Built on a futuristic global concept, Mohali Junction is a huge step in the development of commercial space in India.
The country is getting its first Busopolis - a bus terminal along with a commercial centre and hotel - at Mohali in Punjab. Spread across 7.02 acre, the mega project is in close proximity to major institutional infrastructure and residential townships. Derived from the concept of the aerotropolis, C&C Mohali Junction is not just an Inter State Bus Terminal (ISBT), it is a state-of-the-art AC bus terminal along with a commercial hub, hotel and helipad. ´The idea behind the concept is to create a world-class infrastructure hub with integrated lifestyle facilities to usher a new era and shift in the line of travel, shopping, food and entertainment,´ shares Col (retd) CVS Sehgal, Chief General Manager, C&C Constructions.´World-class architects and consultants were taken on board to carve out this masterpiece.´
The modern way
The integrated project had to showcase a shift to a new era.
´We wanted every entity to complement each other in the project,´ says Sehgal.
´With modernisation taking over, we wanted to look at the next level of infrastructure development. The project is designed in a way that integrates all the products, which includes the ISBT, the retail mall with a 10-screen multiplex, offices, hotel and helipad, yet gives all of them a unique identity.´
The building has been planned and designed as an RCC structure with raft and strip foundation and cast-in-situ bored piles. The entire project comprises three towers:
The design has been conceptualised with the best possible utilisation of FAR on the basis of the rules and regulations of the Greater Mohali Area Development Authority (GMADA).
Eco-friendly materials: The project has made use of fly-ash bricks in partition walls to a limited extent. For lapping, it has used couplers instead of lapping of rebars, which are economical compared to the cost of steel being used in lap length. The bus terminal front façade has used an energy-efficient toughened glass curtain wall and spider glazing. M40 grade concrete with reinforcement over the roof slab has been used in pavements in view of the longer life of PQC pavements.
A sewage treatment plant (STP) with a capacity of 150 kld has been installed for treatment of effluents and the treated water is used for unfiltered usage such as horticulture work, flushing, etc.
Technologies: The project has been constructed using the cup lock arrangement and plywood shuttering with a fully mechanised system for cutting, bending and lifting by tower cranes. The RCC has been arranged locally and the project has made use of concrete pumps and boom placers.
Equipment: As the project comprises three basements and one LGF, it required deep excavation along with a dewatering system. The water table in this area is at (-) 6 m. So, a well-point system all along the grid of the project was deployed with 10 60-hp pumps round the clock to get the water table down and proceed with the excavation. Further, mechanically operated cutting and bending machines, two Xangloo tower cranes (of 56-m boom length covering every corner of the project), JCB excavators and vibro max rollers for compaction have been used.
Investment and challenges
The Mohali Busopolis is a PPP project of the Punjab Government. It awarded the job to C&C Constructions to deliver the project on a DBFOT basis, where the ISBT will be maintained and run by C&C for a period of 20 years and the remaining part of the integrated commercial project for a period of 90 years. C&C Construction´s scope of work included planning, designing, engineering, finance, construction, operation and maintenance of all building works, bus movement and parking area, and estate development works, among others. An upfront payment of Rs 57 crore and an annual concession fee of Rs 2.85 crore every year with an escalation of 15 per cent every third year has to be paid to GMADA. The project´s total cost of construction is Rs 392 crore.
The original completion of the ISBT was targeted for June 2011 and the commercial complex for June 2012. However, the real-estate market scenario had resulted in choking of the main source of funding for the project - the sale or leasing of the commercial space. ´We also had to alter and change our plans after the government asked for some changes in the existing plans, which further added to delay,´ explains Sehgal. ´The Supreme Court ban on mining was an additional factor adding to the challenges involved in timely construction of the project.´
Being the region´s first integrated commercial project and India´s first air-conditioned bus stand, this concept is surely to gain momentum in years to come. It could well change the skyline in various areas of travel if we look at metros and railways. Besides, bus terminals could be a great place for infrastructure to grow. All businesses require a footfall to grow, and a travel-connected place is sure to have a footfall.
Bigger cities with high-density population would now look forward to public means of transport with air-conditioned buses and metros running to control the high traffic on the roads.
A concept like this does not require travel, just walking to a mall, hotel, office or hospital - all linked to the particular public transport hub.
Indeed, Mohali Busopolis has bagged accolades for being the region´s first integrated commercial project and India´s first air-conditioned bus stand. With the state-of-the-art AC ISBT ready for operation, the Mohali junction will give an opportunity to various businesses and promote employment opportunities. Clearly, this is a cultural shift in the way people work, travel and live.
Location: Mohali, Punjab
Plot area: 7.02 acre
Total cost: Rs.550 crore
Design and project consultant: Sikka Associates.
Civil contractor: C&C Constructions.
HVAC: Aimer Air-Conditioning.
Electrical: SAP Electro Project.
Plumbing and fire-fighting: Sterling and Wilson.
Lift and escalators: Kone.
STP: Fontus and Water.
BMS: Carrier Race Technology.
PIDS: BGIL. Website: www.bgil.in
DG: Sudhir Genset.
Interior and fatade: Waho Buildcon.
Website: www.wahobuildcon.com; Naveen
- SERAPHINA D´SOUZA
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