5 planning analysis 5.1 preamble 5.2 the...

Societe Horizon Sweets Resorts Ltd - EIA Application for Proposed Bungalow Complex at Les Salines December 2016

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5 PLANNING ANALYSIS

5.1 PREAMBLE

The planning analysis was entrusted to Planning Consultancy Services Ltd. In memory of Ms K. Koo, we have kept the

same planning analysis format and have completed her work.

5.2 THE SITE AND ITS DEVELOPMENT CONTEXT

The plot of land leased by Societe Horizon Sweets Resorts Ltd is situated on the western coast between Grande and Petie

Rivierre Noire, and further more known as Les Salines Peninsula. The intent of the Planning Proposal for Les Salines issued

by the Planning Division of the Ministry of Housing and Lands in October 2003 (refer Figure 5-1 and Appendix A) is to

lease the State Land of the Peninsula for bungalow complex projects or hotel projects. The inner part of the peninsula is

freehold land.

It is understood that the marina project to the south west and associated channel that adjoined the east side of the plot

of land leased by Societe Horizon Sweets Resorts Ltd has been set aside. In any case, any development on adjoining lands

as well as that of Societe Horizon Sweets Resorts Ltd would comply with all statutory requirements and ascertain the

structural integrity of the developments.

Figure 5-1: Planning Proposals Les Salines (Ministry of Housing and Lands, 2003)

From the Google Map shown in Figure 5-2 below and Context Plan shown in Figure 5-3 below it is clear that the

development site is located within the category of coastal frontage A.


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Figure 5-2: Google Map of Area

Figure 5-3: Context Plan – Black River Outline Planning Scheme Development Management Plan

5.3 THE PLANNING INSTRUMENTS

The proposed Bungalow 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 Black River District

c) Planning Policy Guidance


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For the purpose of establishing the conformity of the proposed Bungalow 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 .

5.3.1 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 2004.

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.

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 including Grand Baie, in the East Coast

Tourism Zone including Trou d’Eau Douce, the Mahebourg Tourism Zone and the South West Tourism Zone including Flic

en Flac/Wolmar, where Ministry of Tourism Action Area schemes and other initiatives have already been identified. 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.

Support will also be given to more specialized growth and conservation opportunities in the South Coast Heritage Zone

including Surinam/Souillac, and in the South West Natural Zone including Black River Gorges National Park.

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.

Horizon Sweets Resorts’ development, together with all the other planned developments in Les Salines Peninsula, are in

compliance with Policy SP 16 of the NDS, as they form the basis of employment –generating clusters in this area within

the South Western Coast Tourism Zone proposed as a Tourism Growth Zone in the NDS.

5.3.2 THE OUTLINE PLANNING SCHEME FOR BLACK RIVER DISTRICT

The Outline Planning Scheme for the District of Black River 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 bungalow complex project within Les Salines Peninsula is consistent with Policy

CDT 1 and LS1 of the 2011 Outline Planning Scheme for Black River. 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 1 and LS1 of the approved Outline Planning Scheme for Outline Planning Scheme for Black River (OPSBR)

states

“On the coast within Tourism Zones identified in the Tourism Development Plan and illustrated on the Development

Strategy Map and Development Management Map, clustering of tourism and other employment-generating activities

within or adjacent to existing settlements, resorts and campement sites and utility and transport networks should be

encouraged.

Major new developments should be focused within the South West Tourism Zone from Flic en Flac/Wolmar to the Le

Morne peninsula, where Tourism Action Area Plans and other Government-approved schemes have been identified and

committed. In this Zone and where sites are within or adjacent to existing settlements, existing tourist resort complexes or


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major campement sites, there should be a general presumption in favour of mixed use tourism and other forms of

complementary employment creation.

Proposals should generally comply with the design criteria contained within the Hotels and Integrated Resorts Design

Guidance and other relevant Design Guidance outlined in SD 5. Developments within the Coastal Lands

should also conform to detailed coastal development design principles defined in the Design Guidance..

Justification: The South West Tourism Zone was identified by the Ministry responsible for Tourism in the Tourism

Development Plan 2002. Clustering of development within Tourism Zones would support the objectives of the NDS and

provide more sustainable development patterns, support existing local communities and build on existing transport and

utility provision whilst enabling parts of the coastline to remain open and in their natural state through environmental

management plans.

Further development guidance is provided within the Hotels and Integrated Resorts Design Guidance and the Residential

Development Design Guidance.

More stringent design parameters have been devised to ensure sustainable development occurs in such sensitive locations.

In all cases of major development on the coast, building and land use permit applications will be required to include a

comprehensive EIA in accordance with the Environment Protection Act 2002 as amended.”

Policy LS 1 on Conservation of Scenic Landscape Areas in the OPSBR 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 4.

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.”

Where Special Development Areas and Zones have been identified in previous Outline Schemes and commitments made

between Government and Landowners, leisure, tourism, recreational, commercial and residential uses may be allowed.

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 SD5.

The objective of Societe Hoziron Sweets Resorts will be to create luxury accommodation for the Mauritian market in

which every resident will benefit from first class facilities. A beach front clubhouse will act as the centrepiece for the

developments exclusive facilities and which will give residents a for a five-star experience. These facilities take inspiration

from Horizon Sweets Resort pioneering spirit for adventure, discovery and luxury.

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 spectacular view of the lagoon.

The Bungalow Complex project Concept and Proposals meet the requirements of Policies CDT 1 and LS1 of the OPSBR.

5.3.3 THE PLANNING POLICY GUIDANCE (PPG)

Planning Policy Guidance provides the statutory guidelines for the layout and design of the Bungalow Complex. PPG was

first issued in November 2004 and revised in September 2006.


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Bungalow Complex is governed by Planning Guidelines for Residential Coastal Development; the following Planning

Guidelines are applicable.

Residential Coastal

Development

A- Coastal Frontage B-Coastal Road C-Coastal Road

Max Building Height G+1+33% within 81.21m G+1+33% within 81.21m G+1+50%

Max Building Height in metres 13m 13m 13m

Max Plot Coverage 20% 27.5% 30%

Table 5-1: Coastal Residential Development Planning Guidelines

5.4 PLOT COVERAGE

The site leased is of an extent of 9 arpents (3ha7988m2); it was found to be of 41,545m2 after survey effected by the land

surveyor with approval from the Government Land Surveyor in November 2016.

It is however understood that the Les Salines Access road encroaches on the south western part of the site (refer Figure

5-4 below) and that the plot boundaries will be realigned accordingly.

Table 4-1 below indicates that the plot coverage of Societe Horizon Sweets Resort Bungalow Complex is PPG compliant.

ZONE AREA ALLOWABLE EXTENT USED EXTENT

Zone A 13,365 m² 2,673.0 m² (20%) 2,300 m²

Zone B 13,632 m² 3,748.8 m² (27.5%) 3,550 m²

Zone C 14,548 m² 4,364.4 m² (30%) 4,315 m²

TOTALS 41,545 m2 10,785.8 m² 10,165 m²

Table 5-2: Plot Coverage with Zoning

Figure 5-4: Zoning and Plot Coverage


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5.5 ELEVATION

The average ground level is +1.50m above mean sea level (AMSL).

The final ground level will be raised on the footprint of the buildings to a safe flooding level of +2.70m AMSL, according to

engineers’ design.

The maximum height as per PPG is 13m rom ground level, which in the current context is +14.5m AMSL

The scheme respects this maximum height:

villas in zone A of maximum height +6.625m AMSL,

duplexes in zone B of maximum height +9.075m AMSL, and

apartments in zone C of maximum height +14.5 m AMSL (13.0m above existing ground level)

Figure 5-5 below indicates that the height of Societe Horizon Sweets Resort Bungalow Complex is PPG compliant

Figure 5-5: Project Elevations

5.6 SETBACKS

As shown in Figure 5-4 above, the setbacks are PPG compliant in as much are they respect the set guidelines of:

30.0m from High Water Mark

3.0m from side and rear boundaries and

6.0m from front boundary.

Soft structures acceptable within the 30m HWM setback: wooden umbrellas which are open, supported by one

pole that does not have a concrete or hard base

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