Proposed Smart City at Trianon by Hermes Properties Ltd EXECUTIVE SUMMARY
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- Philomena York
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1 EXECUTIVE SUMMARY Hermes Properties Ltd (HPL), hereinafter referred to as the project promoter or proponent, is a private company incorporated in Mauritius involved in the property investment and development business. They have acquired a plot of land of an approximate extent of 84 A P onto which they intend to carry out a mixed-use development project that complies with the Smart City model. The Board of Investment has already issued a Letter of Comfort to the promoter in that context. Before reaching that stage the promoter has addressed a series of issues and complied with existing regulatory frameworks and guidelines in the definition of the proposed undertaking. The mixed-use development would consist mainly of the construction of buildings aiming at providing high standards office spaces, commercial buildings, a business hotel, retail outlets, food courts, and residential units. The overall planning has been made so as to project a concept that would adapt itself to the immediate surrounding but that stands out as a unique development strategy. A zonal approach has been adopted in view of clustering business of similar types. On the other hand a proper linkage has been maintained whereby the transition from one cluster to another is smooth and does not disturb the overall set-up. The sizes of the building units, the building components, the set-backs and the supporting infrastructural works that are required and essential to the project, have been incorporated in accordance with the guidelines published by the public bodies. In that respect, consultations were carried out with the local authorities, public bodies and private land owners in order to seek their in principle agreements and contributions to the project at its conceptual stage. Their views and suggestions have been taken on board in the masterplanning of the project. The promoter, consisting of local investors respected in the business community, has complied with the permits and clearances process at all stages of the project implementation process in a transparent manner. In that respect the promoter secured an Outline Planning Permission (OPP) from the Municipality of Quatre Bornes. The project also called for the preparation of a comprehensive Environment Impact Assessment (EIA) and Social Impact Assessment (SIA) hence this present report. This EIA report has been prepared by a pool of environmental specialists and engineers who have wide experience in their field of competence. The drafting of the report has been viii
2 carried out in compliance with the guidelines prepared by the Department of Environment of the Ministry of Environment, Sustainable Development, Disaster and Beach Management. Other guidelines published by the World Bank and handbooks were consulted during the report write-up and environmental impact assessment process. The reporting of this present EIA follows the logical sequence of understanding the scope and scale of the proposed project and its ultimate objectives. It also takes into consideration the road map defined towards its implementation. The approach and methodology to carry out this assignment have been framed by taking the guidelines for EIA reporting as reference points. In that manner a series of tasks were drafted and resource persons were assigned responsibilities. The activities were carried out under a programme. Tasks and activities comprised the desk study of available documents and reports, detailed site investigations, wide consultations with the public bodies and authorities, reference to guidelines and reports, consultation of EIA reports carried out for previous projects in the vicinity, consultations with the immediate land owners and coordination among the pool of experts. The site in question has been acquired by the promoter, who is now setting up a property development project under the Smart City model. It is located in the district of Plaines Wilhems at a place known as Trianon, near the Ebene Cybercity. The site is bordered by the River Terre Rouge on its Northern side, River Plaines Wilhems on its Southern side and motorway M1 on its Western side. The motorway M3 cuts across the site and divides it into two main portions. In general the undertaking would consist of developing the land into a mixed-use development. Some of the components are the construction of retail, commercial and office complex, office buildings and residential units in the form of blocks of apartments. Besides the buildings, the site will be provided with modern infrastructure that allows a fluid traffic over an asphalted road network, an integrated surface water evacuation system, integration of existing site constraints into useful components, provision of water and power supplies, communications and internet facilities and such other facilities that are beneficial to the end users. The site would have immense green spaces that would be embellished by the landscaping works and resorting to planting native and endemic species. Leisure activities would include a sports club, a jogging track and restaurants amongst others. The aesthetic component of this project would render this place where it is good to work, conduct business and also peaceful to live. ix
3 People buying the residences would have the option of renting it to third parties when they are not occupying it. The design of the project complies with the requirements of the planning guidelines as well as statutory requirements. The whole plot of land would be parcelled in order to prepare future functional clusters. Each cluster would be developed by a smart city developer and would operate as an entity. The building heights, the floor areas and set-backs and above all the people density shall be compliant with the planning objectives. This development would cause a maximum footprint coverage of 40%. The design of the buildings shall be undertaken so as they would resist weather and humid climatic conditions and adverse cyclonic conditions. Hence they would be robust and would provide the potential owners the desired level of confidence on their safety. Basic amenities are close to the site and their extensions on the site under consideration would be easy and would not necessitate major external off-site works. The whole Smart City development would be managed by a smart city management company, an administrative body who will act as a syndic. This body would be in charge of operating and managing this Smart City project and to the satisfaction of the occupants. The site is easily accessible by both the M1 and M3 highways on its Western and Southern boundaries respectively. The road authorities have acceded to the request of the promoter in that the site would have an entry and an exit point on the M1. Therefore entry and exit to the project site does not pose any constraints. The main roads network within the site allows two-way traffic movement. The internal secondary roads would also be two way and would serve all the building blocks and site amenities. Ample parking spaces have been provided for the local residents, employees and the visitors alike. This project would generate some traffic that would no doubt have an impact on the level of service of the roads. However, the road geometry provided is sufficient for a fluid traffic flow. Furthermore, parking on the roads would not be permitted. The site infrastructures that have been provided are sufficient to guarantee a high level of service to the owners and beneficiaries. Each cluster and each unit would be provided with a potable water supply from the Central Water Authority network. In addition to that the future beneficiaries would have to provide and install water reservoirs that would cater for shortages in water supply. The water line would be through a piping network that would be laid underground. x
4 Similarly, each cluster unit will have an interrupted supply of electricity. The Central Electricity Board would be responsible to provide the supply of electricity at the door step of the development. The internal connections and cabling would be carried out by an underground and well protected network. Step-down transformers would be installed in order to provide the end users with single-phase power supply. This project would also be provided by the latest Smart communication systems. Therefore it would provide for uninterrupted availability of phone network services, access to broadband internet and wifi among others. Backup facilities in the form of stand by generator would be provided by the specific users in case of power supply failure. Having understood the project scope, the assessment was carried out in order to check the acceptability of the proposed undertaking in the current environmental set-up. Numerous site visits were carried out so as to assess the site conditions and characteristics. The major portion of site is currently covered with bushes, wild grass and trees, and remnants of sugar cane. The vegetation is mainly classified as low value in terms of their ecological importance, except within the river reserves where native and endemic plant species may be found. There is no significant fauna stock apart from a few birds. Moreover there are no monuments, structures classified as national heritage, cultural and religious structures on the site that would require conservation. The site is located amidst a fast developing business and residential zone. There are many high value residential cum business morcellements around it. The Government of Mauritius is soon coming with the implementation of the Heritage City next door to the present development. In that context the proposed project is most conducive for the intended one. Like any other project this undertaking would generate a controllable amount of adverse effects that would require mitigation. It would no-doubt give rise to residual and permanent impacts as a result of the setting up of buildings and infrastructural works. The adverse impacts likely to be generated have been examined in details and corresponding measures have been designed in an engineered manner to offset them. Surface run-off that would arise out after a rainfall have been channeled in a proper manner though the provision of drains along road sides. The drains have been dimensioned to cater for high rainfall intensities over short duration. A drainage network made out of reinforced concrete runs along the road reserves in order to capture surface waters from the whole site. The drain will accommodate flows from each lots and rain water pipes coming from the roof tops of the buildings. The drains would be covered and at road crossings reinforced concrete xi
5 culverts would be constructed. Appropriate catchpits have been catered for and would act as silt arrestor. The drainage concept enhances a pre-treatment system with the use of open water basin. This has the effect of preventing oil laden water or sediment to reach the nearby river. The undertaking would also generate wastewater as a consequence of water consumption. Wastewater would come out mainly from ablution blocks and kitchen units, hotel, and commercial units and food courts. Various options for the safe disposal of wastewaters have been assessed. The promoter has opted for the implementation of a sewer line and pumping system that would connect to the existing sewerage system at Ebene. Solid waste would be generated from the daily consumption. The nature of the waste would be mainly from domestic, office and commercial sources. Solid wastes would consist mainly of food waste, cans, carton boxes, paper and plastic containers, and bottles. Paper wastes would come mainly from office activities and product packaging. Metal cans would be generated mainly from food products and the rest from other consumption items. These solid wastes would be segregated and placed in covered color coded bins. The collection of the wastes would be carried out by licensed waste carriers. The recyclable materials would be disposed to their recycling industries. The concept of Smart would be incorporated in the design of the project. The use of equipment using solar/renewable energy, energy efficient lighting and eco-friendly appliances and materials of construction, and the possibility of inserting the rain water harvesting system would be contemplated. This project would not give rise to significant noise pollution, air pollution or land pollution by virtue of its intended usage. It may happen that noise may be generated by cars having their exhaust tuned in fashioned manner. The development per se does not contain any component that would generate noise. Similarly there would not be any generation of air emission by way of stack or chimneys. The pristine air quality would be maintained. Our Social Impact Assessment and Livelihood Assessment does not indicate cases of bad neighbourhood as Government itself is coming to implement the Heritage City next door to the present project. Therefore we conclude that by virtue of its prime location the site cannot be put to any other development except than the one proposed. The whole area around it would be developed in a similar manner and the site cannot be put to an irrational type of development. This xii
6 project would have significant positive impact in terms of the much needed direct investment which is estimated at some MUR 17 Billion over a 12 years project timeline. This investment would inevitably generate direct and indirect job opportunities during its implementation and operation phases alike at all levels of services. It is estimated that over 1,000 jobs opportunities would be generated during the construction phase and up to 7,500 direct and indirect employment opportunities would be created during the operational/maintenance phase of the project. Having carried out an assessment of the project and having investigated the impacts that this project would bring within its immediate environment, it can be concluded that it has the merits to be recommended. The positive impacts offset by large the negative ones through the designed mitigating measures. xiii
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