Tiger Park Development Highest & Best Use and Market & Financial Feasibility Study for a theme park in Kislovodsk Executive Summary Interim 2 Report 25th November 2018
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Table of contents
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Executive Summary
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Study Area: General Location Current Status Principal Anchors
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Zoning
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Tiger Park Phasing
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Zone 01 Tiger Park Zone 02 Lake development area Zone 03 Slide Park Zone 04 Komsomolsky Park Zone 05 Parking
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Key Components Summary Financials
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Tiger Park Development Summary
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The Vision of the Tiger Park
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Tiger Park Development
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EXECUTIVE SUMMARY
The overall Vision of the project is to develop the “Leading regional entertainment park and new touristic centre of Kislovodsok” or in other words to develop a renown animal park which will offer authentic experience through a variety of innovative entertainment including revival of the “life” around the lake through a combination of hospitality and real estate components. Planing a balanced mix of components within the project will allow a new centrality to both public and touristic attraction, also enabling further development of additional components in the future. Tiger Park is the strongest contributors and the key anchor of the project, due to its attractiveness and effective planning of highly profitable components.
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Study Area: General Location The Study Area includes Tiger Park Development and the other components, and is located is Kislovodsk, Russia
1,600KM From Moscow Flight Duration from Sheremetyevo Airport 1 hr, 42 mins
43KM Driving Distance to Mineralnyye Vody Airport 53 mins by Car
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Kislovodsk city total population: 128,553 The Study Area location within Kislovodsk:
Tiger Park Development
Famous for Caucasian Mineral Waters. attracts 70% of total arrivals within Stavropol region.
2.5KM Center
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Study Area Proposed Land for Development
The project plot has a suitable geography for developing the park on sustainable basis.
Zone 3 (lake) 8.4Ha
Reserve land plot 13 Ha
Zone 2 11.3Ha
TOTAL AREA 39.3 Ha
GIVEN LAND PLOT FOR DEVELOPMENT Marked in red are the cadastral zones that are not owned by the city and are in private ownership, some of these are of critical importance to the project and are useful to acquire (the plots are considered in concept development). 8
Source: Horwath HTL analysis
Zone 1 6.6Ha
AREA: 48 Ha
PLAN OF DEVELOPMENT WITH FURTHER EXPANSION TO NEW LAND PLOT Full plot with border including the potential Expansion Area for the Animal Park
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Current Plot Status 1
DRY LAKE
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AIR PLANE
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RODOPI RESTAURANT
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RIVER ALIKONOVKA
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HOTEL/RESTAURANT
360 (02)
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360 (01)
CONSTRUCTION SITE
MEMORIAL
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360 (01)
360 (02)
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Principal Anchors
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04 LAKE DEVELOPMENT
01 HEART OF THE SITE
HEART OF THE SITE
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P 02 SLIDE PARK
SLIDE PARK
03 ANIMAL PARK 12
03 ANIMAL PARK
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RESIDENTIAL DEVELOPMENT
FAMILY ENTERTAINMENT CENTER
LAKE DEVELOPMENT
HOTEL
PHASE 01 AREA UTILISATION (HA)
05 PARKING KOMOSOMOLSKY PARK
HEART OF SITE 2.3 ANIMAL PARK 31.0 SLIDE PARK 5.6 FEC 0.3 PUBLIC PARK 1.8 HOTEL 2.4 RESIDENTIAL 2.6 PARKING AREA (P1) 2.6
PHASE 02
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Phase 02 will include further development of residential ares as well as expansion of parking area due to expected higher attendance.
PARKING 13
Propsed Concept LAKE DEVELOPMENT
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01
SLIDE PARK
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ANIMAL PARK
PARK DEVELOPMENT Estimated Total Investment: 74.6 mil. €
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ENTRANCE
HEART OF THE SITE
PARKING
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ZONE 01 TIGER PARK Phase 01
30 Ha • The Animal Park will be developed on a minimum level of 23 Ha and targeted level of 30 Ha which is the total area available for the purpose. • Dedicated management to an international specialised operator
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• Expected to attract 250,000 visitors (base scenario) and 470,000 (high scenario)
Proposal
ANIMAL PARK Estimated Investment: 10.8 mil. € 17
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ZONE 01 - TIGER PARK
Tiger Lodge
Proposed Location of the Tiger Lodges and premium datcha with multiple rooms, for visitors to enjoy the park view from within.
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Safari tours
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ZONE 01 - TIGER PARK
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ZONE 02 LAKE DEVELOPMENT 18 Ha
The lake is complementary element of the Tiger Park key attractions, Hotel and residential facilities plus retail will be revitalized to become one of the main icons of the project with the following activities around it: • Boardwalk / pathway • Public park and beach 22
Proposal
7 LAKE DEVELOPMENT Estimated Investment: 30 mil. € 23
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ZONE 02 - LAKE DEVELOPMENT
RESIDENTIAL
The Residential component has strong potential due to its premium location and as factor that creates “life” around the lake Development phase: Phase 1 : (125 units) Phase 2 : (125 units) Concept Overview: Capacity : Height:
RESIDENTIAL DEVELOPMENT Investment: 17.3 mil. € 24
250 units placed in 4 residential buildings GF (commercial areas) + 5 floors
TYPOLOGY # %IN TOTAL NET AREA 1-BDR 138 55% 45 sq m 2-BDR 87 35% 65 sq m 3-BDR 25 10% 100 sq m TOTAL 250 100%
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ZONE 02 - LAKE DEVELOPMENT
HOTEL
The Hotel will introduce the first lodging based on international standards of operation
Development phase: Phase 1 Concept Overview:
HOTEL DEVELOPMENT Investment: 17.2 mil. â‚Ź 26
Positioning: Target segments: Capacity : Management:
Full service 4-star hotel leisure, special interest groups, MICE 150 Keys Internationally recognized hotel operator
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ZONE 02 - LAKE DEVELOPMENT
ACTIVITIES AROUND THE LAKE
The Public Beach will be one of the most ecxitung activity arounfd the lake, in addition to the Hot Air balloon.
Development phase: Phase 1 Concept Overview:
LAKE Investment: 1.1 mil. €
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Positioning: Lake area Activities: Hot Air Balloon
“Captive Air Balloon base location near the lake”
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ZONE 03 SLIDE PARK
5 Ha
Current Situation
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SLIDE PARK Estimated Investment: 6.9 mil. €
Proposal 31
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ZONE 04 PARKING 5 Ha
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ZONE 05 KOMSOMOLSKY PARK
9 Ha
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ZONE 05 - KOMSOMOLSKY PARK
‘‘Leading regional entertainment park and the new touristic centre of Kislovodsk’’
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KEY COMPONENTS SUMMARY HOTEL
Total Keys: 150 Hotel Annex New Boutique Hotel
ZONE 02: - LAKE DEVELOPMENT
ZONE 03: SLIDE PARK RESIDENTIAL Residential Core (250 units) Residential expansion (+100) Serviced apartments
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TIGER PARK Animal park Family entertainment center F&b Commercial Immersive accommodation Spa
ZONE 01: TIGER PARK
LAKE Boardwalk Content around the lake
ZONE 04: PARKING
ZONE 05: KOMSOMOLSKY PARK KOMSOMOLSKY PARK Park area development SLIDE PARK Slide park
LEGEND PLANNED COMPONENTS TO BE REVISITED IN THE LONG TERM TO BE DEFINED WITH THE CITY
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FINANCIALS
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Tiger Park Development Summary Real Estate and Hotel Zone as the key components to start reviving the life around the Lake
ZONE 3
Shops, restaurants, an public spaces to ensure creating a new centre for Kislovodsk
RESIDENTIAL & HOTEL
LAKE
ZONE 2 ZONE 4
SLIDE PARK
ZONE 5
TIGER PARK
Animal Park with various experiences and natural behaving animals within
The Concept is based on 5 core anchors with immediate dependency The Goal of the project is to develop a balanced mix of components that will ensure returns to investors and benefits to both locals an 44 tourists.
ZONE 1
KOMSOMOLSKY PARK
Slide park and entertainment centre as the new Fun area of the City
PLANNED COMPONENTS TO BE REVISITED IN THE long TERM TO BE DEFINED WITH THE CITY
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The Vision of the Tiger Park is to offer a journey from Kislovodsk to the Far East to discover Siberian Tigers. Impressive safari experience through various climate zones in natural habitats for animals. 47