Chapter 1: Project Description

Transcription

1 Chapter 1: Project Description 1.1 Project Location The proposed undertaking consists in the subdivision of the project site covering an extent of ha into 364 plots (362 residential and 2 recreational/educational/commercial plots). The proposed development is found at Petite Riviere Noire along Black River Savanne Coast Road. The project site stretches some 1700 metres inland and has a mean width of approximately 1200 metres. The proposed site adjoins existing built up areas and morcellement Les Multipliants. The proposed development will consist of the following main features: Large residential plots Services including water, electricity, telephone etc Green spaces and recreational areas 6.00 m wide roads with a minimum of 2.00m reserves The site offers a panoramic view of the mountains towards the east and a spectacular sight of the ocean when looking towards the west and the south-westerly direction. Due to its beautiful scenic qualities and pleasant relaxing environment, the site lends itself naturally to a high quality low density development with beautiful views to the mountains and the ocean. A key feature of the development would be its exclusivity, isolation and tranquility. The site is currently used as hunting grounds and is predominantly covered by pastures. Some mature trees as well as shrubs and bushes are also present on the site under consideration. A context plan has been attached at Figure 1.1 showing the proposed undertaking and surrounding developments. A plan of the proposed morcellement layout is attached at Figure Project Initiator The project site belongs to Société de Palmyre according to title deed transcribed in the Mortgage Office in T.V 589 No 97 and as evidenced by the notary s certificate attached at Annex A. Whilst the site owned by Société de Palmyre covers a total extent of 1210 Arpents, the promoter intends to implement a morcellement on ha only. The site belonging to Société de Palmyre has been predominantly used as hunting grounds and in line with Société de Palmyre s policy of diversification; the promoter intends to implement a unique morcellement with extensive greenspaces and state of the art amenities. 1

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4 For the implementation of the project, Société de Palmyre has sought consultancy services from professionals of the construction industry including engineers, surveyors and planners. 1.3 The project Team Société de Palmyre will be represented by Mr Denis Hardy, manager for the purpose of the EIA. The registered address of the Société de Palmyre is: Société de Palmyre Petite Riviere Noire Tel: (+230) Fax: (+230) Correspondences and queries regarding the present EIA report should be forwarded to the following address: Mr Krishna Dwarka 14 Avenue des longaniers Quatre Bornes Tel: (+230) Mobile: (+230) Fax: (+230) To ensure the successful completion of the proposed residential development, the promoter will be assisted by a team of professionals operating in the following fields: construction, geotechnics, land surveying, planning, civil and structural engineering Project Management The project management services have been entrusted to NOUYA Investments Ltd and KDA Geosystems Ltd of 3 rd Floor, Labama House, Sir William Newton street, Port Louis, who have previously undertaken projects of similar nature. 2

5 1.3.2 Civil and Structural Engineering For the purpose of the EIA including completion of the Engineering report and associated preliminary designs as required by the EIA guideline for proposed residential morcellement projects (2004), the services of Mr Selven Perienen, registered engineer of KASELOR Ltd, 19 Charles de Gaulle Street, Vandermeersch, Rose Hill have been retained Land Surveying The Land surveying services will be provided by KRISHNA DWARKA ASSOCIATES LTD of Office No 24, Stratton Court, Poudriere Street, Port-Louis, Mauritius, and include topographical maps in compliance with Clause 18 (1) (c) (ii) of EPA The proposed morcellement layout meets the general planning policy guidelines in force on the island Planning Planning consultancy services will be provided by Eric Chavoix Architect Ltd holding office at 34, JF Kennedy Street, Floreal. The proposed undertaking has been designed taking into consideration the natural terrain topography while respecting the natural setting of the site Construction and Civil works The civil works including road construction, water reticulation network, storm water drainage network etc will be performed once all necessary permits are gathered and the tender exercise performed. 1.4 Existing Land Use and Design Concept The project site is predominantly covered with pastures and some mature trees as well as areas covered by shrubs and bushes as illustrated in Figure The implementation of the project will take into consideration the location of mature trees. The site is not located within an environmentally sensitive zone but is rather a prime site used seasonally for deer hunting. A monkey breeding compound currently present on site will be moved to Bioculture at Riviere des Anguilles prior to beginning of works. The proposed site for development is crossed by the Petite Riviere Noire rivulet and appropriate buffers will be provided from the watercourses as stipulated by the Forest and Reserves Act. 3

6 Figure 1.4.1: Site covered by shrubs and bushes Figure 1.4.2: Maintaining the natural environment The proposed development will aim at being the least intrusive as possible by generally blending landscaping and architecture to achieve a consistent, unified and unique project character. In terms of thematic design, the use of pebbles and local trees will be used to provide both a sense of enclosure and integration with the existing landscape (see Figure 1.4.2). Planting will also be used to screen substations and other small buildings used by the service providers. High quality materials and furniture, road, footpath and open space surfaces, shade structures, fencing, walls, lighting, bollards and rails will add up to the quality of development (refer to figure 1.4.3). The impact of the street infrastructure offers a clear overview of the quality of a development and may influence upon the overall impression of a project. Much care and attention will therefore be devoted to common areas and the overall appeal of the project. 4

7 Prior to the reconfiguration of the landscape, Société de Palmyre intends to set up a plant nursery to cater for the relocation of mature trees. The latter shall temporarily be fostered in the nursery until the end of the infrastructural works, after which the plants shall be moved from the nursery back into their initial environment. Lighting will be chosen to emphasise moods, themes and create a relaxed atmosphere. Light intrusion and glare can obscure what vision is available. Care is therefore required to ensure the minimum lighting for safety purposes. Light fixtures will be close to the ground to minimise eye level glare. Signage will not dominate or block views and will be effective and simple. Easy to read design will be used and the chosen materials and colours will blend in with the natural setting. Outdoor displays will be a good way to introduce the visitor to the local flora in the area. Figure 1.4.3: Street furniture 1.5 Site Zoning The proposed site for development borders the growth zone as identified by the Development Management Map of the Black River Outline Planning Scheme and adjoins the residential morcellement, Les Multipliants. Owing to the site s potential and in line with a number of policies from the Outline Scheme, the site lends itself to an exclusive residential development. In fact the Outline Schemes make it clear that a new approach should be adopted with emphasis on facilitating rather than restricting development. In particular Policies SD3, SD5, CDT3 and EC5 of the approved Outline Planning Scheme for Black River District Council will apply to the proposed development. Figure (part of the Development Management Map) shows the site earmarked for development in relation to the settlement boundaries and closest built up areas. The site is zoned as mineral resource and mountain slope. However the following policies of the Black River Outline Planning Scheme are relevant to the proposed development: 5

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9 Policy SD 3 states: Development on the Edge of the Settlement Boundaries There should be a general presumption in favour of development on the edge of but outside defined settlement boundaries providing such development proposals are aimed at: consolidating gaps in an otherwise built up area or in the case of infilling of development where no strategic gap between settlements is proposed, or where land suitable for agriculture has been predetermined to be surplus to future long-term agricultural requirements by the owner(s) of such land, which could otherwise be developed more efficiently than a similar-sized development outside settlement boundaries and which includes uses such as social facilities, and which are capable of connection to existing utility supplies and transport networks which can be connected without unacceptable public expenses. Policy SD 5 states: Design Quality and Sustainable Development New development should conserve and enhance the character and attractiveness of the District so as to foster desirable and accessible living and working areas that provide an improving quality of living. Proposed development should be expected to conform to national Planning Policy Guidance (PPG) on Design Quality of Hotels and Integrated Resorts Development. For all development, relevant design considerations should include: Ensuring an appropriate standard of design including density, height, bulk and scale and improving areas of poor quality environment; Preserving and enhancing historic buildings and townscape and maintaining and strengthening local distinctiveness and sense of place; Protecting and enhancing urban open space green wedges, areas of landscape significance, environmentally sensitive areas and land/water interface areas. Redeveloping vacant and under-used sites and optimizing the use of previously developed built-up areas. 6

10 Policy EC5 states: Building on Hill Slopes On moderately sloping to steep slopes, there should be a general presumption against forms of development unless: It is designed so as not to reduce nor scar the natural landscape qualities of the hill slopes It does not disturb the natural slope stability It is sited and designed in sympathy rather than dominating the natural character of the hill slopes Mineral Resources Zoning Part of the site earmarked for development is zoned as mineral resources according to the Development Management Map of the Black River Outline Planning Scheme. The area zoned as mineral resources is hatched red on Figure The satellite imagery also shows a 1km buffer from adjacent residential built up areas Mineral Resources Zoning Origin In 2004, SMEC International Pty. Ltd from Australia was commissioned to undertake a Detailed GIS Study for the Estimation of Rock Reserves in Mauritius by the Ministry of Environment. The purpose of the exercise was to determine areas where rock quarrying could eventually be sustainable. While six priority sites were identified following in situ tests namely: St Julien, Cottage, Curepipe Point, Salazie, Belle Rose Clemencia and Mont Choisy, other sites were earmarked based on desktop studies involving use of satellite imagery, aerial photography and Geographic Information System (GIS) studies. In fact, SMEC International Pty. Ltd highlights the limitations of the study and states in the report submitted to the Ministry of Environment: As the extension of built-up areas is of major importance to this project, nonavailability of up-to-date data posed serious problems. Some corrective measures were taken through the incorporation of information on recent Morcellement Sites where critical but this exercise proved difficult as the data was only available at a late stage and was incomplete. 7

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12 and While many of these errors or edits were not critical to the outcomes of this project, some, such as missing built-up areas were crucial and impacted on buffer zones created around residential areas. Part of the site earmarked for development at Petite Riviere Noire was selected for mineral zoning following such approximate desktop studies. Using the desktop study involved a high degree of uncertainty for the following reasons: - The buffer zone of 1km from sensitive areas including schools and residential areas was not respected. This is in contradiction with policy MR1 of the Black River Outline Planning Scheme - The area earmarked as mineral resources as shown of Figure is opposite of a site defined as scenic landscape area - Surface and groundwater may be affected / polluted given the proximity of the area earmarked as mineral resources to the high water mark. - Soil and geological aspects have not been given due consideration as highlighted in the report undertaken by Water Research Co Ltd - Noise and blasting is likely to have adverse effect on population living in close vicinity of the site earmarked for rock quarrying - Traffic impacts are likely to be significant - Public health will be affected. In fact the Forces vives of Grand Riviere Noire and Petite Riviere Noire have protested against the implementation of a rock quarry at Petite Riviere Noire. A copy of the protest is attached at Annex B. - The implementation of a rock quarry on the site earmarked for development will scar the natural setting given the land profile. A typical example of scarring of mountain relief is the Candos Hill in Quatre Bornes. Figure shows a typical view which would be seen from the beach should rock quarrying be undertaken on the site. It should also be noted that Government approved schemes for hotels and IRS developments are found opposite (some 50 metres) of the site earmarked as mineral resources. 8

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14 Figure : Scarring effects of rock quarrying (Candos Hillside) Appeal against Mineral Resources Zoning In light of the above and following the Notice of Deposit of proposed modifications to the Black River District Council Outlline Scheme as published in General Notice No 896 of 2009 in the Government Gazette on 25 April 2009, Société de Palmyre has made representation against zoning of its land as mineral resources to the Town and Country Planning Board (TCPB) and requested instead re-zoning of the site for 9

15 residential/commercial purposes. Furthermore in order to carry out an independent assessment of the quarry potential of the area earmarked as mineral resources, Société de Palmyre has appointed Water Research Co Ltd. Water Research Co Ltd has drilled six boreholes in the zone earmarked for mineral resources and tests carried out by the University of Mauritius and the Ministry of Public Infrastructure. The report confirms the site s inadequacy for rock quarrying a fact that would have been identified earlier should in-situ tests have been undertaken instead of a desktop study. The findings of the report by Water Research Co Ltd are summarized below: - The encountered strata consist 92% of weathered basalt products (from Residual Soils to moderately weathered Basalts) that are considered inadequate for use as quarry. - The minimum overburden thickness on the site is 11.0 m, which is much higher than what is usually considered (6m) as economic for quarry development. - most of the encountered strata were vesicular, thus further reducing their possible use as quarry rock - A rough rule establishes that rock with water absorption of less than 2% will usually produce a good quality aggregate and that those exceeding 4% may not. Three tests were carried out indicating an average value of 6.4%, much higher than the acceptable range - UCS results between 21.9MPa and 60.4Mpa for the three tested samples may indicate that the rock is not strong enough for quarry. - The Magnesium Sulphate Soundness Value (MSSV) for the samples vary between 53.5% and 63.1% with an average of 59.8%. These values are considered low for a good quality aggregate. - Values varying between 30.3% and 36.1%, with an average of 33% indicate that the aggregate can be used for concrete but not for wearing surfaces, therefore limiting the use of the quarry material. - A copy of the technical report submitted is attached at Annex D. Fully aware of the site s potential as well as constraints, the project promoters have conducted relevant technical studies to ensure construction is feasible. Furthermore the proposed development will be governed by a strict cahier de charge whereby the general rule of only one construction per plot of an average of 60 perches will be applied. From the above, it is clear that the proposed site for development not only complies with the 10

16 development strategy of the District but will also assist in stimulating the local economy and contribute to a sustainable future for the local community. Furthermore, the proposed development will attract inward investment and trigger regeneration of the area. The above design philosophy was communicated to the Black River District Council in the form of a development brief. The Black River District Council has provided necessary approval for the proposed development. Copies of correspondence from the Black River District Council are attached at Annex B. The Ministry of Agro Industry has also granted necessary land conversion permit (LCP) for the whole site belonging to Société de Palmyre. A copy of the land conversion permit is attached Annex B. 11