ESR: Proposal Document

STRICTLY CONFIDENTIAL

PROPOSAL

Built To Suit Warehouse Facility in Kolkata

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Asia’s industrial real estate leaders, now empowering India’s industrial & logistic ecosystem

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Table of Contents 01 INTRODUCTION 02 CORPORATE PROFILE Quick Facts 01 Leading Pan-Asia Logistics Real Estate Manager & Developer 01 Key Milestones of a Success Story 01 High Quality and Diversified Tenant Base 01 India Snapshot - Assets under Exclusivity 01

03 COMPANY KEY STRENGTH Principal Management Team 01 Principal Management Team – India 01

04 THE PROJECT City Location Details 01 Site Location Details 01

05 THE REQUIREMENT Amazon Requirement I 01

06 THE SOLUTION Master Plan Design I 01 Area Statement 01 Warehouse Building Specification 01

07 COMMERCIALS AND TIMELINES

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Introduction ESR is a leading pan-Asia logistics real estate developer, ESR and operator focused on the key metropolitan areas most closely tied with consumption and global trade.

Co-founded by Warburg Pincus and backed by some of the worlds’ preeminent investors including APG, CPPIB, Goldman Sachs, Morgan Stanley AIP. PGGM, Ping An and SK Holdings, the ESR platform represents one of the largest in the Asia-Pacific region managing over 90 million sq. ft. gross floor area of projects owned and under development across China, Japan, Singapore, South Korea and India, with capital and funds management offices in Hong Kong and Singapore.

two entrepreneurs, Sun Dongping and Jeffrey Shen in 2011, and pre-merger had grown to be one of the largest developers and operators of modern logistics facilities in China. In 2014, eShang entered into the Korean market through its investment in the Kendall Square platform and later secured substantial capital commitments from the top tier global investors to support its outsized growth in the market.

ESR, headquartered in Hong Kong, was formed through the merger of e-Shang and Redwood in January 2016. After the combination of these two platforms, the group has progressed at an accelerated rate with further enhanced investor composition and expansion in multiple markets. e-Shang was co-founded by Warburg Pincus and

ESR also manages a Singapore listed industrial REIT, called the ESR REIT which has 8.4 million sq. ft. gross floor area assets & S$1.35 billion in value.

The Redwood Group was founded by Stuart Gibson and Charles de Portes in 2006 and was ESR is one of the largest third-party landlords in backed by Sam Zell’s Equity International from Asia for some of the world’s top e-commerce 2013. Pre-merger it was a leading developer, companies, bricks-and-mortar retailers, 3PLs and investor in Japan and China with Singapore cold-chain logistics providers. The rapid growth in capital and funds management and a primary e-commerce, greater supply chain efficiencies and focus on the identification and execution of consolidation by third party logistics providers are logistics, warehousing and transportation real a major driver of our growing development activity. estate solutions for some of the largest end users.

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Quick Facts

2016 ESR was formed through the merger of e-Shang and Redwood

USD 10bn Approximate assets under management

>250 Real estate professionals across Asia

>100MM sqm

Projects owned and under development

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Leading Pan-Asia Logistics Real Estate Manager & Developer

GFA (in operation and under development)

10.2 million sqm Total external AUM in excess of

US$10 billion CHINA

KOREA

AUSTRALIA

• One of the top players by logistics facilities area • One of the leading landlords for key e-commerce players

One of the largest modern warehouse developers in Korea upon completion of projects under development

Entered Australia market in 2017 and became the largest shareholder of Property Link and Centuria Capital which collectively have over A$6bn of AUM

SINGAPORE

JAPAN

INDIA

• Invested in ESR-REIT, an early industrial S-REIT player with >9mn sqft of GFA • c.12% stake in ESR-REIT; c.80% stake in ESR-REIT Manager and c.100% stake in its Property Manager

• One of the highest starts by value in 2015 and 2016 • Strong execution and capital market capabilities to manage sizable developments

• Secured exclusivity on 1 million sq.m of developable area • Team of 13 based in Mumbai expected to double in 2018

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Key Milestones of Success Story Charles de Portes and Stuart Gibson founded The Redwood Group to invest in logistics in Japan and China

2006

2011

2012

• Redwood raised US$280m opportunistic China logistics • fund • Incread to c.US$440m by December 2015

2013

2014

• e-Shang secured US$650m investment from APG for creation of programmatic JV • Expanded into South Korea and secured over 0.8m sqm of development pipeline

2015

• Warburg Pincus co-founded e-Shang with Jeffrey Shen and Sun Dongping - One of the largest logistics private equity investors in Asia • Completed e-Shang Project Friends Phase 1 (one of the largest single warehouse properties for ecommerce tenants at the time of completion)

• Redwood raised first post-tsunami US$208m Japan logistics fund (c.US$350m with co-investors) • e-Shang secured US$120m offshore financing from Goldman Sachs

• Goldman Sachs increased its financing in e-Shang by US$100m to further grow the platform • Recieved additional US$200m equity commitment from APG for China and US$500m from APG/CPPIB for Korea • e-Shang merged with Redwood to create ESR

2016

• Launched 2nd Japan logistics find with US$1bn closed • Obtained US$300m facility arranged by Hana Bank • Received US$300m pre-IPO preferred investment from leading Chinese financial institutions

Secured >US$3bn of capital from leading institutional investors to date

2017

Since the e-Shang and Redwood merger, ESR has acquired c.2.7m sqm GFA of new projects in China, Japan, and Korea

• Obtained control of ESR-REIT managers and became the 2nd largest unitholder of ESRREIT • Acquired >5% stake in Sabana REIT, a Singapore REIT with c.US$340m(1) market cap and 21 quality industrial buildings across the country

Continued expansion into new markets via asset light model: (i) Korea platform (ii) Acquisition of ESR-REIT managers (iii) Acquisition of Property Link and Centurial Capital

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High Quality and Diversified Tenant Base

Landlord of ECommerce Companies and Retailers • One of the largest landlords of leading ecommerce companies in China • One of the major warehouse facilities providers for offline retailers • Examples of key clientele

Collaborations with 3PLs/ Logistics Operators Strategic alliance with major 3PLs and reputable logistics service providers

Built-to-suit Logistics Solutions Provider & Reliable Landlord • Developing built-to suit state of art modern warehousing and distributions facilities for leading • global e-commerce companies and manufacturers • One of the landlords of choice for cold storage users

Examples of key clientele

Examples of key clientele

Examples of key clientele

Broad Offering to Clients Economies of Scale Diversified Customer Service

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India Snapshot Assets Under Exclusivity Land size (acres)

Leasable Area (mn sqm)

VADODARA

60

DELHI (4 sites)

0.13

127

MUMBAI

0.27

KOLKATA

DELHI 90

0.21

79

PUNE

0.17

HYDERABAD

113.50 0.31

KOLKATA

VADODARA

BANGALORE

60

0.14

CHENNAI

MUMBAI 30

0.07

PUNE

HYDERABAD

120

0.26

BANGALORE CHENNAI

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Company Key Strength Principal Management Team

Jeffrey Shen Co-Founder & Co-CEO

Jeffrey has 21 years of industrial real estate experience in China. He has Founded e-Shang with Warburg Pincus in 2011. He was former Senior Vice President of GLP (formerly Prologis China), overseeing the Eastern China area, with operations representing 60% of GLP’s China portfolio (20042011) - was key man for GLP in China, former Head of Industrial Development, DTZ China (2000-2003).

He has Bachelor of Engineering degree (major in Real Estate Investment)

Wee Peng Cho Group CFO

Wee Peng Cho has over 20 years of experience in finance in international and regional companies. He was Former CFO in SATS and Hyflux, both listed on the Singapore Stock Exchange, also held various treasury roles with Dow Chemical in USA and Asia Pacific from 1998 to 2007. He has done master’s in applied finance from National University of Singapore, Chartered Financial Analyst (CFA)

Stuart Gibson Co-Founder & Co-CEO

Stuart has 25 years of development and investment experience in Asia. He has 15 years of development and investment experience in Japan industrial sector. He was former President of Prologis Japan Was key man for Prologis in Japan, former Chairman of AMB Property Corporation Japan Advisory Committee, former Co-Founder & Co-CEO of AMB BlackPine

Charles de Portes Co-Founder & President

Charles has 21 years of real estate investment experience (17 in Asia industrial sector). He was former Head of Acquisitions and Capital for Europe and Asia at Prologis, former member of AMB Property Japan Advisory Committee, former CoFounder & Co-CEO of AMB BlackPine. He was previously with Goldman Sachs New York, London, and Paris. He has done his MBA from INSEAD.

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Company Key Strength Principal Management Team

Sunwoo Thomas Nam Korea CEO

Sunwoo has 25 years of experience in real estate investment, development and fund management. He was former CEO of Prologis Korea, former Director of Investment at Rodamco Asia, Hong Kong. He has done his MS in Real Estate Development, MIT

Abhijit Malkani India CEO

Abhijit has 23 years of experience in real estate and 11 years of experience in logistic and industrial real estate in India. He was member of founding team and former Managing Director of IndoSpace, which is currently the largest logistic real estate developer in India, former country head of Prologis India

Jihun Kang Korea CIO

Juhun has 16 years of experience in real estate investment, development and fund management. He was former Vice President at Prologis Korea, responsible for acquisition & development activities in Korea, former Director of Business Development at AMB Property Corporation. He has done his MS in Real Estate Development, MIT; Master in Architecture, Harvard University

Jai Mirpuri India CEO

Jai has 14 years of experience in real estate across regions and 10 years of experience in investment and organization building in Redwood. He was previously in Deutsche Bank and Capital One Bank. He has done his MBA from INSEAD.

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Company Key Strength Principal Management Team

Adrian Chui ESR REIT CEO & Executive Director

Adrian has over 17 years of experience real estate development, REITs, banking and capital markets in Singapore and ASEAN. He was former Managing Director and Head of Real Estate Singapore & Southeast Asia – Advisory at Standard Chartered (20092017). He oversaw Southeast Asia real estate advisory division and Singapore corporate banking division. He has completed his BBA, Nanyang Technological University

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Company Key Strength Principal Management Team – India

Abhijit Malkani India CEO

Abhijit has 23 years of experience in real estate and 11 years of experience in logistic and industrial real estate in India. He was member of founding team and former Managing Director of IndoSpace, which is currently the largest logistic real estate developer in India, former country head of Prologis India

Manish Inamdar Senior Director, Project

Manish has 24 years’ experience in Project Consulting & Real Estate Development in India. He was formerly working with ACCOR Hotels as a Director – Projects, Confluence as a Regional Manager, IL&FS as a Country Manager, He is also an eminent Member of the Royal Institution of Chartered Surveyors, London (MRICS) & Member of the Project Management Institute, US.

Jai Mirpuri India CEO

Jai has 14 years of experience in real estate across regions and 10 years of experience in investment and organization building in Redwood. He was previously in Deutsche Bank and Capital One Bank. He has done his MBA from INSEAD.

Ishwar Shandilya Senior Director, Legal

Ishwar has 23 Years of experience as an in-house Counsel & Company Secretary across varied industry segments including Power, Telecom, Infrastructure, Real Estate, Media & Entertainment, having worked with conglomerates like Reliance, Adani, Viacom, Airtel and Escorts groups. He has done his Law Graduate from Delhi University and Post Graduate from Delhi School of Economics.

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Company Key Strength Principal Management Team – India

Rohit Gupta Director, Leasing

Rohit has 16 years of working experience out of which 12 years with JLL, heading Industrial Services and Landlord representation business in his region. He was formerly working with JLL and Standard Chartered Bank.

He has done his MBA in International Business.

Gaurav Sharma Director, North & East

Gaurav has over 17 years of experience in heading entire gamut of Business Operations with P&L Responsibility, chiefly in the domain of Banking & Real Estate in India and Singapore. He has worked with reputed banks like Standard Chartered Bank (formerly ANZ Grindlays Bank), Royal Bank of Scotland (RBS Coutts), Kotak Bank and Axis Bank.

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About ESR Global Portfolio

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Global Portfolio JAPAN

Amagasaki Distribution Centre

Baraki Distribution Centre II

Baraki Distribution Centre I

Chibakita Distribution Centre

Fujiidera Distribution Centre

Ichikawa Distribution Centre

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Global Portfolio JAPAN

Kawagoe Distribution Centre

Kawajima Distribution Centre

Kazo Distribution Centre

Namamugi Distribution Centre

Nagoyaminami Distribution Centre

Nanko Distribution Centre 2

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Global Portfolio CHINA

Beijing Tongzhou Park

Changsha Park

Chengdu Shuangliu Cold Chain Park

Dongguan Hongmei Park

Dongguan Machong Park

Hangzhou Dajiangdong Park

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Global Portfolio CHINA

Hebei Langfang Park

Kunshan Huaqiao Park Phase I

Ningbo Fenghua Park

Shanghai Songjiang East Park

Shanghai Songjiang West Park

Shanghai Qingpu Park

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Global Portfolio CHINA

Shandong Jinan Park

Shenyang Park

Jiangsu Taicang Park

Tianjin Wuqing Park

Wuhan Baishazhou Cold Chain Park

Zhejiang Yuhang Park

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Global Portfolio KOREA

Bucheon Cold Chain Logistics Park

Bucheon Logistics Park

Gachang Logistics Park

Goyang Logistics Park

Juksan Logistics Park

Sangdong Logistics Park

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Global Portfolio SINGAPORE

9 Tuas View Crescent

43 Tuas View Circuit

3 Tuas South Avenue 4

2 Tuas South Avenue 2

22 Chin Bee Drive

25 Pioneer Crescent

86/88 International Road

28 Senoko Drive

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Global Portfolio SINGAPORE

11 Woodlands Walk

1/2 Changi North Street 2

45 Changi South Avenue 2

16 International Business Park

30 Toh Guan Road

70 Seletar Aerospace View

11 Serangoon North Avenue 5

128 Joo Seng Road

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Global Portfolio SINGAPORE

16 Tai Seng Street

130 Joo Seng Road

3 Pioneer Sector 3

1 /3 Lok Yang Road and 4 Lok Yang Road

24 Jurong Port Road

3C Toh Guan Road East

4/6 Clementi Loop

160 Kallang Way

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Global Portfolio SINGAPORE

25 Changi South Avenue 2

7000 Ang Mo Kio Avenue 5

2 Jalan Kilang Barat

11 Chang Charn Road

12 Ang Mo Kio Street 65

54 Serangoon North Avenue 4

21/23 Ubi Road 1

30 Marsiling Industrial Estate Road 8

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The Project Proposed Location Details

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Proposed Location Uluberia, Kolkata City Location Details

Kolkata is the capital of the Indian state of West Bengal located on the east bank of the Hooghly River, while the Port of Kolkata is India's oldest operating port and its sole major riverine port.

Kolkata is home to many industrial units operated by large public- and private-sector corporations; major sectors include steel, heavy engineering, mining, minerals, cement, pharmaceuticals, food processing, agriculture, electronics, textiles, and jute. Companies such as ITC Limited, Coal India Limited, National Insurance Company, Exide Industries and Britannia Industries are all headquartered in the city.

Google Map Location: 22°34′N 88°22′E

The West Bengal Industrial Development Corporation is developing sector specific and multi Product industrial parks in the State keeping in mind the GoWB roadmap for rapid industrial growth.

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Proposed Location Uluberia, Kolkata Site Location Details Location Uluberia is situated on the bank of river Hooghly.

The main road passing through the heart of the city is Orissa Trunk Road & is also well connected by National Highway No-6; Bombay Road.

Zoning Warehouse/ Industrial

Distance Approx. 42 Km from City Centre, Kolkata Transport This city has a very good transport system. NH-6, South Eastern Railway zone and Cuttack road pass through it. Hooghly River surrounds south part of this town.

Summary • Strategically located, Kolkata offers great connectivity to major seaports, airports & cities of eastern India • It is famous as an industrial belt close to the state capital • Uluberia is ideal for automobiles, motorcycles and general industrial cargo including iron ore, granite, coal, fertilizers, petroleum products, and containers

Port Airports: There is an international airport at Kolkata and a domestic airport at Bagdogra, Siliguri Seaports: There are two riverine ports at Kolkata and Haldia at 42 km & 77 km respectively

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Proposed Location Uluberia, Kolkata Access To Site

Size of Land Parcel 79 Acres Main Access NH-6 Mumbai Highway Zoning Industrial / Logistics Distance from Kolkata City centre 50 Km Distance from Hawrah 35 Km Distance from Dankuni 45 Km Distance from Haldia Port 76 Km Distance from International Airport 59 Km Major Logistics in Vicinity Iron & Steel Products, Food processing, Plastic & PVC moulding units

Site Potential Summary • Strategically located, Kolkata offers great connectivity to major seaports, airports & cities of eastern India • It is famous as an industrial belt close to the state capital • Uluberia is ideal for automobiles, motorcycles and general industrial cargo including iron ore, granite, coal, fertilizers, petroleum products, and containers

• Uluberia is a city and a municipality in Howrah district of West Bengal. It is 45 KM from main CBT Distt of Kolkata • Demand for warehousing space in Dhulagori-Uluberia is mostly led by manufacturing-companies, owing to the presence of large FMCG companies such as ITC, PepsiCo, Jubilant Food-works, etc. There is increase in interest from E-com companies to look at this place as an alternate to NH-2 and old Delhi road, which is congested and with limited options.

• Also, the presence of Haldia port in the vicinity makes it possible for these regions to cater to demand from the import/export trade.

• Google Map Location: 22.478644, 88.047718 • Main Highway Access: NH-6 Mumbai & Chennai Connecting corridor. Proper 8 lane express highway connects to NH-2 Dankuni at a distance of 40 Km. Orissa Trunk Road connects to Orissa.

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The Requirement Amazon India

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Amazon Requirement BUILDING FEATURE

AMAZON REQUIREMENT

Warehouse Area

Single floor carpet/usable area of 400,000 Sq. ft. + ~ 20,000 Sq. ft. of Office Mezzanine.

(Excluding Storage space within the structure) + ~ 1.6 Lac of the Processing Mezzanine + ~ 7000 Sq. ft. of AHU Mezzanines (Distributed in 5 Mezzanines) For 600,000 Sq. ft. building the Office Mezzanine of 30,000 Sq. ft. + ~ 2.3 Lac of Processing Mezzanine + ~ 10,000 Sq. ft. of AHU Mezzanine (Distributed over 8 Mezzanine).

Building Type

Pre-Engineered Building with insulation on roof & wall

Office Mezzanine

20000 to 30000 Sq Ft

Process Mezzanine with Lifts Parking

1.6 lacs for 400,000 Sq Ft 2.3 lacs for 600,000 Sq Ft 15 No’s 40 Ft Trailer Parking Space / 100 K Sq. ft. of Warehousing Space; 8 No’s Car/100K Sq. ft. of Warehousing Space; 5 Bus Parking Spaces / 100 K Sq. ft. of Warehousing Space 75 Bike Parking Space / 100 K Sq. ft. of Warehousing Space Covered parking for cars & bike.

Building Height

12.5 meters clear height at eve (Free from any structure, Pipe work, lighting etc) and 16m at center (ridge)

Floor Load

6 T/Sq mt FM-II standard

Electricity Load

800 KVA per 100,000 Sq Ft of building

HVAC

For Airconditioned buildings: Need air tight shell.

No Louvers, No roof ventilators (ridge & gravity) For evaporative cooled system: Need to design the system for 6 air changes.

System should consist of louvers with filters & ridge ventilators.

Fire Fighting System

Fire hydrant, Fire sprinkler system must be designed as per FM Global standard

Lighting

LED Lights.

Site Perimeter Perimeter fence: .1 FC (10 LUX) / 20-30ft (6.1-9.1m) Illumination Width Guard Shack: 10 FC (100 LUX) Open Yards:1 FC (10LUX) Loading Docks: .2 FC (20 LUX) Building Exterior:.2 FC (20 LUX) Parking Lots:.2 FC (20 LUX) Entry Point Pedestrian: 2 FC (20 LUX) 25ft (7.5m) Illumination Width Vehicular: 1 FC (10 LUX) 50ft (15m) Illumination PAGE 31

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ESR Uluberia – BTS (Built to Suit) Warehouse Building Specification BUILDING FEATURE

CLIENT REQUIREMENT

ESR INDIA REPLY

Warehouse Area

Single floor carpet/usable area of 400,000 Sq. ft – 600,000 Sq Ft

Option I: 705,000.33 Sq Ft Chargeable Area Option II: 701, 831.65 Sq Ft

Office Mezzanine

20000 Sq Ft to 30000 Sq ft with lifts

Will be provided as per the requirement. Lifts shall be in Amazon scope.

Multi-level Process Mezzanine No of Docks

160,000 Sq. ft. for 400,000 Sq. ft. Building Will be provided as per the requirement. or 230,000 Sq. ft for 600,000 Sq Ft building Goods Lifts shall be in Amazon scope As per ESR standard specification.

Building Height

12 meters at side 16 meters at center (Max)

12 meters at side & 16 meters at center (Max) has been considered.

Height of Dock

1.2 m plinth height

1.2m plinth height from the finish docking road level .

Docking Doors & Dock Shelters

Motorized sand witched sectional doors

2.4m (w) x 3m (ht), Shall be provided Dock shelters shall be in client scope

Dock Pits

15 Nos / One Lac Sq. Ft

Dock pit numbers shall be one per 12000 sq. ft. of building area/one in each bay. No levelers shall be provided

Canopy

6m wide cantilever canopy

6 m wide Continuous canopy along the building length shall be provided over docking area.

Firefighting System

FM Compliant Firefighting, sprinkler system

Fire hydrant and fire hose along the building periphery shall be provided to comply with NBC and local CFO fire norms. FM Global compliant system shall be provided.

Building Lighting

LED Lights.

Site Perimeter Perimeter fence: .1 FC (10 LUX) / 20-30ft (6.1-9.1m) Illumination Width Guard Shack: 10 FC (100 LUX) Open Yards:1 FC (10LUX) Loading Docks: .2 FC (20 LUX) Building Exterior:.2 FC (20 LUX) Parking Lots:.2 FC (20 LUX)

Building Lighting is excluded from the scope of ESR.

Entry Point Pedestrian: 2 FC (20 LUX) 25ft (7.5m) Illumination Width Vehicular: 1 FC (10 LUX) 50ft (15m) Illumination

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ESR Uluberia – BTS (Built to Suit) Warehouse Building Specification BUILDING FEATURE

CLIENT REQUIREMENT

ESR INDIA REPLY

Road

Clear 14.5 setback is required around the building. Bus shelters to be constructed at the entrance.

Building wall

4m brick wall/precast panels to be provided around the periphery of the building.

800 KVA per 100,000 Sq Ft

Clear 14.5 setback is required around the building.

Bus shelters to be constructed at the entrance.

4m Peripheral building wall with plaster & paint from the finish floor level considered

Electricity Power connection Fire exit staircases

Min 10 – 15 Emergency Staircases will be needed around the building

Fire exit doors

Windows

Not required

Toilets

For Every 1 Lac Sq. Ft Space we will need 2 Blocks of Men's Toilets Each with 8 Urinal, 4 WC, 6 Washbasins 2 Blocks of Ladies Toilets with 2 WC and 2 Washbasins.

15 No’s 40 Ft Trailer Parking Space / 100 K Sq. ft. of Warehousing Space; 8No’s Car/100K Sq.ft.of Warehousing Space; 5 Bus Parking Spaces / 100 K Sq. ft. of Warehousing Space 75 Bike Parking Space / 100 K Sq. ft. of Warehousing Space Covered parking for cars & bike.

6 T/Sq Mt FM-II Floor

Parking

Flooring

Electricity is excluded from the scope of ESR Incoming power connection at the park level receiving sub station Metal steel staircases with handrail shall be provided from finish floor level to the external finish road level.

1.2m (W)x2.2M (HT) fire exit door shall be provided with panic bar. fire exit doors shall be provided at a distance to comply with NBC fire norms Will not be provided Provision of two toilet block at the both end of building. Standard Toilets with fixtures shall be provided. Male to female toilet ratio to be as per building norms.

Amazon norms shall be followed Will be provided as per availability in the Park.

Industrial Tremix Floor, floor thick as per the design load

Utility building

HVAC System

Separate utility building to be constructed for DG’s, electrical high side infrastructure, chiller, maintenance room, toilet facilities

6 Ton UDL floor design load to withstand racking load and MHE movement Shall be provided as per Amazon requirement.

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ESR Uluberia – BTS (Built to Suit) Warehouse Building Specification Exclusions: • Office and process mezzanine lifts supply & installation • Office Fitouts • HVAC supply & Installation • LT Electricals • Light Fixtures • Dock levellers & dock shelters • Solar Power initial investment. Only provision shall be made for installation of solar power • DG’s, Chiller units supply & Installation • Effluent treatment plant (ETP)

Note: • ESR is willing to execute above mentioned excluded works and need more details for detailed working and costing etc.

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The Solution Technical Master Plan and Specifications

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Master Plan Design Park Master Layout – Option I

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Master Plan Design Building Plan – Option I

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Master Plan Design Park Master Layout – Option II

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Master Plan Design Building Plan – Option II

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Area Statement ESR India – Uluberia: Built to Suit – Warehouse Building AREA STATEMENT: OPTION-2

AREA (SQ M)

AREA (SQ FT)

PHASE -1 Built up area

23,356.04

251,404.41

Office Mezzanine area

2,222.17

23,919.44

Process Mezzanine area

9,130.35

98,279.09

AHU Mezzanine area

532.07

5,727.16

Driver's rest area

105.00

1,130.22

security cabin area

23.80

256.18

Utility building area

1,701.87

18,318.93

fire exit and ramps

244.08

2,627.22

37,315.37

401,662.65

Total Chargeable Area Phase-1

37,315.37

401,662.65

Open Yard Area

24,082.25

259,221.33

14,551.94

156,637.08

-

-

5,510.59

59,315.99

AHU Mezzanine area

354.70

3,817.99

fire exit and ramps

118.47

1,275.21

Phase-2 Total Area

20,535.70

221,046.27

Total chargeable area phase-2

20,535.70

221,046.27

Total chargeable area phase-1 &Phase-2

57,851.07

622,708.93

Total chargeable area open yard

24,082.25

259,221.33

Phase-1 Total Built-up Area

PHASE -2 Built up area Office Mezzanine area Process Mezzanine area

Open Utility area

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Area Statement ESR India – Uluberia: Built to Suit – Warehouse Building AREA STATEMENT: OPTION-2

AREA (SQ M)

AREA (SQ FT)

PHASE -1 Built up area

23,237.61

250,129.63

Office Mezzanine area

1,433.36

15,428.69

Process Mezzanine area

9,412.64

101,317.66

AHU Mezzanine area

532.07

5,727.16

Driver's rest area

105.00

1,130.22

security cabin area

11.90

128.09

Utility building area

1,574.97

16,952.98

fire exit and ramps

295.56

3,181.41

Phase-1 Total Built-up Area

36,603.11

393,995.83

Total Chargeable Area Phase-1

36,603.11

393,995.83

Open Yard Area

17,092.63

183,985.02

13,940.11

150,051.34

507.24

5,459.93

5,544.23

59,678.09

AHU Mezzanine area

354.70

3,817.99

fire exit and ramps

245.70

2,644.71

Phase-2 Total Area

20,591.98

221,652.07

Total chargeable area phase-2

20,591.98

221,652.07

509.80

5,487.49

Total chargeable area phase-1 &Phase-2

57,195.09

615,647.90

Total chargeable area open yard

17,602.43

189,472.51

PHASE -2 Built up area Office Mezzanine area Process Mezzanine area

Open Utility area

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Warehouse Building Specification A.

Building Feature

Description

PEB BUILDING STRUCTURE Design code standards

Design, Fabrication & Erection of Structural Steel to comply with AISC (American Institute of Steel Construction)/IS code. All welding work shall be as per AWS (American Welding Society)

Wind Loads

Metal Building Manufacturer Association (MBMA)

Seismic Loads

As per Latest IS 1893 as per site specific earthquake zone

Roof Collateral Load

30 Kgs /sq. mt collateral load considered on the roof to install Sprinklers, electrical system & other utility services/additional 40kg/sq mt design load on the roof for solar panel installation (Tenant Improvement feature)

Building Type

Pre Engineered Building

Building Aspect Ratio

Building length to the width ratio to be 2:1

PEB Building Unit size

As per site specific respective master plan layout

Building Height at Eave

Standard building clear ht of 10 m at the building eave

Building Height at Center

11.8m/12m

PEB Building Frame Internal Column lateral span

22m/25m internal column span

Internal Column longitudinal span

16m

External Column lateral span

7m/8m

External Column longitudinal span

8m

Pre punched purlins

Purlins to be pre-punched for Fixing of Fire Protection & Electrical System Components

PEB column paint finish

Enamel finish paint, color as per design

PEB column Brackets

Provision of steel brackets on the end wall peb columns at 8m ht from ffl for the Installations of cable trays and other utility services PAGE 42

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Warehouse Building Specification Building Feature

Description

PEB Roof Details Roofing type

Standing Seam roof system (Screw less roof system)

Roof sheeting Material

Roof sheeting shall be of TCT 0.55mm thk bare Galvalume sheet

Roof sheeting finish

Bare Galvalume (no paint)

Roof slope

Roof slope to be 1:20

Skylight

3%-4% roof area shall be provided with Skylight for natural daylight. Approx. one skylight at each bay on either side.

Skylight panel will be of polycarbonate sheet fixed to void water leakage .

Roof Insulation

Fiber glass wool roof insulation sheet shall be provided as Tenant Improvement component/surf mist coating on the roof sheet

PEB Wall Cladding Details Cladding sheet material

Single skin TCT 0.55mm thk Galvalume sheet color as per design

Cladding wall length

Sheet cladding shall be above the 3.60m high masonry wall till roof in a seamless manner

Cladding & masonry wall overlap

Wall cladding sheet to overlap by 150mm on masonry wall

Cladding paint finishes

Enamel finish paint, color sheet as per design

Storm Water Drainage System Storm water down spout

Down spouts to be fixed with end spouts up to Finished Ground Level. Design as per NBC norms

Storm water down Gutter

Color coated Galvalume gutters, design as per NBC norms PAGE 43

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Warehouse Building Specification Building Feature

Description

Building Ventilation System Ridge Monitor / Ridge Vent

Required air changes shall be achieved through continuous ridge vent. Ridge throat size as per design.

Louvers / Ventilators

Z-type ventilators shall be provided at 6mt ht from building finish floor except office area.

Air changes

3-6 Air changes /8 air changes for Industrial buildings

Continuous Canopy Details Canopy Width

4m from the PEB end wall column

Canopy length

Continuous canopy along the building length shall be provided over docking area and office entry canopy at 5.2 m ht from the corresponding road level

Canopy Height Canopy roofing material

Single skin TCT 0.55mm thk Galvalume sheet color as per design

Canopy roof slope

canopy roof slope to be 1:10. slope of the canopy towards docking wall to avoid bents in the down spouts.

facia sheet color

Single Skin 0.50mm TCT, Pre-Painted, color as per design

soffit sheet/color

Single Skin 0.50mm TCT, Pre-Painted, color as per design

Building Safety & Maintenance Features Cage ladder

One lockable cage ladder shall be provided to access the roof for maintenance

lightening arrestor arrangement

Provision of fixing the Lightening arrestor at the roof ridge

Roof fall protection system

Safety harness lines to be provided on roof along the edge PAGE 44

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Warehouse Building Specification Building Feature

Description

Docking Details Docking type

Perpendicular docking to the building. Angular docking as and when required at strategic location

Docking Apron size

16.5 m wide docking apron provided for the 40ft vehicular movement. Concrete road shall be provided at the docking area with reversed slope towards the building.

Docking Apron finish

PQC road design to take the load of 40ft truck load

Dock door type

Manually operated rolling shutters

Dock door size

2.4m (w) x3m (ht), numbers shall be one rolling shutter per 12000 sq. ft. of building area/one in each bay. one knockout panel in each bay shall be provided

Emergency dock door

One emergency dock door of 4m(w) X 5m(Ht)

Ramp for Emergency dock

Emergency dock door shall be provided with access ramp of slope 1:20, width of the ramp shall be 4 m wide. Hand Rail to be provided on both sides of the ramp.

Dock pit size

Dock pit size suitable to install 2.0 m x 3.5 m dock levelers.

Dock pit numbers

Dock pit numbers shall be one per 12000 sq. ft. of building area/one in each bay.

Dock leveler

Tenant Improvement component, only dock pits shall be provided

Dock protection system

Each dock shall be provided with dock fenders/bumpers

Dock guide rail

Bollards shall be provided at each docking area

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Warehouse Building Specification B.

Building Feature

Description

RCC & CIVIL STRUCTURE Civil work Design Standard

RCC work as per IS 456:2000,IS 2950

Masonry work

Masonry work as per IS 2185 (part1)1973

Building Plinth height

1.3m plinth height from the finish docking road level

External wall height

3.6 m from the finish floor level

External wall detail

RCC waffle panel

Flooring type

Industrial Trimix Floor, racking compliant, floor thk as per the design load, M30 grade concrete floor 5 Ton UDL floor design load to withstand racking load and MHE movement one office entry door shall be provided, wooden flush door

Flooring design load Door type Window type and size

Aluminum Sliding Windows shall be provided at the office area as per design and shall be part of Tenant Improvement

Fire door size

1.2m (W)x2.2M (HT) fire door shall be provided with panic bar as per NBC fire norms Provision of office area to be 5% of the building area.

Office Area Mezzanine structure

Mezzanine staircase

provision of steel structure mezzanine to be considered.

Office mezzanine design load to be 500kg/sqm, deck sheet and RCC slab structure shall be provided.

Provision of one MS staircase for office mezzanine

Mezzanine Toilet Sunk Glass Faรงade

Glass faรงade panel to be considered for office entrance area

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Warehouse Building Specification C.

Building Feature

Description

BUILDING UTILITIES Fire Protection system Fire Hydrant system

Fire hydrant and fire hose along the building periphery shall be provided to comply with NBC and local CFO fire norms

Internal sprinkler system

Provision for the tap off point at one location for roof sprinkler system of K115 std

Fire water tank and pump

Provision of fire water tank of required capacity to be considered in the central UG tank. Fire tank capacity and fire pump shall be as per NBC norms

Fire exit staircases

Metal steel staircases with handrail shall be provided from finish floor level to the external finish road level.

Fire exit doors

fire doors shall be provided at a distance to comply with NBC fire norms Medium & low hazard

Material storage category Fire alarm

Provision of MCP type alarm system as a part of tenant Improvement

Fire detection

Provision of beam detectors / smoke detectors are part of tenant Improvement

Emergency Exit signage

Emergency Exit signage to be provided as per applicable norms

Plumbing Work Toilet block

Provision of toilet block at both the end of building. Standard Toilets with fixtures shall be provided. Male to female toilet ratio to be as per building norms.

Water supply

One water tap off point shall be provided, Flushing water shall be supplied from the STP recycle water.

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Warehouse Building Specification Building Feature

Description

Electrical Work Electrical design code

Electrical system design and installation as per applicable IS and NBC norms

Power load

5.5 kva per sq. ft.

power connection

incoming power connection at the receiving station

Lightening arrestor

provision of fixing the lightening arrestor on the roof structure as per applicable norms

DG and Transformer yard

Provision of area allocation for DG and Transformer, equipment and MEP in tenant scope Internal lighting level 200 lux, canopy lighting level 100 lux

Internal illumination Safety Surveillance

Provision for fixing of surveillance Cameras along the building periphery and internal wall as tenant improvement

Emergency Lighting

Emergency and exit lighting to be separate loop

UPS

Tenant scope

Earthing

Earthing and earthing pit shall be as per NBC norms

Light fixtures

Tenant scope /metal halide /LED light

Power outlet

Provision for power out let for MHE at one location

Parking

Provision of 5 no's of two wheeler and 1 car parking to be considered near office entry

Parking surface finish

heavy duty paver blocks/Bitumen finish

D. EXTERNAL INFRA AT PARK LEVEL STP

Park level central STP shall be provided as per NBC norms

Sewer line

sewerage network with Inspection chambers shall be connected to the central STP. Sewer network shall be as per NBC norms PAGE 48

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Warehouse Building Specification Building Feature Storm water network

Storm water network shall be prepared as per metrological data, max. flood level and applicable NBC norms. Hume pipes shall be provided at the road crossings.

Underground Tank

Underground tank of required capacity to be provided as per local and NBC norms

Water supply

local source -tanker water, for flushing treated water from STP shall be recycled.

DG and Data cables

Provision of park level DG equipment for emergency lighting and park level infra services

Road network

Road network as per required norms and traffic movement.

Road shall be of bitumen finish. Fire tender road surface to be levelled earth.

Boundary wall

6' ht boundary to be provided at park level. Boundary wall shall be concrete block wall up to 3' ht from ground level, 2' ht chain-link fencing and 1' ht concertina wire

Electrical and data cables

Electrical HT cables to be laid in trenches running through the road utility corridor

External lighting

15 lux illumination level for the external road and 5 lux for the compound wall.

Design shall be as per NBC

Rain water harvesting Gate house /Security cabin

E.

Description

Gate house shall be provided with sliding gate for entry and exit. Width of the sliding gate to be of 4.5m/6m wide

PARK LEVEL AMENITIES Drivers Rest Area/Toilets

Drivers rest area with the toilet shall be located strategically at the truck parking areas

Truck Parking area

Truck Waiting/parking area shall be provided at the park level as per required local norms

conference area /Business center Vehicle Maintenance Facility HRD training center/workers welfare center Creche

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Commercials and Timelines

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Reporting Structure

Amazon

ESR Advisers India Pvt. Ltd.

Mr. Gaurav Sharma SPOC - Leasing

Mr. Manish Inamdar Sr. Director - Projects

Mr. Ishwar Shandilya Sr. Director - Legal

Mr. Saurabh Rajhans Sr. Project Manager

Ms. Shilpa Andurlekar Design Manager

Ms. Ashwini Dharmik Planning & MIS Manager

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Commercial Proposal Amazon – Final Commercial Proposal

ESR Comments

Site Address

Uluberia, Kolkata

Carpet Area Offered

____________ sq ft (Carpet area) is the area measured from internal wall of the warehouse to the internal wall and all the charges /rates will be on the carpet area of the warehouse only). ___________ sq ft will be the hard option available for Amazon for expansion.

There will be no separate charges for any ancillary / utility buildings within the premises.

Built -up Area Offered: Option 1: Phase 1 = 401,662.65 Phase 2 = 221,046.27 Option 2: Phase 1 = Phase 2 =

393,995.83 221,652.07

Commercials Rent in INR per sq. ft per month

_______INR psf /m on the Carpet Area

INR 20 psf/m on Built-up area

Escalation

12% after every 3 years.

15% after every 3 years

Tenure of the lease

20 Years

20 Years

Interest free Security Deposit

Nil

Equivalent to 6 month rental

Hand over date to Amazon

_____ months from the date of issue of ATL

13 months from the date of Signing of Agreement

Lease Commencement Date

dd/mm/yyyy or the date when the landlord completes all the works in his scope and gets all the required compliance approvals for the building, whichever is later.

4 months from the lease commencement date.

31st August 2019

Amazon will have the right to start the fit outs immediately after _______months of signing the (ATL)

Amazon will have the right to start the fit outs immediately after 12 months of signing the lease agreement

Rent Commencement date Fit out commencement date for Amazon

3 months from the lease commencement date.

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Proposal Timeline Task Task Name Mode

Duration Start

Finish

Amazon’s proposed building at Kolkata

420 days

Tue 10/04/18

Wed 04/09/19

Signing of Agreement with ESR

0 Days

Tue 10/04/18

Tue 10/04/18

Pre-Construction statutory approvals

60 Days

Tue 10/04/18

Tue 19/06/18

Planning Phase

45 Days

Tue 10/04/18

Fri 01/06/18

Appointment of Design Engineering consultant

20 Days

Tue 10/04/18

Thu 03/05/18

Appointment of EC consultant

20 Days

Tue 10/04/18

Thu 03/05/18

Appointment of Liaisoning consultant

20 Days

Thu 12/04/18

Sat 05/05/18

Appointment of Project Managers

20 Days

Fri 04/05/18

Sat 26/05/18

Master planning

15 Days

Fri 04/05/18

Mon 21/05/18

Submission and approval of specific building plan to Amazon

10 Days

Tue 22/05/18

Fri 01/06/18

Design & Detailed Engineering

90 Days

Fri 04/05/18

Fri 17/08/18

Civil, Infra (Road, storm water, ETP/STP etc) & P

45 Days

Fri 04/05/18

Mon 25/06/18

MEP (Electrical, FF, FAS, Ventilation)

40 Days

Fri 04/05/18

Tue 19/06/18

Landscape

25 Days

Wed 20/06/18

Wed 18/07/18

Interior

25 Days

Thu 19/07/18

Fri 17/08/18

Submission and Approval of Design Documents to FMG

35 Days

Wed 20/06/18

Mon 30/07/18

Tendering & Procurement

90 Days

Mon 28/05/18

Mon 10/09/18

Prequalification of vendors

10 Days

Mon 28/05/18

Thu 07/06/18

Appointment of Infra & civil vendor

25 Days

Tue 26/06/18

Tue 24/07/18

Appointment of PEB vendor

25 Days

Tue 26/06/18

Tue 24/07/18

Appointment of MEP (Electrical, FF, FAS, Ventilation) vendors

25 Days

Tue 26/06/18

Tue 24/07/18

Appointment of Landscape vendor

20 Days

Thu 19/07/18

Fri 10/08/18

Appointment of Interior vendor

20 Days

Sat 18/08/18

Mon 10/09/18

ETP, STP Supply & Installation order

45 Days

Tue 26/06/18

Fri 17/08/18

Dock levelers procurement

45 Days

Tue 26/06/18

Fri 17/08/18 PAGE 53

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Proposal Timeline Task Task Name Mode

Duration Start

Finish

Construction phase

280 Days

Wed 25/07/18

Wed 26/06/19

Mobilization of contractors

10 Days

Wed 25/07/18

Sat 04/08/18

Infra work completion (Park level)

270 Days

Mon 06/08/18

Wed 26/06/19

Civil work (Foundations, Floor, Toilets, PEB bolt casting, Plinth beams, Plinth filling, floors, Masonary walls, fire exit doors, facade)

240 Days

Mon 06/08/18

Fri 17/05/19

PEB Supply & Erection

150 Days

Tue 11/09/18

Wed 06/03/19

MEP

115 Days

Tue 16/10/18

Thu 28/02/19

Electrical (Supply & Installation)

100 Days

Fri 02/11/18

Thu 28/02/19

Fire Fighting Sprinkler system (Supply & installation)

100 Days

Tue 16/10/18

Mon 11/02/19

Ventilation (Supply & Installation) Evaporative cooling option

110 Days

Tue 16/10/18

Fri 22/02/19

Fire Alarm (Supply & Installation)

75 Days

Tue 16/10/18

Sat 12/01/19

Miscellaneous work (Fire exit doors, ramps, rolling shutters, Faรงade etc)

45 Days

Thu 07/03/19

Mon 29/04/19

Virtual completion of work

15 Days

Thu 07/03/19

Mon 25/03/19

Part occupancy of the building

15 Days

Fri 12/04/19

Mon 29/04/19

Testing & Commissioning of all utilities

30 Days

Thu 07/03/19

Thu 11/04/19

Post construction

140 Days

Thu 07/03/19

Wed 04/09/19

Snagging, De-snagging

25 days

Thu 27/06/19

Wed 31/07/19

Post construction statutory approvals

30 days

Thu 07/03/19

Thu 11/04/19

Closeout documents and handover

25 days

Thu 01/08/19

Wed 04/09/19

PAGE 54

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Contact SPOC Kolkata

Director Leasing

Ajay Kumar Manager ajay.kumar@esr.com T +852 2376 9600

Ajay Kumar Manager ajay.kumar@esr.com T +852 2376 9600

2406-07 Building 68 Abc Defghi Road Place, City Name

2406-07 Building 68 Abc Defghi Road Place, City Name

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Your most reliable infrastructure partner in India

PAGE 56

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S.KOREA JAPAN

MUMBAI

SINGAPORE

AUSTRALIA

HONG KONG (Group Headquarters) 2406-07 Man Yee Building 68 Des Voeux Road Central, Hong Kong T +852 2376 9600 esrgroup@esr.com

SINGAPORE 8 Marina View, #14-07 Asia Square Tower 1 Singapore 018960 T +65 6850 0440

SEOUL 35F Three IFC, 10 Gukjegeumyung-ro Seoul, South Korea 07326 T +82 2 6137 9354

SHANGHAI Floor 26, Block B, No. 391, Guiping Road, Shanghai, 200233, P.R. China T +86 21 2409 9566

OSAKA Level 19, Hilton Plaza West Office Tower 2-2-2 Umeda, Kita-ku Osaka 530-0001 Japan T +81 6 6133 5643

BEIJING Room 08, 1/F, Block 1, SOHO 3Q, No. 9, Guanghua Road, Chaoyang District, Beijing, P.R. China

TOKYO Kamiyacho Prime Place Bldg. 3rd Floor 4-1-17 Toranomon, Minato-ku Tokyo 105-0001, Japan T +81 3 4578 7121

GUANGZHOU Room 1502, Tower A, Center Plaza, 161 Linhexi Rd, Tianhe District, Guangzhou, P.R. China T +86 20 2881 6780

MUMBAI Level 7, The Capital, B- Wing, Plot No C-70, G Block Bandra Kurla Complex, Bandra (East), Mumbai 400051, India 07326 T +91 22 4905 5901

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