amrita Shergill Marg, Golf
Links, Jor Bagh, the government housing accommodation in
Lodhi Road, bureaucrats’ houses and the diplomatic areas
of Chanakyapuri, Khan Market is a major attraction of niche
footfalls of premium shoppers as also young, urbane
couples and families from the neighboring residential areas.
It has a U-shaped matrix, which allows shoppers to move
from the outer side to its middle and inner lanes and explore its various retailer offerings. From small local
stores, the market over the past one and a half decade has now emerged into a more vibrant hub as its
address and surroundings have contributed to its upgrade and re-invention.
MEHERCHAND MARKET
This market is located on Lodhi road, just behind Indian
Habitat Centre, the Market is divided into 2 parts by a four
way road running through it. Originally this market consisted
of grocery shops, vegetable vendors, tailor shops, barber
shops and other such utility shops to serve the local area
residents in and around Lodhi Road. The growth &
transformation of Meherchand Market is directly related to
the transformation of Lodhi Road. With time, Lodhi Road
became the residence of bureaucrats, artists and political
heavyweights. Also a number of international and national
organizations came to have their offices at India Habitat
Centre and Lodhi Estate. The nearby Khan Market became
the most sought after shopping hangout in Delhi and rental prices increased exorbitantly on account of which
several business which could not afford to pay up rent in Khan Market slowly started moving to Meherchand
Market. Presently this market boasts of high end designer stores, lifestyle & furniture stores, restaurants,
grocery shops and three temples.
ANSAL PLAZA
Ansal Plaza is a shopping mall located at Andrews Ganj on
Khel Gaon Marg in south Delhi, the mall also consists of an
amphitheater enclaved within the circular shaped plaza.
Ansal plaza mostly caters to restaurants and retail stores.
Decathlon is a major attraction at Ansal Plaza.





Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 51
DEFENCE COLONY
Defence colony is an affluent locality located in central South Delhi.
Defence colony market is home to around twenty restaurants and
coffee shops besides high-end shops. A few exclusive boutiques for
Indo Western attire were all that were found in this rather quiet
market. Now it is a high street luxury shopping center. Premium
designers such as Rohit Bal, Rohit Gandhi etc. have their outlets in
this market. This market is also well known for its range of
restaurants catering to different cuisines.

SOUTH EXTENSION
South Extension is a shopping area located in South Delhi. By virtue
of it being located right on the Ring Road – the main arterial road
running around Delhi, it enjoys excellent connectivity and easy
accessibility. Further, its proximity to upscale residential areas such
as South Extension, Defence Colony, Green Park, Hauz Khas and
Greater Kailash make it one of the most sought-after shopping
streets in this part of town. It houses large jewelry showrooms,
flagship apparel stores, restaurants, home and fashion accessories,
cafes and pubs, which offer a varied and complete shopping
experience.
LAJPAT NAGAR
Lajpat Nagar Central Market is situated near Ashram Chowk in
South Delhi. It is located close to the Sriniwaspuri flyover and
Moolchand flyover. This market houses a blend of branded
showrooms, exclusive garment shops as well as roadside kiosks.
One can find everything in this market place ranging from clothes,
accessories, footwear, bags and other products whereas the Road
side kiosks retail affordable garments and items. This market place
is also fringed with a number of International Standard Restaurants
and Indian Restaurants that serve a variety of delectable continental
and Indian Cuisines.
JOR BAGH
Jor Bagh market is located close to Lodhi road post office and is
also within walking distance from Jor Bagh metro station. The
market houses a blend of regular shops such as convenience
stores, grocery shops and high end retail stores in terms of clothes,
accessories and electronics. This market is mostly frequented by
the nearby residents of INA, AIIMS and Jor Bagh. The market also
consists of banks and a bookstore.



Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 52
HAUZ KHAS VILLAGE
Hauz Khas village is located close to Green Park and Safdarjung
Development Area. This market houses trendy designer
buildings, home décor & furnishing outlets as well as fashion
boutiques. Along with these retail outlets, this Village also offers
a grand view of the 13th Century Monuments situated along an
ancient water body also known as the Hauz-i-Shamsi. Hauz
Khas village is also home to numerous outlets that retail a variety
of antiques, arts and crafts, consumer durable goods,
fashionable garments, furniture, shoes, accessories and even
multi cuisine food joints.

INDIA HABITAT CENTER
The India Habitat Centre is a multipurpose building in New Delhi,
India. Mixing work, commercial and social spaces, the Indian
Habitat Centre is one of India’s most comprehensive convention
centers. Indian Habitat Center has also leased out office spaces
to many companies.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 53
ANNEXURE A5 – TRANSIT ORIENTED DEVELOPMENT
As per the National Transit oriented development policy, TOD needs to integrate land use and transport
planning and aims to develop planned sustainable urban growth centres, having walk able and liveable
communes with high density mixed land-use. Citizens have access to open green and public spaces and at
the same time transit facilities are efficiently utilized.

It focuses on creation of high density mixed land use development in the influence zone of transit stations,
i.e. within the walking distance of (500-800 m) transit station or along the corridor in case the station spacing
is about 1km and advocates pedestrian trips to access various facilities such as shopping, entertainment
and work.

It also increases the accessibility of the transit stations by creating pedestrian and Non-Motorized Transport
(NMT) friendly infrastructure that benefits large number of people, thereby increasing the ridership of the
transit facility and improving the economic and financial viability of the system. Since the transit corridor has
mixed land-use, where the transit stations are either origin (housing) or destination (work), the corridor
experiencing peak hour traffic in both directions would optimize the use of the transit system
i) About 500 m. wide belt on both sides of Centre
line of the existing and planned/approved MRTS
Corridors is designated as Influence Zone which
has been identified in the respective Zonal
Development Plans, along with stations. The
same will be updated by DDA from time to time.
ii) Entire approved plan of a TOD integrated
scheme will be included in the zone if more that
50% of the plan area falls inside the influence
zone. The TOD integrated scheme to be
submitted by DE will be of the area under his
ownership/ entitlement and not of the adjoining
area

55%30%
5%
10%
Indicative Mix of Use within TOD
Flexible Mix Residential Use
Commercial useCommunity use
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 54


TOD IN THE CONTEXT OF DELHI
Delhi’s recent investments in Public Transport Systems which include a world class Metro System and a
planned BRT Network, Delhi has been unable to deliver efficient, comfortable and affordable mobility options
to its citizens. The current lack of connectivity, subsidized parking options as well as a lack of safety for
walkers, cyclists and women in the city has resulted in ever increasing number of private vehicles in the city.
Total vehicular emissions contribute to 70% of the air pollution in Delhi multiple respiratory ailments and
deaths. The objective of TOD is to restructure and redefine how a city works, lives and finds means of
recreation.

TOD Zones of Influence
Zone 1 : Intense Zone Zone 2: Standard TOD Zone Zone 3: TOD Transition Zone
300 M influence zone of all
MRTS Stations
800m* (10-min walking)
influence zone of all MRTS
Stations.
•2000m** (10-minute cycling distance)
influence zone of all MRTS Stations.
• 300 M influence zone of BRT corridors.
• 800m* (10-min walking)
influence zone of Regional
Interchange Station (i.e. Rail
-MRTS, or two MRTS lines.)
• Zones within Intense or Standard TOD
Zones which are not permitted for
redevelopment but need enhancements
in public realm and network
connectivity.


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 55
TOD ZONE OF INFLUENCE
The development in TOD is categorized under 3 Zones namely intense, standard and transition zones within
300 M, 800 M and 2000 Meter radius from the Metro Stations



case of JLN stadium, Jangpura stadium open to the East Gate of the stadium and more than 50 % of the
area falls under the 500 Meter radius from the Metro station. From the JLN Metro station on the same Violet
line, the Zone of influence covers more than 50 % of the complex area under the 800 Meter radius zone.
Since there are no protected monuments amongst the 52 A.S.I enlisted monuments in the vicinity of the
stadium complex, full utilization of TOD norms should be applicable to JLN Stadium Complex. The TOD
policy in Delhi is under review presently and is presently being scrutinized on project basis as well.



Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 56
BENCHMARKING AND ANALYZING BEST PRACTICE
Sports stadiums and infrastructure remains the pride of the nation and become the much needed symbol of
constructive young India. These stadiums not only provide match playing venues but also becomes centers
of training and excellence in sports. Already with the training programme and come and play schemes, most
of the Sports India Stadiums extensively support sports in the country. Being the kind of large infrastructure
needed to host international events, maintaining these stadiums/ venues after the events are over or in
between events remains a challenge across the world. We have studied best practices in stadiums Vis-a –
Vis Olympic & world cup requirements to host a match. For Olympic venues, Athletics and football stadiums
have been studied. World cup venues for football, the redevelopment plans after the events, the viability
plans for maintaining sports with an added product mix and stadiums fallen to disrepair & disuse due to lack
of foresight across many venues have all been studied to understand the life cycle of a stadium, the
international match holding capability and the much needed sustainability of the project via supporting
functions.

The existing stadiums in Delhi NCR have also been studied with their facilities to understand in case of a
major international sports event, how JLN stadium could be placed.

A list of major sports international events which could be held in the stadium have also been identified along
with their requirements.

In case of 400 FAR, the areas under the stands which have been identified for sports retail can also be
completely left vacant for international matches and set up as the built up area available is sufficient to
accommodate the component of retail and sports related commercial.
Major sports disciplines and facilities have been identified which can be upgraded to bring sports training
courts like the Basketball, badminton, Table Tennis, Handball etc. can be played under international match
playing conditions.

Table below is a snapshot of the stadiums in Delhi-NCR and their capacities.
Stadiums in National Capital Region
S. No Name Location Capacity Owner Discipline Event
1
Jawaharlal
Nehru Sports
Complex
Delhi 60,000 SAI
Athletics/ Football/
Weightlifting.
Common Wealth games
2
Indira Gandhi
Sports
Complex
Delhi 14,348 SAI
Cycling, gymnastics,
Wrestling.
Common Wealth games
3
Thyagraj
Sports
Complex
Delhi 4,494
Govt of
NCT
Netball Common Wealth games
4
Talkatora
Sports
Complex
Delhi 3,035 NDMC Boxing Common Wealth games
5
R.K. Khanna
Tennis
Stadium
Delhi 5,015 DLTA Tennis
Common Wealth games,
Fed Cup, Davis cup,
Indian open
6
Ambedkar
Stadium
Delhi 35,000 MCD Football
Nehru Cup, FIFA World
cup Qualifier
7
Netaji
Subhash
Sports
Complex
Delhi DDA
Tennis, Badminton,
Table Tennis,
Billiards / Snooker /
Pool, Basket Ball,
Cricket, Football,
Squash
Training
8
Shivaji
Stadium
Delhi 7,000 NDMC Hockey
Common Wealth games
Practice venue
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 57
Stadiums in National Capital Region
S. No Name Location Capacity Owner Discipline Event
9
Nawab Mansur
Ali Khan
Pataudi Sports
Complex
Delhi
Jamia
University
Badminton/
Basketball/ Table
Tennis
Training
10
Yamuna
Sports
Complex
Delhi 4,297 DDA
Archery, Table
Tennis
Common Wealth games
11
Jawaharlal
Nehru
University
Stadium
Delhi 2,500 JNU
Cricket, Football,
Hockey
Training
12
Karnail Singh
Stadium
Delhi 5,000 Railways
Athletics/ Football/
Cricket/ Hockey/
Badminton.
National Kabaddi
Championship, National
Weightlifting
Championship, Women’s
Cricket world cup, ODI
cricket match
13
Siri Fort
Swimming
Pool
Delhi

DDA Swimming' Training
14
CWG Village
Sports
Complex
Delhi DDA
Aerobics/ Badminton/
Billiards / Snooker/
Football/ Swimming/
Table Tennis/
Taekwondo/ Yoga
Commonwealth Games
Training Centre
15
Surjit Singh
Badminton
Academy
Delhi 200 Badminton Training
16
Siri Fort Sports
Complex
Delhi 5,000 DDA Squash, Badminton
Common Wealth games,
Thomas cup
17
Central
Reserve Police
Force (CRPF)
Shooting
Range
Khardarpur 345 CRPF Shooting Common Wealth games
18
Dr. S.P.
Mukherjee
Swimming
Stadium
Delhi 5,178 SAI
Swimming, Diving,
Water polo
Common Wealth games
19
Dr. Karni
Singh
Shooting
Range
Delhi 2,000 SAI Shooting Common Wealth games
20
Major Dhyan
Chand
National
Stadium
Delhi 19,118 SAI Hockey Common Wealth games
21
Delhi
University
Stadium
Delhi 10,132 Rugby Seven Common Wealth games

Table below is a description of international best practices in terms of sports viability.
Brief List of Sports Cities & sports supporting infrastructure
Sr. No. Name and
Location
Sports Infrastructure Sports/ Non-Sports/ Real Estate Components
Sports Components Capacity
1 Singapore
Sports Hub
National Stadium 55,000 Sports Retail
Sports Museum Indoor Aquatic Centre 6,000
Multipurpose Arena 3,000
Water Sports Centre Temporary
Seating
Indoor Stadium 12,000
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 58
2 Dubai Sports
City
Multipurpose Sports
Stadiums (Cricket,
Athletics, Football)
60,000 Residential
18Hole Golf Course Malls/Retail
Offices
Clubs
Retail
Commercial Office Towers
Schools
Other Public Amenities and Utilities
Cricket Stadium 25,000
Indoor Arena 10,000
Hockey Stadium 5,000
Sports Academies
and Excellence
centres
-
Sports Clinic -
3 Tunis Sports
City
Football/Athletic
Stadium
10,000 Residential
Hotel
Spa
Clubs
Retail
Commercial Office Towers
Schools
Other Public Amenities and Utilities
Aquatic Stadium 4,000
Indoor Stadium 5,000
18 Hole Golf Course -
Sports Academies -
Sports Clinic -
4 Barra Olympic
Park, Rio
Carioca Arena 1
(basketball,
wheelchair basketball
and wheelchair rugby)
16,000 After the conclusion of the games, the site
was intended to be repurposed to become
the Olympic Training Centre, a sports
training facility operated by the Brazilian
Ministry of Sports however due to poor
foresight and planning the site now remains
unused and in a state of disrepair.

The open tennis courts have recently been
opened to the public and is making steps in
making the park more accessible to the
public.
Carioca Arena 2
(wrestling, judo and
boccia)
10,000
Carioca Arena 3
(fencing, taekwondo,
Paralympic judo and
Paralympic fencing)
10,000
Future Arena
(handball and
goalball)
12,000
Maria Lenk Aquatics
Center (diving,
synchronised
swimming, water
polo)
5,000
Olympic Aquatics
Stadium (swimming,
water polo play-offs
and Paralympic
swimming)
15,000
Olympic Tennis
Centre (tennis,
wheelchair tennis and
football 5-a-side)
10,000
Rio Olympic Arena
(gymnastics and
wheelchair basketball)
12,000
Rio Olympic
Velodrome (track
cycling)
5,000
5 Queen
Elizabeth
Olympic Park,
London
Olympic Stadium, 80,000 The Olympic Stadium has been transformed
in to the London Stadium and is currently
being used by West Ham Football Club and
as such is a profitable venture.
Olympicopolis: A 75,000-sq.m residential
development.
Creation of a new design school for
University College London.
A campus for the London College of
Fashion.
Smithsonian museums
A 600-seat theatre for Sadler's Wells
London Aquatics
Centre
17,500
Lee Valley VeloPark 6,000
The Copper Box 7,500
Basketball Arena 12,000
The O2 Arena (North
Greenwich Arena)
20,000
The Ricoh Arena (City
of Coventry Stadium)
32,600
Elton manor 10,500
Riverbank Arena 16,000
Water Polo Arena 5,000
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 59
6 Wembley Park Wembley Stadium 90,000 4,000 new high quality homes of
different sizes for a mix of tenures
A new 7-acre park,1.5m sq. ft. of
commercial space, including new
offices and high street shopping
Hotels, Student accommodation
Primary school and nursery
Meeting places ,3,400 public car
parking spaces
7 Olympic
Green, Beijing
Beijing National
Stadium
91,000 Pop concert venue
Public pool
Soccer
Luxury apartments
Retail
Beijing National
Indoor Stadium
19,000
Beijing National
Aquatic Center
17,000
Olympic Green
Tennis Center
32,400
Olympic Green
Archery Field
5,000
Olympic Green
Convention Center
5,695
Olympic Green
Hockey Field
17,000
Sr. No. Name and
Location
Sports Infrastructure Sports/ Non-Sports/ Real Estate Components
Sports Components Capacity
8 Khalifa
International
Stadium
Khalifa International
Stadium
40,000 High end Malls
Hotels
Aquatics centre
Indoor hall
9 Al Wakhra
Sports
Complex
Al Wakhra Stadium 40,000 Restaurants
Offices
Retail
High End housing
Aquatic Centre
Multipurpose hall
10 Optus
Stadium
Complex,
Perth
Optus Stadium 70,000 The stadium is serviced by over 50 food
and beverage outlets.
Premium facilities available on event and
non-event days for conferences, functions
and meetings.
11 Amsterdam
Area
Complex,
Amsterdam
Amsterdam Arena 54,033 IMAX Multiplex
Nightclubs
Sports Retail (Decathlon, etc.)
Kiosks
15+ Eateries, Fine dine restaurants, Pubs,
etc.
Malls
Hotels
Functions both as a stadium and
entertainment venue.
12 Old Trafford Old Trafford Football
Ground
75,000 Stadium Tours
Pubs/Bars
Sports Retail(Manchester United
Megastore, Adidas)
Kiosks(Temporary)
15+ Eateries, Fine dine restaurants, Pubs,
etc.
Conference Halls
Exhibition Pavilions
Banquets Halls
Functions both as a stadium and
entertainment venue.
13 Athens
Olympic
Spyros Louis Athens
Olympic Stadium
72,000 Home pitch for AEK F.C., Greek national football
team
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 60
Sports
Complex
Nikos Galis Olympic
Indoor Hall
19,250 Home court for Panathinaikos B.C., Greek
National Basketball Team
Athens Olympic
Aquatic Centre
11,500 Large areas of the site remains in a state of ruin
and disregard however a there are plans to
develop this plot with Homes, Malls, Hotels and
Parks.
Athens Olympic
Tennis Centre (The
Main Court)
8,600
Athens Olympic
Velodrome
5,250

SPORTS ACADEMIES & SPORTS UNIVERSITY
Studying some of the top sports Academies and Sports Universities across the world, a career in Sports
Journalism, coaching, sports medicine, sports Sciences, Research in the same field, nutrition, bio
mechanics, performance analysis etc. lacks in the country on a holistic level. Also to be included in the
University curriculum is a basic graduation/post-graduation course with highest applicable sports Quota in
the country.

A compilation of top sports courses and Universities across the world and India is compiled below. Such a
program not just brings in revenues but also provides the much needed base resource for training coaches,
indigenous research, performance management, nutrition rehabilitation etc. both as career options in sports
as well as trained skillset in the sports sector of India.


Loughborough University
School of sports , Science and Health Science
Courses Description
Bachelors
sports, exercise and health sciences
sport coaching and physical education
sports management
Foundation courses
for athletes sport science, statistical mathematics, applicable mathematics, geography,
chemistry, Psychology with sociology, materials with engineering science, biology, business
Master Courses
Exercise As Medicine
Exercise Physiology
Sports And Exercise Psychology
Musculoskeletal Sport Science And Health
Sport Biomechanics
Sport And Exercise Nutrition
Sports Management
Research
Dietary modification of gut function and role in human metabolic disease
Extreme heat policies in sport
Impart performance of sports balls
Mechanics of advanced materials
Sport events and health promotion
Understanding links between coach leadership and coach athlete relationship
Stunning, short stature and cardiovascular health
Mechanics of biochemical
Motivation and health behaviours
School of Sports Business
Masters
Sport business
Sport business and leadership
Sport digital and media technology
Sport business and innovation
Sport marketing
Deutsche Sportochshule Koln (German sport university, cologne)
Courses
Bachelors sports management and communication
6 months
sports journalism
sport and health in prevention and therapy
physical education
sport, adventure and expressive movement
sport and performance
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 61
Masters sport, media and communication
4 semester
Rehabilitation , prevention and health management
international sport development and politics
M.Sc.
sport and movement Gerontology
Exercise science and coaching
Sport tourism and recreation management
Sport management
Human technology in sport and medicine
Psychology in sport and exercise
M.Ed. Physical education
PhD
Exercise science and coaching
Natural science
Social science
Chicago Sport Institute
Area: 14,000 sq. feet
30 yard indoor track for conditioning, strength, agility and speed training
Performance training, sports medicine and integrative health centre
Programs
Satellite Coaching Program
12 week program
Satellite personal training is perfect for accountable and highly motivated long distance
clients that are serious about reaching their performance and transformation goals.
Fat Loss Transformation Program
12 week program Training, nutritional plan, supplement plan, conditioning,
Athletic development
Program
Training, nutritional plan, supplement plan, sport specific conditioning,


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 62
ANNEXURE A6 – PPP AS AN ENABLER IN SPORTS
INFRASTRUCTURE
SPORTS INFRASTRUCTURE CREATION
While evaluating proposal for redevelopment, improvement or expansion of any existing sports facility
through PPP, it is imperative to understand the dynamic stakeholders involved and define a vision for
undertaking such development. The process of proposing even small changes in the operations of any
existing sports structure shall be backed up by defined purpose and need of such change. Moving forward
promoting sports does not essentially mean developing more infrastructure, such vision would result in
adding up of inventories of sports stadiums. Without analyzing the requirement and identifying the users for
such infrastructure facilities, the problem of sufficient utilization for existing purposes shall remain
unanswered. Therefore, the concept of development of sports facility should enable the objective of
determining the operational efficiency of current facilities and upgrading the existing stadiums with advanced
and sustainable solutions.

Establishing a vision for redevelopment of any existing sports infrastructure shall typically address three key
questions.

WHAT DO WE WANT?
This question deals with understanding the preliminary thoughts and ideas that lead to emergence of this
project concept. The thoughts at this stage are more focused towards building a “dream project” and
analyzing the international best practices to be brought into the current scenario. The stage brings in an
idealistic scenario which possible options. However it is important to study the operative environment by
adding realistic approach to the thought process, which leads us to our next question.

WHAT DO WE NEED?
It is important to align our thought process of an “ideal stadium” with the current environment in which the
stadium operates. Development of a stadium or expanding the scope of an existing facility is related to many
factors like regulatory policies, political stability, market dynamics, usage patterns and many others. Thinking
of creating infrastructure in isolation or skipping any such factor may lead to ambiguity in successful results.

WHAT CAN WE AFFORD?
The final question relates to the extent we would want to explore the possible options. Every project faces
multiple constraints while structuring the options. These constraints could be financial, political, fundamental,
operational etc. in nature. Analysis of all the options considered at stage I, while creating our idea of an ideal
scenario should now be restricted to realistic and attainable options.

Addressing these questions will help us formularize a vision for this project and form a pragmatic approach
towards structuring of this report. The objective of this feasibility study is to outline the potential options for
increasing the utilization of this expansive and world-class infrastructure on a PPP mode. Methodology
proposed involves a combination of options including providing more facilities to the existing user groups
and/or targeting potential user groups for this facility.

Another purpose of entering into a PPP to maximizing both sustainable revenue, and ensuring access to
citizens at large. However. It is a predetermined condition for any options, to ensure that training and
coaching for sportspersons with potential to contend for medals at all levels shall continue unhindered. The
prime motive is to unify sports with non-sports activities and provide splendid experience to the sportspersons
and other user groups involved.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 63
SPORTS INFRASTRUCTURE IN INDIA
Sports in India is primarily a state and central government subject, and as huge portion of the sports
infrastructure is owned and managed by respective governments. Since the investments made by most
states in sports has been negligible, for most part, India has not succeeded in providing universal and barrier
free access to sports or creating a sports culture. Another major reason is related to low level role of private
sector involvement in sports development in India except in cricket which have been majorly concentrated
on for-profit academies and CSR/ non-profit initiatives. Many federations are highly dependent on
government funding for carrying out their key objectives, such as organizing championships, procuring
equipment and training sportspersons. The current model of sports governance not only breeds
inefficiencies; issues around irregular activities have also been reported in the past.

The sports policy of most states is formed with the same objectives of `sports for all' and achieving 'excellence
in sports'. However, the micro aspects under various categories contribute towards the diversity in
performance by different states. However, over the last few years, sports industry has witnessed a
transformation at the back of factors like growing sophistication in infrastructure needs, increased visibility of
competitive sports, emergence of sports as a business proposition and proactive efforts of India to host
numerous mega sporting events.

The launch of Khelo India initiative by the Government focusses on developing sports infrastructure,
encouraging a sporting culture through competitions and identifying and nurturing young talent. However,
there is a need for greater involvement of the private sector in sports infrastructure development in India due
to limitation of funds to develop and maintain the sports facilities as well as lack of technical and management
proficiency. There is a need for private funding, management, skills and subsidies to further the national
sports goals, as well as to develop a high potential and robust domain with immense opportunities in the
short and long term.

ROLE OF PRIVATE SECTOR IN SPORTS
PPPs can help the government fast track infrastructure development and therefore it is imperative to create
favorable policies and guidelines in order to attract private investments for a sustainable development goal.
PPPs can be explored for creating infrastructure through Built – Operate Transfer (BOT) models by
contracting construction companies specializing in building multi-purpose centers and allowing professional
private sector entities to manage and control the existing sports infrastructure with the objective of building
commercial models and converting the same into revenue centers. Higher asset utilization and revenue
generation could in turn incentivize sports infrastructure creation.

In developed economies, stadiums have been designed as multi-functional facilities which are capable of
hosting various sporting events, concerts and other types of entertainment as well. Such development have
resulted not only in effective utilization of facility, but also act as a catalyst for urban growth in the region.
Various states in India such as Gujarat and Rajasthan, have delineated the role of PPP in their sports policy
while other states such as Madhya Pradesh have already started development of sports cities via the PPP
mode. The sports policy of Haryana, a leading sporting state, defines in depth the need for development of
sports facilities when developing new commercial/residential spaces.
11
Keeping in mind the need of
developing places for development and promotion of sports. Such provisions can have a long term impact
on improving the sports culture in every state. Timely planning and development of sports infrastructure
seems to the current problem.

Favorable PPP policy and direction/incentive for PPP in sports from the central government: The Union
Budget 2016 focused on reviving PPP for infrastructure creation through action for ensuring improved
liquidity, easier credit rating mechanism, and boosting (Real Estate Investment Trusts (REITs) and
Infrastructure Investment Trusts (InvITs), further easing fund flows. In addition, the central government may

11 Development of Sports & Sports Infrastructure: A Roadmap – Assocham - Yes Bank, February 2014
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 64
develop guidelines for PPP in sports policy for states to adopt and make available case studies of successful
implementation of PPP by states in India. The center may incentivize states to adopt PPP to spur
infrastructure creation by using the same as a criteria for allotment of national games.




BENEFITS OF HAVING PPP STRUCTURE IN SPORTS:

Provides support and resources to achieving the ultimate aim of government
Reduces the initial capital investment for the government
Risk Sharing among different parties which are best equipped to handle it
Improved expertise and reduced operational cost
Increased revenue sources due to increased capabilities
Increased sustainability of the project
More focus on supporting efficient resource development
Offers a more holistic approach towards appropriate collaboration of sustained ‘Public Interest’ and
provides an attractive commercial option to Private Sector Developer for meeting the social needs of
today.

It is the viability of infrastructure that, to a large extent, affects the sustainability of the projects that can bring
about meaningful private participation. Sports development needs to be monitored by the Centre and at the
same time, the states should develop meaningful sports policies that critically address the ways and means
to overcome the gaps in sports infrastructure and promote sports development in all respects.


CASE STUDY:

Envisaging and defining the role of PPPs for sports infrastructure development in Andhra Pradesh

On account of Andhra Pradesh being selected to host the national games 2018-19, the State Government has
enhanced the budget for development of sports infrastructure. The Government of Andhra Pradesh expects to make
an allocation of almost INR1,000 crore for developing stadium in difference districts. The objective of using PPP for
sports infrastructure development stems from the flexibility it allows the government to focus entirely on recruiting top
physical education trainers and coaches to train youth in different sports activities while the private players focus on
the revenue aspect.

Source: Andhra Pradesh to allocate 1,000 crore for sports infrastructure, The Hindu

The State Government believes taking up the PPP mode would allow for the incorporation of a provision for setting
up shopping complexes and other infrastructure in the stadium. This would not only help in effective maintenance of
the stadium but would also make the stadium self-sufficient in terms of revenue. PPP initiative, private players would
be allowed to open these facilities for the citizens on payment of fees and the stadium can be put to use all year
round, driving sporting culture. Once built, the stadium could also double as a venue for business activities, annual
general meeting, school games, sports functions, regional games, music concerts, live performances, etc.

Source: Sports infrastructure to get a taste of PPP, Financial Express


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 65
ANNEXURE A7 – INTERNATIONAL BEST PRACTICES
SINGAPORE SPORTS HUB
The Singapore Sports Hub is a state-of-
the-art, fully integrated sports,
entertainment and lifestyle hub that was
built in 2014 and hosts sporting and
entertainment events. The project cost of
the Sports Hub was c.S$1.8billion,
making it the largest sports PPP project in
the world. PPP agreement between Sport
Singapore and Sports Hub Pte Ltd is
responsible for the design, construction,
financing, operations and maintenance of
the Singapore Sports Hub for concession
length of 25 years. The hub is created with
a vision to host various multi-purpose
sports, become a recreation and lifestyle
location to attract internationally
renowned sports events and performances from all over the world.
In a typical PPP structure, the project company may engage a subcontractor to operate and maintain those
facilities to enable the procuring authority to carry out its business at the facilities. However, this project is
unusual as the project company is also charged with running the day to day activities at the facilities in a way
that complements the procuring authority broader objective of facilitating and encouraging sport in
Singapore.
Another unique element of the project relates to the fact that the project company not only receives a monthly
tariff in respect of the basic steady-state operation but is also incentivized to maximize the usage of the
facilities and ensure a vibrant calendar of events. These incentives come in the form of a sharing mechanism
with the authority in respect of third party revenues generated at the venues, whether through ticket sales,
venue hiring income, commercial rights income, car park charges or retail rental fees.

Key Learnings

Engaging multi-faceted participation of PPP Co. with global experience in operating and maintaining the
facility
Freedom to PPP for design of facility
Performance based revenue mechanism on construction and O&M activities
Defect liability and deduction on payment mechanism for non-performance on O&M works
Incentivize the PPP Co for maximizing the usage of the facility
Promoting participation in sports activities through marketing major marquee events
Exploiting commercial rights to maximize project revenue

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 66
AMSTERDAM ARENA
In the case of Amsterdam ArenA, due to the significant investment costs and the willingness of the City of
Amsterdam to delegate operational tasks to other parties, a public-private partnership was structured. The
vision of the Amsterdam ArenA’s stakeholders was to create a venue capable of hosting world class sporting
and non-sporting events, open seven days a week and with the potential to become like a second city center
of Amsterdam. AFC Ajax the football Club invested only in football-related development (its core business)
as it is the main tenant and the most important user of the ArenA. The stadium was leased to Ajax as an off-
balance way of financing with zero cash transactions. Eight major private companies, the so called
“founders”, invested in the project in exchange for sponsorship and exclusive hospitality rights for a ten year
period. The commercial partners became the first choice suppliers of different goods and services and they
all received the rights to a private sky lounge. However, they do not have any stake in the stadium ownership.
The owners of the Amsterdam ArenA are
exclusively the City of Amsterdam and Stadion
Amsterdam N.V., a public limited company.
Stadion Amsterdam N.V. rents the stadium to
another company called Stadion Amsterdam
C.V., a limited partnership fully in charge of the
operations.
The legal differentiation between the ownership
company and the operating company has been
structured in order to reduce the owners’
exposure to operating risks. Therefore, if Stadion
Amsterdam C.V. makes losses, the owner is
generally not affected. Daily operation al
decisions of the ArenA are entirely in the hands
of Stadion Amsterdam C.V. as the direct
involvement of the owners is only periodical or
indirect.



Key Learnings

The Government investment in the ArenA act as an catalyst to encourage urban renewal and growth in
the region
Concession of the site was granted for a fairly low minimal price in order to lower the financial burden
Government income generated through real estate project developed in the region in the subsequent
years
AFC Ajax invested only in football related development as its main tenant and user of Arena
Investment of commercial partners in exchange for sponsorship and exclusive hospitality rights for a ten
year period
The earlier sale of the depositary receipts, or “certificates of share”
Stadium tour and museum serving as an important revenue sources for the operator.
The parking complex under the stadium, the Transferium, is owned and operated directly by the
Municipal Authority.


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 67
PERTH ARENA
The keystone event behind the decision to
build the Arena was the Hopman Cup tennis
tournament. However, to be successful, the
Arena hosts a range of other events. The
procurement options analyzed and identified
that for the stadium and sports precinct works
in package, a Design, Build, Finance and
Maintain (DBFM) model was undertaken to
best balance the control of project cost and risk
with the achievement of the project objectives,
and most likely to maximize value-for-money
(VFM) outcomes for the state. The state also
selected to make a capital contribution of 60%
of the construction cost. Whereas, payment
during the operating phase is in the form of a Monthly Service Payment (MSP) calculated in accordance with
the Project Agreement and paid in arrears. The MSP covers the remainder of the construction costs,
financing costs and maintenance costs including lifecycle replacement. The MSP is subject to abatement in
accordance with the abatement regime set out in the Project Agreement. The state retains the responsibility,
through the appointment of a stadium operator, for the day-to-day operation of the stadium and sports
precinct. The state also retains ownership of the stadium and sports precinct.

Key Learnings
Design of facility was carried out by the state
The model injects significant intellectual, operational and commercial focus of the consortium entities
such as the FM Subcontractor and the Financiers into the procurement process resulting in whole-of-life
benefits;
Excellent track record of achieving on time and on budget outcomes when compared with traditional
procurement models.
Robust maintenance regime is delivered over a 25-year operating period to minimize asset deterioration
and a focus on preventative maintenance rather than reactive maintenance

TRANSSTADIA
The stadium has been developed with a
project cost ~INR 540 Cr on a land area of ~
10 acre. The stadium consists of
development of 16 sports & entertainment,
hospitality, retail etc. with an objective based
on "utilization model". The emphasis was on
to create a facility wherein each part will
contribute to the revenue. But this model
requires that the facility be situated within the
city. It is being developed on PPP model land
lease model with a concession period of 35
years, extendable for a further 35 years, with
two percent revenue sharing for sports
development in the country. The Arena
boasts of a FIFA standard natural turf with a seating capacity of 20,000, including patented expertise that
enables the conversion of a section of the stadium into a 4,000 capacity pillar-less multi-purpose indoor
venue, creating an optimum spectator experience. Not only can the latter can be utilized for 12 indoor sports,
it can further increase the revenue by hosting exhibitions, social functions, conventions and corporate events.
Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 68
The facility also house a 'members only' Eka Club, which will become a fitness and entertainment hub for
the city.

Key Learning

Use of technology for effective utilization of land which can be transformed in activity hub
Use of space in non-sports activities are essential as they contribute to large scale revenue expectations
Longer land lease concession period enable the PPP Co. to develop stable cash flow
Membership program for non-sport activities such as club, fitness and entertainment hub to support
revenue potential for PPP Co.
Marketing initiative such as leasing branding rights, major marquee events can promote sports facility

Commercial sports activities through such as Pro-Kabaddi, sports retail brands are other potential avenue of
revenues.

Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 69
ANNEXURE A8 – FINANCIAL STATEMENT
OPTION 1: 40 FAR – BALANCE SHEET


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 70
OPTION 1: 40 FAR – PROFIT & LOSS ACCOUNT


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 71
OPTION 1: 40 FAR – CASH FLOW STATEMENT


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 72
OPTION 2: 400 FAR – BALANCE SHEET


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 73
OPTION 2: 400 FAR – PROFIT & LOSS ACCOUNT


Pre-Feasibility Study for Redevelopment of Jawaharlal Nehru Stadium Sports Complex under PPP Mode

Page | 74
OPTION 2: 400 FAR – CASH FLOW STATEMENT






















































Our offices
Ahmedabad
2
nd
floor, Shivalik Ishaan
Near C.N. Vidhyalaya
Ambawadi
Ahmedabad - 380 015
Tel: + 91 79 6608 3800
Fax: + 91 79 6608 3900

Bengaluru
6
th
, 12
th
& 13
th
floor
“UB City”, Canberra Block
No.24 Vittal Mallya Road
Bengaluru - 560 001
Tel: + 91 80 4027 5000
+ 91 80 6727 5000
+ 91 80 2224 0696
Fax: + 91 80 2210 6000

Ground Floor, ‘A’ wing
Divyasree Chambers
# 11, O’Shaughnessy Road
Langford Gardens
Bengaluru - 560 025
Tel: +91 80 6727 5000
Fax: +91 80 2222 9914

Chandigarh
1
st
Floor, SCO: 166-167
Sector 9-C, Madhya Marg
Chandigarh - 160 009
Tel: +91 172 331 7800
Fax: +91 172 331 7888

Chennai
Tidel Park, 6
th
& 7
th
Floor
A Block (Module 601,701-
702)
No.4, Rajiv Gandhi Salai
Taramani, Chennai - 600 113
Tel: + 91 44 6654 8100
Fax: + 91 44 2254 0120
Delhi NCR
Golf View Corporate Tower B
Sector 42, Sector Road
Gurgaon - 122 002
Tel: + 91 124 464 4000
Fax: + 91 124 464 4050

3
rd
& 6
th
Floor, Worldmark-1
IGI Airport Hospitality District
Aerocity, New Delhi - 110 037
Tel: + 91 11 6671 8000
Fax + 91 11 6671 9999

4
th
& 5
th
Floor, Plot No 2B
Tower 2, Sector 126
NOIDA - 201 304
Gautam Budh Nagar, U.P.
Tel: + 91 120 671 7000
Fax: + 91 120 671 7171

Hyderabad
Oval Office, 18, iLabs Centre
Hitech City, Madhapur
Hyderabad - 500 081
Tel: + 91 40 6736 2000
Fax: + 91 40 6736 2200

Jamshedpur
1
st
Floor, Shantiniketan Building
Holding No. 1, SB Shop Area
Bistupur, Jamshedpur – 831 001
Tel: +91 657 663 1000
BSNL: +91 657 223 0441

Kochi
9
th
Floor, ABAD Nucleus
NH-49, Maradu PO
Kochi - 682 304
Tel: + 91 484 304 4000
Fax: + 91 484 270 5393
Kolkata
22 Camac Street
3
rd
Floor, Block ‘C’
Kolkata - 700 016
Tel: + 91 33 6615 3400
Fax: + 91 33 2281 7750

Mumbai
14
th
Floor, The Ruby
29 Senapati Bapat Marg
Dadar (W), Mumbai - 400 028
Tel: + 91 22 6192 0000
Fax: + 91 22 6192 1000

5
th
Floor, Block B-2
Nirlon Knowledge Park
Off. Western Express Highway
Goregaon (E)
Mumbai - 400 063
Tel: + 91 22 6192 0000
Fax: + 91 22 6192 3000

Pune
C-401, 4
th
floor
Panchshil Tech Park
Yerwada
(Near Don Bosco School)
Pune - 411 006
Tel: + 91 20 6603 6000
Fax: + 91 20 6601 5900







About EY
EY is a global leader in assurance, tax, transaction
and advisory services. The insights and quality
services we deliver help build trust and confidence
in the capital markets and in economies the world
over. We develop outstanding leaders who team to
deliver on our promises to all of our stakeholders.
In so doing, we play a critical role in building a better
working world for our people, for our clients and for
our communities.

EY refers to the global organization, and may refer
to one or more, of the member firms of Ernst &
Young Global Limited, each of which is a separate
legal entity. Ernst & Young Global Limited, a UK
company limited by guarantee, does not provide
services to clients. For more information about our
organization, please visit ey.com.

Ernst & Young LLP is one of the Indian client
serving member firms of EYGM Limited. For more
information about our organization, please visit
www.ey.com/in.

Ernst & Young LLP is a Limited Liability
Partnership, registered under the Limited Liability
Partnership Act, 2008 in India, having its registered
office at 22 Camac Street, 3rd Floor, Block C,
Kolkata – 700016

© 2017 Ernst & Young LLP. Published in India.
All Rights Reserved.

This material has been prepared for general
informational purposes only and is not intended to
be relied upon as accounting, tax, or other
professional advice. Please refer to your advisors
for specific advice.

About EY
EY is a global leader in assurance, tax, transaction
and advisory services. The insights and quality
services we deliver help build trust and confidence
in the capital markets and in economies the world
over. We develop outstanding leaders who team to
deliver on our promises to all of our stakeholders.
In so doing, we play a critical role in building a better
working world for our people, for our clients and for
our communities.

EY refers to the global organization, and may refer
to one or more, of the member firms of Ernst &
Young Global Limited, each of which is a separate
legal entity. Ernst & Young Global Limited, a UK
company limited by guarantee, does not provide
services to clients. For more information about our
organization, please visit ey.com.

Ernst & Young LLP is one of the Indian client
serving member firms of EYGM Limited. For more
information about our organization, please visit
www.ey.com/in.

Ernst & Young LLP is a Limited Liability
Partnership, registered under the Limited Liability
Partnership Act, 2008 in India, having its registered
office at 22 Camac Street, 3rd Floor, Block C,
Kolkata – 700016

© 2017 Ernst & Young LLP. Published in India.
All Rights Reserved.

This material has been prepared for general