Development of Caravan Park

Transcription

GOVERNMENT OF KARNATAKA
DEVELOPMENT OF CARAVAN PARK
INITIATIVE
Project Structure Report
DEVELOPMENT OF CARAVAN PARK
PROJECT REPORT
TOURISM PROJECTS FOR INVESTMENT
OPPORTUNITIES
INVEST KARNATAKA 2016
January 2016
GOVERNMENT OF KARNATAKA INITIATIVE
Table of contents
1. Introduction ....................................................................................................................................... 4
1.1. Background ..................................................................................................................................... 4
1.2. Objectives ....................................................................................................................................... 4
1.3. Approach and Methodology ........................................................................................................... 6
2. Sector Profile ..................................................................................................................................... 7
2.1. Tourism Industry overview ............................................................................................................. 7
2.1.1.
Context of India .................................................................................................................. 7
2.1.2.
Context of Karnataka .......................................................................................................... 8
3. Caravan/Caravan Park Industry Overview ....................................................................................... 11
3.1. International Scenario .................................................................................................................. 11
3.2. Indian Scenario ............................................................................................................................. 12
4. Tourist locations in Karnataka ......................................................................................................... 14
5. Caravan and Caravan Park ............................................................................................................... 20
5.1. Caravan/RV: .................................................................................................................................. 20
5.2. Caravan Park ................................................................................................................................. 20
5.3. Design/layout of caravan park: ..................................................................................................... 21
5.3.1.
Assessment of Location .................................................................................................... 22
5.3.2.
Preliminary Feasibility Evaluation ..................................................................................... 22
5.3.3.
Authorities and Approvals ................................................................................................ 23
5.3.4.
Layout design .................................................................................................................... 23
5.3.5.
Cost Drivers ....................................................................................................................... 24
6. Project Cost ...................................................................................................................................... 26
6.1. Area Assumptions ......................................................................................................................... 26
6.2. Key Cost Assumptions................................................................................................................... 26
6.3. Revenue Generation ..................................................................................................................... 27
7. Government Intervention and project structuring .......................................................................... 29
8. Annexure : Case Stucies ................................................................................................................... 31
8.1. Big 4 Adelaide Shore Caravan Park: .............................................................................................. 31
8.2. Tudor Caravan Park ...................................................................................................................... 35
2
List of Tables
Table 1: Investments in Tourism Sector .............................................................................................. 8
Table 2: Annual footfalls in Karnataka Beach Destinations (2014 Data) ........................................... 14
Table 3: Coastal destination in Karnatak ........................................................................................... 16
Table 4: Cost Drivers for Caravan Park .............................................................................................. 25
Table 5: Area Break-up ...................................................................................................................... 26
Table 6: Cost Assumptions................................................................................................................. 26
Table 7: Rent per night for Caravan Park........................................................................................... 27
Table 8: Revenue Assumptions.......................................................................................................... 28
Table 9: Revenue Generation / month .............................................................................................. 28
Table 10: Accommodation options in Adeliade park......................................................................... 32
List of Figures
Figure 1: Approach to the project ....................................................................................................... 6
Figure 2: Caravan production statistic, Australia............................................................................... 12
Figure 3: Surathkal Beach .................................................................................................................. 15
Figure 4: Ullal Beach .......................................................................................................................... 15
Figure 5: Someshwara Beach ............................................................................................................. 15
Figure 6: Malpe Beach ....................................................................................................................... 15
Figure 7: Rabindranath Tagore Beach ............................................................................................... 16
Figure 8: Om Beach............................................................................................................................ 16
Figure 9: Bara Chukki in Chamarajanagar .......................................................................................... 17
Figure 10: Dubare Elephant Camp, Kodagu ....................................................................................... 18
Figure 11: Jog Falls in Shimoga .......................................................................................................... 19
Figure 12: Caravan ............................................................................................................................. 20
Figure 13: Caravan Interior ................................................................................................................ 20
Figure 14: Caravan Park with Casual Occupant ................................................................................. 20
Figure 15: Caravan Park with Permanent residency.......................................................................... 21
Figure 16: Differnt layout of Caravan Park ........................................................................................ 24
Figure 17: Accessibility from CBD ...................................................................................................... 31
Figure 18: Glenelg beach ................................................................................................................... 31
Figure 19: Layout of Adelaide Park .................................................................................................... 35
Figure 20: The RV parking bay ........................................................................................................... 36
Figure 21: Accessibility....................................................................................................................... 36
Figure 22: Winter camping ................................................................................................................ 36
Figure 23: Old Orchard audlt only area of the park........................................................................... 36
Figure 24: Camping area in the park.................................................................................................. 37
Figure 25: Tariff details ...................................................................................................................... 37
Figure 26: Category of seasons .......................................................................................................... 38
Figure 27: Layout of the park ............................................................................................................. 38
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1. Introduction
1.1.
Background
Department of Tourism (DoT) Government of Karnataka (GoK) is determined to
boost the tourism industry in the state. The Tourism Sector has been identified as
one of the key sectors propelling the country’s economic growth. Karnataka State
has been ranked as the 3rd preferred destination among domestic tourists in the
tourism sector. Karnataka’s thriving economy has created many opportunities across
the State in the last decade.
For GoK, the tourism sector constitutes a real priority because it is an important
sector for the generation of employment; therefore various initiatives are being
undertaken with the involvement of all stakeholders, both public and private, that
will foster more favorable environment for the development and consolidation of
the tourism sector. One of the initiatives in this direction is the formulation of
Karnataka Tourism Policy for 2015-20.
GoK intends to encourage the investors to invest in the tourism sector. A host of
incentives and concessions are provided to the investors in tourism sector, in the
New Tourism Policy for 2015-20. A large emphasis has been laid on enhancing
hospitality services and standards, promoting innovative developments and
rejuvenation of older tourist attractions, with the aim of offering visitors the
experience that will be commensurate with higher expectations.
With this background, DoT laid down policy and guideline for development of
caravan parks in Karnataka through public, private and PPP mode. The concept of
caravan tourism gained popularity across globe because it provides flexibility.
Increase in disposable income for urban population, young population, and growing
demand of wildlife and adventure tourism would create huge demand for caravan
tourism if quality, standards and safety norms are adhered.
1.2.
Objectives
GoK intends to develop Caravan Park to:
i.
ii.
iii.
Attract footfalls, encourage extended stays and provide a wholesome
experience to the tourists.
Encourage entrepreneurship and economic benefits for the local communities.
Encourage and promote Private Sector Participation in the development of
tourism sector.
4
Department of Tourism, Government of Karnataka, the agency responsible for
promoting tourism in Karnataka has been at the forefront in attracting large number
of tourists to the state and branding Karnataka as a tourist destination.
The Tourism Policy 2015-20 would act as a catalyst to promote development of
tourism infrastructure and related facilities without straining the budget of the state.
The utmost importance would hence be given to the developments under Public
Private Partnership (PPP) framework.
One of the key initiatives of DoT in the regard is to explore the possibility of setting
up caravan parks in the State of Karnataka on a Public Private Partnership (PPP)
basis.
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1.3.
Approach and Methodology
The approach to the entire assignment is depicted in the flow chart below.
Data Analysis
Case Studies
Estimation of Project Costs
Figure 1: Approach to the project
6
2. Sector Profile
2.1.
Tourism Industry overview
2.1.1. Context of India
India is fast emerging as tourism destination in the World. The campaign "Incredible
India" which showcases the best that India has to offer to the tourists has now
attracted worldwide attention. The proactive policies of the Government of India
have ensured that tourism enjoys an important priority among all the States.
Indian tourism industry is one of the fastest growing in the world, ranking among the
world’s top five most popular tourist destinations. India has lot to offer as thriving
tourism destination, however, lags in certain regulatory aspects brought its tourism
competitiveness index ranking to 62 among 133 countries.
Infrastructure development holds the key to India’s sustained growth in the tourism
sector. Therefore, Ministry of Tourism made consistent efforts to develop quality
tourism infrastructure at tourist destinations and circuits. To focus on development
of infrastructure at places of national and international importance, the Ministry,
through its scheme of providing financial assistance to the State Governments and
Union Territory Administrations. There are various initiatives under the New Tourism
Projects as declared by the MoT. There is higher focus on Rural Tourism, Cruise
Tourism (Ocean and River), Golf Tourism, Adventure Tourism, Medical Tourism,
Wellness Tourism and Sustainable/Eco Tourism. The individual states also have their
own Tourism policies which are drawn in line with MoT and also with the vision of
state to promote the sector. It is expected that the tourism industry has the
potential to bring in revenue worth US$ 51.4 billion by 2019.
The present growing demand for eco, adventure, wildlife and pilgrimage tourism
involves visiting and staying in remote areas, forests, deserts and riversides. There is
shortage of decent and affordable accommodation at remote tourist destinations
and in few places where a permanent construction may neither be permissible nor
feasible. In such a scenarios, caravan tourism will effectively meet the growing
demand.
In 2010, the Union ministry of tourism came out with a policy for the development
and promotion of caravan and caravan camping parks. The plan was to set up parks
using a PPP model. The policy moots parking bays equipped with tourist amenities
that will provide electricity, water and sewage disposal and so on.
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So far, Madhya Pradesh is the only state with a national permit for its three official
state caravans. Karnataka is getting there too with the state government, in
September 2012, sanctioning Rs. 40 lakh to initiate a caravan tourism project.
2.1.2. Context of Karnataka
The tourist flow into the state has steadily been increasing with a growth of more
than 16 per cent. There has been major thrust to further improve tourism in
Karnataka and it is proposed that all 30 districts in Karnataka will soon have their
own tourism master plans. This is expected to attract tourists to little known places
with potential and thus improve the prospects of Karnataka becoming one of India’s
leading tourism destinations.
Karnataka has been witnessing a tremendous influx of international and domestic
tourists that has added to foreign exchange earnings. Therefore, increased demand
for accommodation coupled with need for elevated authentic experience has led to
tourism infrastructure gaining importance. The Torusim Sector is attracting
significant investment by domestic and global players as infrastructure is being
ramped up to meet the needs of the growing tourist activity
Table 1: Investments in Tourism Sector
Measures & Indicators/ Projections
Arrival of Foreign Tourists (in lakhs)
Employment generated by tourism (in lakhs)
Arrival of domestic tourists (in lakhs)
Revenue due to tourism (in Rs. lakhs)
Forex earnings due to tourism (in Rs. lakhs)
Tourism contribution to State GDP (%)
2005
2.53
4.49
244.89
28,587
39,153
13
2010
3.23
5.72
359.82
46,039
49,970
15
2020
5.26
9.32
776.83
1,19,413
81,396
25
Source: Govt. of India, Department of Tourism, Market Research Division, Final Report on 20 year Perspective Plan
for Development of Sustainable Tourism in Karnataka – March 2003 Prepared by Dalal Mott MacDonald
Karnataka has one of the highest per capita (Rs. 5,217) plan expenditures in the
country and there has been a continuous increase in the share of plan expenditure
(42 per cent) in total expenditure in the state. The Economic Survey of Karnataka
estimated its Gross Domestic Product (GDP) at constant prices to grow by about 8.2
per cent during 2010-11, driven by higher growth in primary and tertiary sectors.
The per capita Net Income (per capita NSDP at factor cost), at current prices, is
estimated at Rs 60,000 for 2010-11 as against Rs 51,858 for 2009-10, which brings
8
the growth in per capita net income at 15.7 per cent during 2010-11 as against 12
per cent during previous year.
Karnataka has been repeatedly show-cased as
 Manufacturing hub for leading Auto & Auto components
 Global outsourcing hub for IT & ITES
 Preferred destination for outsourcing of IT projects/product design &
development
 Home for Drug discoveries & Biotech clusters
 Leader and pioneer of BT Revolution
 Base for several international apparel brands for various international brands like
Tommy Hilfiger, NIKE, GAP, Wal-Mart
 Aero-space hub and base (Bengaluru) for aviation majors such as HAL, NAL, GE,
Honeywell, Rolls Royce
 Base for oil and gas majors – MRPL (ONGC), excellent connectivity to Ports
The tourist flow into the state has steadily increased from 3.87 crore in 2010 to 8.41
crore in 2011. The Karnataka economic survey report 2012-13 reported the tourist
flow registered a whopping growth rate of 117% in the past two years. There are
various measures by DoT to further enhance the tourism sector as discussed earlier.
There have been various initiatives such as Master Planning of Heritage areas,
creation of tourism circuits, focus on improving infrastructure and encourage entities
for construction of caravan parks with concession and investment subsidies.
The state has very conducive environment to attract investment in various tourism
products. Karnataka Tourism Policy (KTP) 2015 – 2020 emphasizes upon undertaking
an effort for developing projects such as golf courses, cruise tourism, large
entertainment studios, entertainment parks (small, medium and large), cable cars,
tourism trains, filmcity, etc. to cater to different user segments. The tourism policy
also identifies various tourism products and defines them suitably.
Caravan Park is one of these 18 products identified under KTP 2015 – 2020. The
Department of Tourism (DoT), GoK has prepared separate guidelines for caravan
parks. As per the Policy, various concessions and incentives are offered by the GoK
for developing caravan parks which are mentioned below:
a. Exemption on Stamp Duty
b. Concessional Registration Charges
c. Reimbursement of Land Conversion Fee
d. Exemption on Entry Tax
9
With rising hotel prices making park cabin accommodation more attractive, it’s a
great time for State of Karnataka to turn seasonal camping sites into year-round
earners.
10
3. Caravan/Caravan Park Industry Overview
A recreational vehicle (RV) the general term for a motor vehicle or trailer equipped
with living space and amenities. Several definitions exist for RVs and vary by region,
including "caravan", "camper van" and "motorhome". The earliest motorhomes
were built on truck bodies in Canada in 1910 and by 1920s the RV was well
established in US with RV camping clubs established across the country, despite the
unpaved roads and limited camping facilities. In North America many campgrounds
have facilities for RV and are known as RV parks which is similar in the UK and
known as Caravan Parks.
Trailer parks/Holiday park on the other hand are made up of long term or semipermanent residents occupying mobile homes, park trailers or RVs. All of the mobile
homes are either available for rent from the land owner, or pitches are leased on a
long-term basis from the land owner and the lease's own mobile home placed on the
pitch. Permanent sites owners lease includes the provision by the land owner of
water, sewerage and general site and grounds maintenance. Some parks includes
small campsite for those touring the area, where they can pay to pitch tents or site
touring caravans and motorhomes. Touring campsites have full access to the Holiday
parks facilities, including clothes washing and showering. Most holiday parks include
a central entertainments block, which can include a shop, restaurants, and a multipurpose theatre used for both stage and activity-based entertainment.
3.1.
International Scenario
Caravan Industry is in matured state in UK, Australia and USA. In its latest report, the
National Caravan Council (NCC) of UK found that combined sales from static caravan
and park home manufacturers were up by more than 6%, with sales to UK holiday
parks up more than 9% in 2014.
According to figures released by the NCC, 4,770 touring caravans were produced
between August and October 2014, an increase of 5.1% over the total in the same
months in 2013. This brought the moving annual total (m-a-t) of production to
19,249 tourers at the end of October 2014. Glass Business UK reports that dealers
and park operators have seen a significant increase in sales of units in the £35,000 to
£40,000 price range, in a sign that consumer confidence is coming back, and people
are looking for higher quality models.
Demand for Australian-made Recreational Vehicles has grown strongly in recent
years and in 2010 it reached a 30-year record of more than 21,000 units. That’s the
most Caravans and Recreational Vehicles made in Australia since 1980 and it reflects
11
how people appreciate the freedom and enjoyment to be had in a quality Australian
Recreational Vehicle. In the four years since 2010, Australian Recreational Vehicle
production has continued
to exceed 20,000 units per
annum.
There are over 100
Caravan
manufacturers,
160
Camper/slide-on
manufacturers and 15
Motorhome/Campervan
manufacturers
within
Australia.
In terms of engineering
and
compliance,
the
Recreational
Vehicle Figure 2: Caravan production statistic, Australia
Manufacturers Association
of Australia (RVMAA) provides this service to its manufacturing Members. 96% of all
recreational vehicles are manufactured in Australia with the remaining 4% imported
from Canada, North America, South Africa, Europe, China, New Zealand and the UK.
Holiday park/trailer park/caravan park provides basic facilities such as parkign bay
with fitted electricity, dump area, toilet and shower area, swimming pool, kids play
area, small convenient store and/or restaurants etc. for staying overnight .
3.2.
Indian Scenario
India is in nascent stage in caravan tourism and slowly picking up its velocity.
Caravan travel initally started as foreign-friendly activity, however, the idea of wild
camping is catching up and involves backpacking.
Basecamp has launched India’s first ever Caravans range in India on October 2012 in
New Delhi. The debutant lineup has two different models – HYMER Sporting Style
465 and Dethleffs Newline 410tk; priced at Rs. 22 Lakhs & Rs. 16 Lakhs plus taxex
respectively. Basecamp has collaborated with Bharat Petroleum Corporation Limited
(BPCL) as their strategic partner. The philosophy behind this partnership is to
facilitate parking and other travel utilities to caravan owners on the highways whilst
travelling pan India. Basecamp is also working with state tourism development board
to facilitate caravan parking facilities and also promote tourism using the Caravans in
India.
12
Basecamp projected to sell approximately 600 units in the first year and the target
group of the customers which include tourists, NGOs who might use it as mobile
health vans, actors using it as their vanity vehicle, construction companies may use it
for their site staff and engineers etc. The Caravan will be attached to the pulling
vehicle with special clamp and it will be electrically connected with the vehicle and
use the brake light inputs and turn indicators and also the braking inputs from the
vehicle pulling it.
PCP Motors, a division of Kolkata-based Paracoat Products, has also plunged into the
fledgling caravan or motor home market in the country with the launch of its Terra
Home Car, the first ever locally-made recreation vehicle (RV), which typically
includes an air conditioner, heater, refrigerator, microwave, washroom, shower,
kitchen and a stereo and multimedia system, it sleeps six. PCP Terra costs Rs. 31
Lakh.
However, the lack of infrastrcutre such as safe parking place with basic and/or
advace amenities and lack of standard licensing regime, uniform designs and
homogeneous price points, caravan tourism in India is still in the left side of the
growth chart.
Holiday on Wheels, a MP Tourism caravan concept becomes the first state in the
country to introduce Caravan Tourism. The vehicle has a microwave, a fridge, an LCD
and is fully air-conditioned. One can parks the vehicle at parking bays of MP Tourism
units.
The GoI, under its caravan tourism policy, described "caravans as a unique tourism
product that promotes family tourism in destinations without adequate hotel
accommodation". Under the policy, it proposes to build modern caravan parks under
public-private partnerships to park tourism campers and motor homes.
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4. Tourist locations in Karnataka
The state has following three geographical zones

The coastal region

The hilly region comprising the Western Ghats

the Deccan plateau
Being a part of the Arabian coastline below mentioned locations (Table XX) could be
considered ideal for developing caravan park projects. Most of these destinations
have more than one lakh annual tourist footfalls a division of which will be
involuntarily diverted towards the newly developed caravan park project.
Table 2: Annual footfalls in Karnataka Beach Destinations (2014 Data)
District
Location
Domestic
International
Total
Dakshin
Kanada
Surathkal
2,00,000
50
2,00,050
Ullal
2,00,000
200
2,00,200
Udupi
Malpe Beach
10,09,355
426
10,09,781
Maravante Beach
5,30,625
290
5,30,915
Someshwara
Beach
4,36,931
284
4,37,215
Rabinadranath
Tagore & Deva
Bagha Beach
6,38,000
2,320
6,40,320
Gokarna
4,70,000
13,565
4,83,565
Yana
1,32,700
115
1,32,815
Murudeshwara
8,41,500
3,875
8,45,375
Om Beach
9,27,200
12,360
9.39,560
Uttar Kanada
Sheltered by the soaring Western Ghats on the east and bordered by the blue waters
of the Arabian Sea, Dakshina Kannada is blessed with abundant rainfall, fertile soil
and lush vegetation. Pristine beaches, picturesque mountain ranges, temple towns
and a rich culture make it a sought after tourist destination. Dakshina Kannada is
well known for Yakshagana- a fabulous costumed dance drama form, Kambala- the
sport of buffalo racing by farmers, Kori-katta (Cock Fight) and Bootha Kola.
14
Figure 3: Surathkal Beach
Figure 4: Ullal Beach
Udupi district is an ideal place for promoting tourism activities through developing
Caravan Parks. The district is bound by Arabian Sea in west and Western Ghats
(world heritage site) in the east. Land nearer to sea is plain with small hills, paddy
fields and coconut gardens etc. Land bordering the Western Ghats in the east is
covered with forests and hilly terrain; the forests are very thick in some parts.
Someshwara Wildlife Sanctuary is located near Hebri and Kudremukh National
park is only 16 km away from Karkala near Mala. The area surrounding Kollur is also
thickly forested and villages are located in between forest area. Some parts of
Kundapur Taluk and Karkala taluk are covered with forests and greenery as well as
has rich cultural values also. The district is harbouring rare species of flora and fauna.
Tiger, King Cobra, deer, bison are some of the wildlifes seen in the district. Flora
include rose wood, teak wood, some of rare plants and fungus.
Figure 5: Someshwara Beach
Figure 6: Malpe Beach
Clinging to the south western flank of the Indian Peninsula, Uttara Kannada (Karwar)
is a tropical paradise redolent with myths and legends. The gift of life to this strip of
land between the Arabian Sea and the Wall of Mountains known as the Western
Ghats is brought by the monsoons.
15
The natural luxuriance has filled it's art forms with a lushness visible in the carvings
that embellish the temples and in the gold jewellery that women wear which picks
it's design from seeds, buds, flowers, snake heads and tiger claws. As also in the
vibrant costumes of the Yakshagana performers which reflect the colors of nature
itself. This scenic coastal district has 24 beaches which lend themselves beautifully to
the worshipers of the sun and sand. With more than 70% of its area under forest
cover Uttara Kannada is a colourful canvas of nature. The Sahyadri or the Western
Ghats covers a prominent part of the district with its rich hilly forest tracts
picturesque valleys, spectacular designs of lofty monolithic rocks.
Karwar is well connected to prominent cities in India through rail (Konkan Railway)
and road (National Highway). Ample number of buses plies from the district to
various cities including Mumbai, Pune, Bangalore, Manipal, etc.
Figure 7: Rabindranath Tagore Beach
Figure 8: Om Beach
16
Apart from the coastal attractions, other renowned tourist destinations are enlisted
below which includes the forest covers, heritage sites and hill stations.
Table 3: Coastal destination in Karnatak
District
Chamarajanagar
Chikkamagalur
Location
B.R. Hills
Kodagu
International
Total
12,58,027
1,065
12,59,092
Bandipura
1,18,643
2,166
1,20,809
Bababudan Giri
1,40,050
8
1,40,058
Kemmannugundi
3,36,954
43
3,36,997
Bhadra Project
1,19,000
--
1,19,000
80,000
320
80,320
19,65,541
23,880
19,89,421
Halebid
8,81,500
34,966
9,16,466
Cauvery Nisargadhama
5,58,907
--
5,58,907
Khudremukh
Hassan
Domestic
Belur
Nagarahole National
Park
Mandya
Mysuru
Shivamogga
Uttar Kannada
58,942
6,509
65,451
Krishnarajasagara
25,86,276
--
25,86,276
Melkote
11,41,600
--
11,41,600
Chamundi Hills
20,93,949
--
20,93,949
Jog falls
11,44,831
874
11,45,705
Sakrebylu Elephant
Camp & Gajnuru Dam
1,00,876
872
1,01,748
Augumbe
2,00,000
--
2,00,000
Dandali Wild Life
sanctuary
2,36,600
445
2,37,045
Chamarajanagar is mostly preferred by travellers from Bangalore. There are many
tourist places in Chamarajanagar, which are frequently explored by the travellers.
Tourist attractions in Chamarajanagar are Gopalaswamy Betta, Bara Chukki.
Chamarajanagar can be visited in summer, monsoon or winter.
The existence of hilly terrain and Western Ghats could be utilized to design Caravan
Parks near various tourist destinations in Karnataka.
17
Figure 9: Bara Chukki in Chamarajanagar
Chikkamagalur is situated in south western part of Karnataka. The district is named
after its headquarters town of Chikkamagalur. The major commercial crop is coffee.
The hill stations around Chikmagalur are famous summer retreats since they remain
cool even during summers. Mullayangiri, the highest peak in Karnataka is 12 Kms
away from Chikkamagalur. The district is dotted with many holy spots and tourist
places. Number of rivers originates from the hills of Chikmagalur district and flow in
all the seasons. Thus, Chikkamagalur could also be considered as one of the perfect
place to develop caravan park projects.
Kodagu is rated as one of the top hill station destinations in India. Some of the most
popular tourist attractions in Kodagu include Talakaveri, Bhagamandala,
Nisargadhama, Abbey Falls, Dubare, Nagarahole National Park, Iruppu Falls, and the
Tibetan Buddhist Golden Temple. The annual tourist footfalls are also quite high in
this district. Hence, developing caravan park projects in this district will help
attracting more tourists in this location as well as strengthening local economic
activities.
Figure 10: Dubare Elephant Camp, Kodagu
Mysuru district has natural attraction as well as built attractions. Renowned tourist
destination Chamundi Hills could be made further attractive by developing caravan
park projects overlooking the valley.
Shimoga is a true nature's gift, spread with waterfalls, enchanting natural scenery of
hills, dense forests, flora & fauna, forts, swaying palms and abundant paddy fields
make for picturesque locales. Shimoga district situated more or less in the midsouth-western part of Karnataka. The western part of Shimoga district includes
tropical forests and beautiful hilly areas and the eastern less dense but has several
lakes and river valleys.
Jog Falls is one of the renowned tourist destinations of Shimoga district which
attracts most of the tourist footfalls. Developing a Caravan park project near this
location overlooking the view of Jog falls would provide a thrust in order to enhance
the tourist footfalls.
18
Figure 11: Jog Falls in Shimoga
19
5. Caravan and Caravan Park
5.1.
Caravan/RV:
Caravan/RVs are defined as either motor
vehicles or tow-able trailers and are
primarily intended for leisure activities such
as vacations and camping. RVs are usually
found in RV Parks or campgrounds. RVs can
also be rented in most major cities
Figure 12: Caravan
and tourist areas. They are occasionally used
as mobile offices for business travelers and often include customizations such as
extra desk space, an upgraded electrical system, a generator, and satellite Internet.
Recreational vehicle types include the motorhome (class A, B, B+, and C), travel
trailer, fifth wheel trailer, toy hauler, popup
trailer, and slide-in camper (which fits in the
bed of a pickup truck). The interiors are quite
comfortable with features like Beds, dining
areas, toilet and bathroom, kitchen, lots of
storage space and cabinets, windows, etc.
giving the occupants a quite comfortable an
home like experience when they are on a
vacation or any outdoor trip or travel.
Figure 13: Caravan Interior
5.2.
Caravan Park
Caravan Park is a facility developed for
parking of Caravans in allotted spaces
and includes other amenities. Caravan
parks are now used by many different
groups of people for different
purposes. There are two major groups
of tenants in a caravan park. The first
group is casual occupants, both shortterm and long-term and the second is
permanent residents. Within the
group of casual occupants there are
sub-groups. One is short-term Figure 14: Caravan Park with Casual Occupant
residents that stay for periods of time
ranging from overnight up to a few weeks. The other major group is long-term casual
20
occupants that lease a site on an annual basis and own their own van that remains
on the site all year round. These long-term sites often become very well established
and function more as a holiday
house rather than as a moveable
caravan. The second major use of
caravan parks is permanent
residency. The more major groups
are retirees, first home buyers and
other people looking for a more
affordable form of housing. The
most important issue in the mixing
of these two very different groups
of tenants is the relative positioning
of the tenant groups with respect to
Figure 15: Caravan Park with Permanent residency
each
other. The
permanent
residential section should be situated in a separate part of the park to the short-term
and long-term casual occupants. This is to ensure the privacy and living conditions of
the permanent residents.
Caravan parks may provide a range of accommodation products to meet visitor
demand such as;



Powered and unpowered camp sites,
Minimal service RV sites, on-site vans, cabins, chalets and eco/safari tents.
Caravan parks also provide permanent structures such as caretaker’s
dwelling/manager’s residence, shop/office, café, games/ recreation room,
ablution facilities, camp kitchen and camp laundry.
Many different accommodation products and permanent structures are generally
permitted in caravan parks in globally. The details can be found later in Case Study
chapter in this report.
5.3.
Design/layout of caravan park:
Whilst flexibility of accommodation products and permanent structures are
permissible, and required for commercial viability, planning considerations exist as
to the positioning of these products and structures in constrained areas. For the
purposes of this report, constrained areas refers to a specific portion of land that
may have restrictions in use due to environmental factors (e.g. steep slopes, flood
plains, coastal hazards, bushfire prone areas). Accommodation products located in
constrained areas should be removable from the site within 24 hours, this may
require the need for additional equipment such as a crane.
21
Permanent structures should not be permitted in constrained areas. Some cabins
and chalets can be affixed to a site (e.g. on a slab) and therefore may be considered
permanent structures; as well as this, some camp kitchens, camp laundries and
offices may be transportable or donga type structures that can be removed within 24
hours. Discretion should be used when considering these.
The establishment cost of new caravan and camping park is substantial, therefore,
care must be taken while assessment. Few important stages of planning process are
discussed below:
5.3.1. Assessment of Location
In an overall assessment of the proposed location of the park it is necessary to:

Consider distance from major population centers and relationship with
interstate highways and major roads.

Consider existing tourist locations and examine occupancy levels
Factors to be considered in assessing the occupancy potential of the specific local
area include:

Likely seasonality and periods of peak demand.

Whether the area is a holiday destination or a transit overnight location

The nature of visitor attractions in the area
The suitability of the proposed site can be assessed through the following
parameters:

It should not occupy a particular feature, such as an attractive beach, but be
located a short distance away to obtain benefit from it.

It must have all weather access

It should be easily located and accessible by motorists

Hollows and low lying land subject to for or inundation should be avoided

Gradients more than 1:15 are difficult to develop. However, small gradients
can make drainage easier than level areas and add to the aesthetics and
landscaping.

The site should have provisions for at least 5 parking bays to a maximum of
25 parking bays for every 2 acres.
5.3.2. Preliminary Feasibility Evaluation
It is essential at an early stage to determine the board scale of the proposed park,
features to be included and the associated capital costs. The cost can be
substantially altered by the facilities included in the park and these should be
22
considered in the feasibility analysis. Trend towards on-site vans, cabins and en-suite
facilities may mean that van sites will be reduced and these other facilities with
higher potential earning capacity will be added.
An assessment of anticipated operating costs, together with projected income levels
should be undertaken to produce a preliminary indication of commercial prospects.
5.3.3. Authorities and Approvals
Prior to purchasing land or incurring expense for design work relevant authorities
should be consulted to ensure that the project can proceed. For example, in South
Australia the caravan parks have different category under South Australian Building
Act 1976 and are subject to the rules and regulations contained therein. In India
caravan parks are required to have all necessary trading licenses / no objection
certificates (NOC) from Department of Tourism and Local Statutory Body.

The local development authority should be consulted for the necessary
building and planning approvals and requirements under the Health Act.

Coastal Regulation Zone (CRZ) notifications should be consulted to ascertain
any stipulations with regard to location.
If the project proceeds to the design stage it may become necessary to consult the
following departments/orgnisations:

Electricity board/distribution Company for uninterrupted power supply

Water supply board

Local municipality for sewage disposal

Local fire authorities to ascertain necessary fire protection

Effective coordination with local hospitals.
5.3.4. Layout design
It is necessary to obtain an accurate scale plan of the area. The layout design should
at least consider the following:

Park bay

Building plan (specifications for amenities block, administration block etc.)

Sewage and water plan

Electrical plan (in Australia at least 50% of the site are provided with
electricity)

Leisure/entertainment zone

Parking area for cars
23

Landscaping plan
The layout plan should be done in a way to achieve privacy, screening and security.
Table below are shown the layout of few existing caravan parks in UK.
24
Figure 16: Differnt layout of Caravan Park
5.3.5. Cost Drivers
This clause would provide guidance for the range of possible costs which could be
considered during any feasibility analysis. This list is not exhaustive nor is it expected
that all the items will be applicable in every instance.
Table 4: Cost Drivers for Caravan Park
Capital Costs drivers

























Land purchase/Lease
Building
Roadway construction
Water
reticulation,
hose and sprinkler
purchase
Electrical distribution
service
Surface
drainage
construction
Subsurface
disposal
system
(including
dump point, sullage
drainage)
RV purchase
Lawnmower purchase
Laundry facilities
Fencing
Adequate
fire
protection
On-site
vans
and
equipment, CCTV
Garbage
disposal
facilities
Landscaping
Septic
tank
and
effluent disposal
Provision
for
barbecues, car wash,
playgrounds
Purchase of office
equipment
Telephone installation
Food court/kitchen
Toilets and shower
rooms
Gas connection
Gazebo
Swimming pool
Registration
of
business name
Running Costs drivers
Maintenance:
RV
Petrol, oil and Gas
supplies
 Lawn cutting,
 Tree pruning
 Rubbish disposal
 Laundries
 Buildings
 Roads and sealed areas
 Weed controls
 Cleaning materials and
equipment
 Sullage drains
General:


Advertising
drivers
costs
Initial advertising
(all forms)
 Promotions
 Brochure
production

Printing, Stationary
Stamps, Telephone
Advertising
Labor Cost:



Wages
Payroll tax
Insurance:


Workers compensation
Machinery equipment
Public risks
Buildings
Charges:
















Fire brigade levy
Accountancy charges
Audit fees
Trade association fees
Power charges
Lease fee
Loan repayment
Sales tax
Water & Sewer rates
Land tax
Income tax
Company tax
25
6. Project Cost
This section captures the key financial highlights of the project components.
6.1.
Area Assumptions
Various Facilities has been provided along with the Construction of Caravan Park. To
make this a unique experience many facilities like shop, laundry, play area, food
court, and gazebo etc. are proposed to be developed along with parking bay.
Table 5: Area Break-up
Area Break-up
Total Land Area
RV bay and car park area
Service block
WCs ,Shower rooms, dressing area and baby changing
room, Urinals, Laundry room, Administration building,
Security rooms
Restaurants and shop
Play zone
Half basketball court
Badminton court
Kids play area
Swimming pool (25 meter * 15 meter)
6.2.
Acres
5
1
Sq.Ft
217,800
43560
0.2
2000
3000
0.3
2350
1760
1000
4037
Key Cost Assumptions
The key cost assumptions are derived with the development of park along with basic and
advanced amenities.
Table 6: Cost Assumptions
Capital Cost
Per Sq.Ft
Construction of RV bay with 75 mm thick cobble stone
Construction of parking area for cars with cement
concrete
Roads (7.5 meter width) and Drainage network
Construction of Service block
Construction of food court and shop
100
55
1800
2000
Total
Area
20000
20000
In
Lakhs
20
11
2000
3000
150
36
60
26
Capital Cost
Per Sq.Ft
Kids play area with amenities such as jumping pillow, slope etc.
Construction of cemented half basketball court 260
including all fittings
Construction of badminton court (PPC base and rubber 400
painting)
Gazebo
60000/unit
Construction of swimming pool
3000
Buying RV vans
30 lakhs per
van
CCTV with fittings
40000/unit
Landscaping, circulation path, gardening, lawn
100
Total hard cost
Plumbing costs (15% of project cost)
Electricity fitting costs (15% of project cost)
Project Cost
Contingency (5%)
Total Project Cost
Yearly Operation & Maintenance (7% of Total project cost)
6.3.
Total
Area
2350
In
Lakhs
15
6
1760
7
4 units
4037
5 vans
3
121
150
4
87120
1.6
87
668
100
100
868
41
927
65
27
Revenue Generation
The rent of caravan in the different caravan park in UK and Australia are noted down in
order to assume the cost of tickets.
Table 7: Rent per night for Caravan Park
Name
Accommodation
Country
Rent/night
Robin Hood Park, North Yorkshire
Deluxe 2 bedroom for
6 sleeps
Budget cabin for 6
sleeps
Tourist brings their
own caravan
Tourist brings their
own caravan
UK
7000
Australia
6720
UK
2304
Australia
3600
Big 4 Adelaide Shore Caravan Park
Tudor caravan park
Ashley gardens caravan park
Total revenue estimation has been done with the assumptions of footfalls, entry per
person and revenue from associated facilities.
Table 8: Revenue Assumptions
Revenue
Number of Caravan
Total tourist capacity in Caravan
Weekdays (30%): Occupied Caravan
Weekends and Holidays (80%): Occupied Caravan
Minimum night stay
Rent of a Caravan
Assumptions
5
20
2
4
2
Rs. 3600/- per night
The Assumptions of Footfalls are been calculated to generate revenue and the facilities
are also calculated for revenues. The total revenue is calculated as per assumptions per
month basis.
Table 9: Revenue Generation / month
Revenue
Weekdays Revenue/week: Rs. 14400
Weekends Revenue/week: Rs. 28800
Car parking ticket/day: Rs 100
Restaurant and Shop rent (150/Sq. ft./month)
Play Zone: Entry fees and equipment renting (100/person for maximum of
3 hours)
Camping (Rs. 300/night/for 2 persons)
Swimming pool (Rs. 250/person for 6 hours)
Washing machine / loading: Rs. 50
Total Revenue / Month (in Lakhs)
In Rs./month
172800
12000
450000
12000
400000
400000
4500
14.52
28
7. Government Intervention and project structuring
As discussed in Chapter 2, GoK proposed to offer various concessions and investment
subsidies to eligible entities for developing caravan parks in the State of Karnataka.
Cost of civil works and investment in fixed assets would be eligible for investment
subsidies. Costs incurred towards civil construction (including toilets, access to differentlyabled, electrification) and for providing utilities such as safety equipment, water
purification, DG sets, air conditioning, lifts, sewage treatment plant, rain water harvesting,
solar heating/ lighting systems, bore wells and equipment necessary to undertake tourism
related activities would be considered for subsidies.
Project Cost does not include costs towards purchase of land, interiors, lighting /
chandeliers, furnishings, kitchen utensils, ceramic products, etc.
As per the Karnataka Tourism Policy 2015 – 2020, based on the location the Caravan Park
may be eligible for the following investment subsidies:
Investment Subsidy
Taluka
Women, SC, ST and
General Category
differently-abled
entrepreneurs
Category 1
Upto 35% of EPC subject to a
maximum of Rs. 105 lakhs
Category 2
Category 3
Category 4
HKR
Upto 25% of EPC subject to a Additional 10% of
EPC subject to a
Upto 20% of EPC subject to a maximum of Rs. 5
lakhs
Focus
Tourism Upto 40% of EPC subject to a
Destinations(FTDs)*
* An additional 10% investment subsidy (over and above project specific investment
subsidies) shall be provided for development of tourism circuits within a Tourism Cluster.
A tourism circuit is defined as a route within a single Tourism Cluster, in which at least
three Focus Tourism Destinations are located such that none of these are in the same
town, village or city.
29
Therefore, private entities/parties are encouraged to develop Caravan Parks as per the
Department of Tourism, GoK guideline to.
30
8. Annexure : Case Stucies
8.1.
Big 4 Adelaide Shore Caravan Park:
Big 4 Adelaide Shore Caravan Park is situated on stunning 1.2 Kms coastline at West Beach
Adelaide, Australia. A unique location, capturing the best of beach and city life, makes
Adelaide Shores the ideal base for exploring Adelaide’s vibrant beach suburbs, and for
discovering the Adelaide Commercial Business District (CBD) and beyond.
CBD
Figure 17: Accessibility from CBD
Adelaide Shores is just a 20 minute drive from the Adelaide CBD, and with bus stops right
outside the Resort & Caravan Park, it’s easily accessible for those without their own
transport.
Adelaide Shores is surrounded by a range of shopping and restaurant precincts including
Jetty Road Glenelg, Henley Square and Harbour Town. One can easily make Adelaide
Shores as base to explore Adelaide’s vibrant beach suburbs, or to discover the Adelaide
CBD and beyond.
Figure 18: Glenelg beach
31
With a choice of sites in addition to spacious self-catering cabins, there is an option for
every budget. Below are different accommodations and park bays at Big 4 Adelaide Park.
Table 10: Accommodation options in Adeliade park
Types
Space
Seaspray
Sleep 5.
Cabin: 2
bedrooms
and
1
Nestled at the far bathroom
end of the Park by
the sand dunes,
these
deluxe
cabins offer a
home away from
home with a deck
and outdoor dining
area.
Deluxe
Sleep 6.
Cabin: 2
bedrooms
and
1
breeze
& bathroom
Sea
Rivergum
cabins
are bright
and
spacious
with a
deck and outdoor
seating
Amenities




























Budget
Sleep 6
Cabin: 2
bedrooms
and
1
Great-value cabins bathroom
offer
open-plan
kitchen/dining and
a private external





Price ($) – Twin
share
$ 179
Air conditioning
Alarm clock
Ceiling fans
DVD player
Full kitchen
Hairdryer
In-room heater
Iron & ironing board
Opening windows
Radio
Refrigerator - full
size
Shower
Tea/Coffee Making
TV
$ 159
Air conditioning
Alarm clock
Ceiling fans
DVD player
Full kitchen
Hairdryer
In-room heater
Opening windows
Radio
Refrigerator - full
size
Shower
Tea/Coffee Making
TV
$ 112
Air conditioning
Alarm clock
In-room heater
Kitchenette (basic
facilities)
Opening windows
32
Types
Space


bathroom directly
behind.
Eco Tent:
Amenities
1 Bedroom
Sleep 4
Permanent
Eco
tents offer the
perfect ‘glamping’
experience
or
introduction
to
camping.



Radio
Refrigerator - full
size
Shower
Tea/Coffee Making
TV






Balcony / courtyard
Fans
Non-smoking only
Opening windows
Shared bathroom
Wireless / WiFi
Ensuite
Site:
Powered No bedroom Caravan not included
and
1
bathroom
Each of these sites
has its own private
bathroom on-site
and our Premium
Ensuite Sites enjoy
views over West
Beach.
Ensuite
sites
have
a
concrete slab base.
Tourist Cabin:
Sleep 5
A wonderful option
for families, these
open plan cabins
are close to the
action of the kids’
play area.
2
bedrooms
and
1
bathroom













Price ($) – Twin
share
$ 83
$55
$ 129
Air conditioning
Alarm clock
Ceiling fans
Full kitchen
Hairdryer
In-room heater
Opening windows
Radio
Refrigerator - full
size
Shower
Tea/Coffee Making
TV
33
Types
Space
Powered Site Slab:
NA
Concrete
slab
caravan site, up to
24 feet.
Amenities

Caravan
included
Price ($) – Twin
share
not $38
The park has below common facilities:





Splash Zone, 2 jumping pillows
Lagoon type swimming pool
Games room with coin-operated
arcade games including racing
cars, air hockey, pool and more
Indoor toddler playground
Telephone







Half court tennis
Half-court basketball
Go kart for hire
Sports equipment for hire
Kitchen, BBQ facilities
Coin operated washing machine
Sewage dump point
34
The Layout
35
Figure 19: Layout of Adelaide Park
8.2.
Tudor Caravan Park
Tudor Caravan Park is a quiet country site park at Slimbridge village, Gloucestershire,
England. Set in a picturesque location - right alongside the Gloucester-Sharpness ship
canal with the views of the Cotswold Hills in the background.
Figure 20: The RV parking bay
The park is well signposted from the A38 Highway and only 0.7 miles away from famous
WWT Slimbridge Wetlands Centre.
Figure 21: Accessibility
36
The park is open all year round with many all-weather gravel pitches and heated shower
blocks. The adjacent Tudor Arms pub &
restaurant is also open all year as is the WWT's
Slimbridge Wetlands Centre at the bottom of
the road.
The site has hedging around most of the
perimeter with the Gloucester-Sharpness canal
running along one side where camper may see
a paddle-steamer or the occasional tall ship
passing. This meadow backs onto the canal and
has lovely views over the fields towards the Cotswold Hills.
Figure 22: Winter camping
The Old Orchard area of the park is an adults only area all year round. This is all hard
Figure 23: Old Orchard audlt only area of the park
standings with electric hook-ups suitable for caravans, motorhomes, camper-vans, and
RVs. This area is quieter and more secluded as well as being close to the amenities.
It is shielded by hedges and has a selection of both old and new apple and plum trees many of which are local heritage varieties.
The site has lot of open space on well-kept grass for camping in tents. The site is wellequipped for camping with two shower & toilet blocks including 4-star facility which
includes a laundry and baby-changing. Electric hook-ups are also available for tents if
required. There are two washing-up areas and free use of the site freezer.
Figure 24: Camping area in the park
Considering the extreme weather condition
during winter time in UK, the park offers seasonal
price: low season, mid season, high season and
peak season. The tariff was designed on the
season basis and the parking bay (Non electric,
electric or normal tent) a tourist prefers to avail.
All tourists are privileged to use general facilities
which are mentioned below in Figure 26.
37
Figure 25: Tariff details
However, Wi-Fi and Gazebo are available with
extra pounds; £1.00 and £3.00 per night. Extra person, child below 12 and dog are charged
at different rate.
The Layout
Figure 26: Category of seasons
Figure 27: Layout of the park
Common Facilities:
 Toilet and shower block
 WCs, washbasins, hot showers
 Free hot water
 Electric hook-ups
 Camping Gaz
 Laundry with washing machines
and dryers






Dishwashing areas
Free use of common freezer
Chemical and waste water disposal
point
Motorhome service points
Sewage dump point
Shops, pub and restaurants
38

Development of Caravan Park

Transcription

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