5 PLANNING ANALYSIS 5.1 THE SITE AND ITS DEVELOPMENT CONTEXT

Transcription

1 5 PLANNING ANALYSIS 5.1 THE SITE AND ITS DEVELOPMENT CONTEXT The Azuri IRS River Villa Complex site is situated on the western margin of Azuri Phase 1, inland. The whole site borders Rivière du Rempart and is located some 250 meters from the High Water Mark. Across the river on the northern side lies Pte des Lascars Village. From the Google Map shown in Figure 5-1 below and Context Plan shown in Figure 5-2 below it is clear that the development site is located within the category of IRS Zone C Inland. The site of an extent of 77,598m 2 is relatively flat and slopes towards the river. However the mean slope of the river bank does not exceed an angle of 40 degrees with the horizontal line. The site is now lying waste. Figure 5-1: Google Image of Azuri Village 5-1

2 Figure 5-2: Context Plan 5.2 THE PLANNING INSTRUMENTS Similar to Azuri Phase 1 Development the proposed Azuri IRS River Villa Complex project on the site concerned is governed by three Planning Instruments and their accompanying Policies and Guidelines. These instruments are: a) The National Development Strategy b) The Outline Planning Scheme for Rivière du Rempart District c) Planning Policy Guidance For the purpose of establishing the conformity of the proposed Azuri River Villas Complex project with the above 3 Planning Instruments, their Development Strategy, Policies, Proposals and Guidelines, each Planning Instrument will be examined and the applicable Policies and Guidelines in relation to the development will be substantiated The National Development Strategy The National Development Strategy (NDS) was approved by the Government in April 2003, but its Policies are operational since its adoption on 23 June 2005, as per the requirements of Section 12 of the Planning and Development Act The NDS sets out policies and proposals for national land development, provides the development principle for strategic land uses up to the year 2020 and provides the basis for the preparation of future local plans. 5-2

3 Strategic Policy SP 16 in the NDS on Coastal Development and Tourism states: On the coast within Tourism Zones identified in the Tourism Development Plan for Mauritius, clustering of tourism and other employment-generating activities within or adjacent to existing settlements resorts and campement sites and utility and transport networks will be encouraged. Major new developments should be focused within the Northern Tourism Zone and in the East Coast Tourism Zone. In these Zones and where sites are within or adjacent to existing settlement limits, tourist resort complexes or major campement sites, there will be a general presumption in favour of mixed use tourism and other forms of complementary employment creation. Proposals should comply with the criteria contained within the revised Planning Policy Guidance (Policy SP 18 refers). Justification: Tourism Zones should be the focus for new strategic developments on the coast. Existing settlements, resort hotels and complexes and major campement sites can form the basis of employment generating clusters in these areas. Azuri Phase 1 project comprising IRS villas, a 5 star hotel, local residential villas, shops and associated amenities as well as this Azuri River Villas Complex project are in compliance with Policy SP 16 of the NDS, as they form the basis of employment generating clusters in the area of Roches Noires. The whole Azuri site itself is located within the East Coast Tourism Zone proposed as a Tourism Growth Zone in the NDS. This Azuri River Villas Complex project is an extension of Phase 1 IRS. The extension is prompted by new demand for IRS villas in Azuri village. Policy SP 16 supports this extension since, as stated, the development will further generate employment opportunities in the area. Phase 1 Azuri has already created over 200 direct jobs for people in the vicinity. The River Villas Project is just a consolidation of an existing successful development The Outline Planning Scheme for Rivière du Rempart District The Outline Planning Scheme for the District of Rivière du Rempart translates the National Land Use Strategy to the local level. It also provides the planning framework for guiding Local Planning Authority in their day to day development control functions. In line with the National Development Strategy, the Outline Planning Scheme for the District also supports the development proposed. The proposed extension of the IRS project that is the additional 34 IRS River villas is consistent with Policy CDT 3 and LS1 of the 2011 Outline Planning Scheme for Rivière du Rempart. The River Villas Site adjoins the Scenic Landscape Area Designation on the Development Management Map of the Outline Planning Scheme for the District Policies CDT 3 and LS1 of the approved Outline Planning Scheme for Pamplemousses/Rivière du Rempart (OPSPPRR) states Integrated resort schemes (IRS) should follow the sequential approach and clustering principles outlined in the Strategic Development policies and Policy CDT 1. IRS should complement and support local tourism and settlement strategies by creating a positive impact on the physical, economic and social environments within which they are located. Where sites are located outside settlement boundaries and tourism zones, proposals including proposals in the national interest should conform to the principles of CDT

4 Integrated resort schemes should aim to provide: Significant socio-economic benefits to the community through investment and employment creation and the use of planning agreements; A mixture of uses to create a vitality and diversity and to reduce the need to travel by providing for example a balance of hotel, tourism, recreation, leisure, residential and commercial development and social and community facilities; Safe and efficient transport infrastructure and utility services in compliance with the specifications of the relevant authorities; A high standard of urban and landscape design in accordance with Hotel and Integrated Resort Design Guidance and other relevant guidance outlined in SD 5, with self regulatory Cahier des Charges ; An environmental management plan which includes mechanisms to protect and sustain environmentally sensitive areas within the site and public access to open space, green spaces and the coast. Justification: With continued demand and increasing prices for land directly on the coast, Environmentally Sensitive Areas (ESAs) are coming under more direct and indirect pressure from development. At the same time the tourism and real estate industry are striving to introduce new development models which inter alia will retain a site s natural image whilst enabling new facilities to be introduced such as golf courses, within the overall hotel or resort complex in order to remain competitive in the global economy. Such developments termed as integrated resort schemes (IRS) are designed to comprise a mix of uses a residential component/ hotels, golf courses and other leisure, commercial/retailing as well as incorporating local community and social facilities. They can generate a range of employment opportunities including jobs for the unskilled/semi-skilled workforce and may be able to offer employment opportunities for those leaving the sugar Industry. The policy for integrated resort projects thus recognizes that clustering of such development can assist in regenerating settlements, where it is based on strong sustainable development principles and integrated with existing communities to provide a range of benefits. In responding to these new market requirements the introduction of new hotel cluster at Bel Ombre along the south coast of Mauritius has generated substantial inward investment into a community whose agricultural base had been under threat. Integrated resort schemes, if carefully designed, can also facilitate the management and enhancement of ESAs (through for example environmental stewardship mechanisms) thus reducing potentially adverse environmental impacts on the fragile ecosystem. The Hotels and Resort Design Guidance should be considered at an early stage in project preparation. Other design guidance for Residential and Commercial developments should also be considered as appropriate although integrating the design of the whole scheme is vital if it is to function within its setting. Policy LS 1 on Conservation of Scenic Landscape Areas in the OPSPPRR states The natural and open character of Scenic Landscape Areas, identified on the development Management Map, should be protected. Agriculture and forestry-related activities should generally be acceptable in these areas. Where proposals for tourism, leisure or recreation, or an integrated resort scheme, settlement extension or new settlement adjoin or form part of Scenic Landscape Area, such developments may be allowed where they are in accordance with the sequential approach to site identification outlined in Policies SD 1,SD 2, SD 3 or SD

5 In all such cases proposals for development within or adjoining scenic Landscape Areas will need to demonstrate how they contribute to maintaining and enhancing the landscape character of the area and that they comply with relevant criteria in Design Guidance outlined In SD 5. The additional 34 river villas are even more up-market than the IRS units in Phase 1. They are high end luxury villas targeted towards high net worth individuals. The architecture will be contemporary but rich with refined materials and finish ensuring a harmonious quality development. This harmonious development will enrich the environment for residents and visitors and will contribute to enhance the beauty and character of the area endowed with the presence of a beautiful river and spectacular view of the lagoon. In Phase 1 Azuri Development the natural amenities of the site, the river, the sea, the lagoon, the natural coastline and the sea beyond have all been harnessed to not only enhance the quality of the public realm but also to provide a wide range of additional quality outdoor activities that are available to residents and visitors alike. Azuri IRS Villa Complex project Concept and Proposals meet the requirements of Policies CDT 3 and LS1 of the OPSSPPRR The Planning Policy Guidance (PPG) Planning Policy Guidance provides the statutory guidelines for the layout and design of Azuri IRS Villa Complex. PPG was first issued in November 2004 and revised in September Azuri IRS Villa Complex is governed by Planning Guidelines for Integrated Resort Schemes and Hotel and Residential Coastal Development. For the IRS and associated development the following Planning Guidelines are applicable. Hotel resort and IRS A- Coastal Frontage B-Coastal Road C-Inland Max Building Height G+1+33%within 81.21m G+2 remainder of land G+2 G+2+50% Max Building Height in metres 13m-15m 15m 18m Max Plot Coverage 20% 40% 40% Min Room Size (double bedroom, net room area) Table 5-1: IRS Planning Guidelines 18m2 14m2 14m2 Table 5-2 below indicates that the design, height and plot coverage of Azuri IRS Villa Complex are PPG compliant. Plot coverage nowhere exceeds 40% of the site area. Similarly buildings proposed are less than the 18 m prescribed and are generally g+1 buildings. The total plot coverage of buildings for the site is 23.3%. The area schedule for Plots 1 to 34, the plot coverage of buildings and height are given in Table 5-2 below. Note that the maximum plot coverage defined below is 20% for the riverside villas (except for plot 1A servicing plot 1) and 40% for the roadside villas. This is defined per Project Planning Policy, the plot coverage as per Planning Policy Guidance being of 40% AREA PLOT MAX PLOT MAX PLOT RIVERSIDE BUILDING TYPE MAX MAX 5-5

6 SCHEDULE AREA COVERAGE COVERAGE LEVELS BUILDING HEIGHT** Plot Number m² % m² YES/NO LGF/GF/FF m PLOT 1 5, ,062 YES Main Villa LGF+GF+FF 9 PLOT 1A NO Staff Cottage GF 6 PLOT 2 1, NO Guest Villa 3 GF 6 PLOT 3 2, YES ZULIA/MARA GF+LGF 6 PLOT 4 1, NO PALENA GF 6 PLOT 5 2, YES ZULIA/MARA GF+LGF 6 PLOT 6 1, NO PALENA/ANCOA GF+FF 9 PLOT 7 1, YES ZULIA/MARA GF+LGF 6 PLOT 8 1, NO PALENA/ANCOA GF+FF 9 PLOT 9 1, YES ZULIA/MARA GF+LGF 6 PLOT 10 1, NO PALENA/ANCOA GF+FF 9 PLOT 11 2, YES ZULIA/MARA GF+LGF 6 PLOT 12 1, NO PALENA/ANCOA GF+FF 9 PLOT 13 2, YES ZULIA/MARA GF+LGF 6 PLOT 14 1, NO PALENA/ANCOA GF+FF 9 PLOT 15 2, YES ZULIA/MARA GF+LGF 6 PLOT 16 1, NO PALENA/ANCOA GF+FF 9 PLOT 17 2, YES ZULIA/MARA GF+LGF 6 PLOT 18 1, NO PALENA/ANCOA GF+FF 9 PLOT 19 2, YES ZULIA/MARA GF+LGF 6 PLOT 20 1, NO PALENA/ANCOA GF+FF 9 PLOT 21 1, YES ZULIA/MARA GF+LGF 6 PLOT 22 1, NO PALENA/ANCOA GF+FF 9 PLOT 23 2, YES ZULIA/MARA GF+LGF 6 PLOT 24 1, NO PALENA/ANCOA GF+FF 9 PLOT 25 2, YES ZULIA/MARA GF+LGF 6 PLOT 26 1, NO PALENA/ANCOA GF+FF 9 PLOT 27 2, YES ZULIA/MARA GF+LGF 6 PLOT 28 2, YES ZULIA/MARA GF+LGF 6 PLOT 29 2, YES Guest Villa 2 GF+LGF 6 PLOT 30 1, NO PALENA/ANCOA GF+FF 9 PLOT 31 3, YES Guest Villa 1 GF+LGF 6 PLOT 32 1, NO PALENA/ANCOA GF+FF 9 PLOT 33 1, NO PALENA/ANCOA GF+FF 9 PLOT 34 1, NO PALENA GF 6 TOTAL PLOTS AREA (m²) 63,529 16,694 SYNDIC LAND* 14, ,406 NO N/A GF 6 Total IRS Villa Complex 77,598 18,100 allowable plot coverage (40% 31,039 per PPG) Current plot coverage 18, % Table 5-2: Area Schedule, Plot Coverage of Buildings and Height for Plots 1 to

7 Access to the site is obtained from the existing access road (5.5 m wide with 2.5m reserve) serving the IRS units, Coralis, on the right hand side. Parking lots will be provided at the rate of 2 per villas. Setbacks of buildings are as follows Front for River Villas: 16 metres Front for Inland Villas: > 6 metres Side for all Villas: 2 metres Rear for River Villas: 6 metres Rear for Inland Villas: 3 metres The 16 metres setback from the river edge is in line with Section 2 the Forest and Reserve Act which stipulates that a reserve of 16 m is required where the mean slope of the river reserves makes an angle of less than 60 degrees with the horizontal line. The borehole, which affects the project site, as shown on the Development Management Map of the Outline Planning Scheme for Rivière du Rempart is in fact the pumping station which provides water for Azuri. No buffer zone is required from the pumping station. All villas will have their individual sewerage treatment plant. On the whole the layout and design of the Azuri IRS Villa Complex project comply with PPG requirements for IRS development in Inland C zone. 5-7