SITE FEASIBILITY

STUDY
MULTISTORIED APARTMENT @ CHENNAI
SITE FEASIBILITY STUDY
◦ Introduction
◦ Importance of housing and its demand
◦ Site location; Important parameters of site
◦ Norms and rules Area statement ( include percentage calculations)
◦ Projected cost estimation
◦ Detailing of project in terms of typology Framing of requirements for each typology Area
statement for each typology of housing
◦ Justification on the feasibility study
HOUSING DEMAND
• Migration of people from rural to urban areas for employment & education has resulted in an increased demand of
housing.
• We face a huge challenge to ensure there is sufficient housing to meet the needs of future households.
• When owning an Individual house becomes costlier the concept of owning an Apartment is getting familiarized.
• Apartments have become a common form of dwelling in urban areas
• Apartments and housing affordability: The price of apartments tends to make them relatively affordable especially
compared with detached and semi-detached dwellings.
• There are a number of reasons why this trend is likely to continue.
• These include on-going population growth, a move towards smaller average household size, an ageing population and
a greater proportion of households in the rented sector.
• Design has to uphold proper standards for apartment design to meet the accommodation needs of a variety of
household types and sizes – including households with a child or children2 , students, older people and an
increasingly mobile workforce and to ensure that, through the application of a nationally consistent approach, new
apartment developments will be affordable to construct and that supply will be forthcoming to meet the housing needs
of citizens
Chennai logs 93% rise in • An ‘apartment’ or ‘flat’ is a dwelling that does
residential demand in first not sit on its own parcel of land but is part of a
half of 2021: Report larger building and typically has other
https://www.newindianexpre dwellings above and/or below it.
ss.com/cities/chennai/2021/j • An apartment building comprises several such
ul/16/chennai-logs-93-rise-in dwellings. An apartment building can have
-residential-demand-in-first-h
alf-of-2021-report-2330824.h other uses as well, such as retail or
tml commercial premises, often on the ground
floor. The owner of an apartment dwelling
holds the title for that dwelling only (and
potentially an ancillary area such as a car
space).
Affecting Factors
• The remaining areas such as the entrance
• Non-availability of land at affordable price
foyer, lifts and communal gardens/open space
• Social opposition to lawful statutory acquisition
are owned and managed by an owners’
• Protracted Legal Battle for E.C. by the land owners
corporation. An apartment building can be a
• Spiraling cost of land due to competition in realty sector
low or mid-rise development and may contain
• Escalating construction cost
only a handful of dwellings
• Cascading material cost
• Uncontrollable labour cost
• Shortfall of skilled man-power
Koyambedu, Chennai
AREA 4.96 km²
Population( 2020) 82150

Population Density 16578 people per km²

Male Population 42794

Female Population 39356

Nearest airport & distance Chennai International

Airport, 6.86 km
Nearest Railway Station & Nungambakkam, 3.27 km
Distance
Offices & Industries
Food Retail, Grocery
Auto Repair, Restaurant
Major Commercial Electronics Store, Home
Categories Goods, Apparel
School, Hotel
TYPOLOGY Need Demand    
EWS 374390 371245 30 300
LIG 436788 433119 35 350
MIG 249593 247496 20 200
HIG 187195 185622 15 150
TOTAL 1247966 1237482 100 1000

Total Site area 22258 Sq.m

Total Residential area 70835 Sq.m 952 units
Typology % No
HIG 15 143
MIG 50 476
LIG 25 238
EWS 10 95
TOTAL 100 952
DATA as per Bye laws Guideline value – 4690 / Sq.ft (50485 / Sq.m)
Land use Classification Mixed Residential use zone Market value – 10000 / Sq.ft
Total Site area 22258 Sq.m Site Extent:-
FSI 2.5 The minimum extent of site for construction of
Premium FSI 40% multi-storeyed buildings shall not be less than
1500 square metres.
Maximum plot coverage Above 40% up to 50%
Road width:-
OSR 10%
The site shall either abut on a road not less
Roads 25%
than 18 metres in width or gain access from
Park and play ground 6% public road not less that 18 metres in width
Commercial 10% through a part of the site which can be
Total Residential area 39% treated as an exclusive passage of not less
than 18 metres in width.
Typology of housing units
EWS 10% Road width with 18m and above, premium
FSI of 40% is allowed.
LIG 25% – 30%
MIG 50% - 60%
HIG 15%– 18%
INTERNAL RATE OF RETURN (IRR)
952 housing units ( HIG, MIG, LIG, EWS flats)
Cost per Cost per Total Cost Percentage of Area Area
% No Area (Sq.Ft)
  Sq.Ft (Rs) Unit (Rs) (Rs) Total cost (sq.ft) (sq.m)
HIG 15 143 3000 1155 3465000 495495000 23 165165 15344
MIG 50 476 2850 828 2359800 1123264800 52 394128 36616
LIG 25 238 2700 682 1841400 438253200 20 162316 15080
EWS 10 95 2500 430 1075000 102125000 5 40850 3795
TOTAL 100 952       2159138000 100 762459 70835

Price per Price per Total Price Percentage of

% No Area (Sq.Ft)
  Sq.Ft (Rs) Unit (Rs) (Rs) Total Sales
HIG 15 143 7600 1155 8778000 1255254000 23
MIG 50 476 7500 828 6210000 2955960000 54
LIG 25 238 6800 682 4637600 1103748800 20
EWS 10 95 5000 430 2150000 204250000 4
TOTAL 100 952       5519212800 100
 IRR (%)10.47940968
Cash Flow Discount Factor Term Transaction Cash Flow (Rs)
Year Transaction (Rs) at IRR Present Value Land
-2400000000
DF = 1 / (1 + i ) Year 0 investment
n   (CF) (CF x DF)
^n Construction
-2159138000
Land - Year 1 Cost
0 investment 2400000000 1 -2400000000 Year 2 70% Sales 3863448960
Construction - Year 3 20% Sales 1103842560
1 Cost 2159138000 0.905146038 -1954335207 Year 4 10% Sales 551921280
2 70% Sales 3863448960 0.819289351 3165282591 IRR 10.48%
3 20% Sales 1103842560 0.74157651 818583713.6
4 10% Sales 551921280 0.671235041 370468902.8
0.00
i = IRR/100 Net Present Value

Sales Data
  Total Sales (Rs) % Sales
Year 2 3863448960 70
Year 3 1103842560 20
Year 4 551921280 10
5519212800 100
TYPOLOGY PERCENTAGE AREA (Sq.m) SPACES
EWS 10% - 12% 40 Combined living and sleeping area
LIG 25% - 30% 45 -60 Living
Dining
Kitchen, Utility
1 Bed room
1 WC, 1 bath
Balcony{optional)
MIG 50% - 60% 73 - 90 Foyer, Living
Dining
Kitchen, Utility
1 Bed room
1 Bed room with attached toilet
1 common toilet
Balcony.
HIG 15% - 18% 90 - 110 Foyer, Living
Dining
Kitchen, Utility
1 Bed room
2 Bed rooms with attached toilets
1 common toilet
 • Parking
Common facilities @ • Common toilets (male, female)
basement(s) • Apartment superintendent’s room
• Fire exits
• Building Administration office
• Building safety and security office
Service areas • Maintenance room and workshop
• Security staff locker and shower

• Generator room
• Transformer room
Utilities • Utility rooms (electrical, machine and pump rooms)
• Garbage chut room and solid waster storage
• Sewage treatment plant

• Overhead domestic water supply tank

Terrace • Overhead fire reserve tank

• security features e.g. perimeter wall/ fence, gate,

Site perimeter pedestrian/ vehicular barriers, guard outpost (as
necessary), etc.;
• accessibility features (provisions for the disabled);
In cases of Residential or predominantly residential
developments, -
(a) where dwelling units for Economically Weaker
Sections do not exceed 30 sq.m in floor area each,
50% of normally permissible FSI is additionally
allowable over and above the normally permissible FSI;
and
b) where dwelling units for Low Income Group do not
exceed 50 sq.m in floor area each, 30% of normally
permissible FSI is additionally allowable over and
above the normally permissible FSI;
 Basement Floor: -
(a) The height of basement floor shall not exceed 1.2 metres
above ground level and the headroom shall be minimum 2.4
metres.
(b) No part of the basement shall be constructed in the minimum
required set backspaces, required for the movement of fire
fighting vehicles/equipment.
(c) In cases where second basement is proposed for parking and
incidental uses, sufficient provision for lighting and ventilation
and also for protection from fire to the satisfaction of Directorate
of Fire and Rescue Services shall be made.
In residential / predominantly residential developments with
dwelling units exceeding 100 in number, the design should
In cases of Low Income Group and Economically Weaker include waste management infrastructure and at least a closed
Sections housing developments, where the height of the non polluting storage provision for solid waste storage within the
building above the ground level is above 15.25m and premises preferably with direct access from the abutting road
upto 30m the minimum required setback space from the shall be provided so that the local body can collect this stored
property boundary shall be 6m. waste from it.

Vehicular access within the site: Internal Vehicular Access way including passage if any within the site shall
have a clear width of 7.2 m. and such vehicular access shall be available for every building block in the site.
Further, it shall be a clear width of open to sky and no projection in structure over it is permissible.
Basement Floor: - • The space specified above shall be kept open to sky and free from any
erection/projection (such as sunshade/balcony) of any building other than a
(a) The height of basement floor shall not
fence or compound wall provided that these open yards may be used for the
exceed 1.2 metres above ground level provision of access ways to the building’s parking facilities.
and the headroom shall be minimum 2.4 • A watchman or caretaker booth or Kiosk not exceeding 2.5m.x2.5m. in size
metres. at each gate and not exceeding 3 m. in height, or power /transformer room
(b) No part of the basement shall be not exceeding 4 m. in height shall be permitted in the set back space at
constructed in the minimum required set ground level after leaving 7 metres clear set back from the main structure.
backspaces required for the movement Provided that the height restriction shall not apply for an open transformer.
• Gate pillars without or with arches with a min. headroom clearance of 5.50m
of snorkel.
atleast to a width of 3.5m. may be permitted in the set back space after
(c) In cases where second basement is leaving 7 metres clear set back from the main structure.
proposed for parking and incidental uses,
sufficient provision for lighting and Parking and Parking facilities:
ventilation and also for protection from (a) For the use of the occupants and of persons visiting the premises for the
fire to the satisfaction of Directorate ofpurposes of profession, trade, business, recreation or any other activity parking
Fire and Rescue Services shall be made. spaces and parking facilities shall be provided within the site to the satisfaction
(d) During the construction of the of the Authority and conforming to the standards specified in Annexure XVI. ††
basement floor, it shall be sole (b) In cases where upper floor/floors over a stilt parking floor is/are proposed
responsibility of the planning permission for parking to satisfy the minimum number of parking required as per the
holder to ensure that the building / Development Regulations, such upper parking floor/floors shall conform to the
structure in the adjoining sites are not special regulations prescribed in the Annexure XXV-A. †
weakened / damaged.
TRANSFERABLE DEVELOPMENT RIGHTS.
Conformance to National
(1) In certain circumstances, the development potential of the whole Building Code of India: -
or a part of the plot or site may be separated from the land itself and (a) In so far as the determination
may be made available to the land owner in the form of Transferable of sufficiency of all aspects of
Development Rights (TDR) excepting in the case of existing or structural designs, building
retention users, or any compulsory reservation of space for public services, plumbing, fire
purpose or recreational use or EWS or social housing etc. in the protections, construction practice
cases of subdivisions or layouts or Non High Rise Buildings or or and safety are concerned the
High Rise Buildings or such other developments prescribed in these specifications, standards and
code of practices recommended
rules.
in the National Building Code of
(2) Transferable Development Rights (TDR) shall apply to cases, India shall be fully confirmed to
where a private land is required for- (i) any road widening or new and any breach thereof shall be
road formation as proposed and notified by the local body or the deemed to be a breach of the
Government department or agency (ii) any traffic and transport requirements under these
infrastructure development such as bus stops or Bus stands, metro regulations.
rail, Bus Rapid Transits System etc. (iii) any other urban Every multi-storeyed
infrastructure development such as water supply, sewerage, development erected shall be
drainage, electricity, education, health, notified by the State provided with
Lifts as prescribed in National
Government Department or Government Agency or local body.
Building Code
A stand-by electric generator of adequate capacity for
running lift and water pump, and a room to
accommodate the generator;
An electrical room of not less than 6 metres by 4.0
metres in area with a minimum head room of 2.75
metres to accommodate electric transformer in the
ground floor; and the space for installation of
transformers shall conform to the Regulation given in
Annexure XXIV; and iv. at least one metre room of
size 2.4 metres by 2.4 metres for every 10
consumers or 3 floor whichever is less. The metre
room shall be provided in the ground floor.
In cases of residential developments exceeding 100
dwelling units in primary residential use zone,
commercial and institutional uses not exceeding 10
per cent of the floor area of the building at lower
habitable floor levels, may be allowed (not for any
industrial use) as incidental uses required for the
occupants of the remaining residential developments
within the premises