2.0 Site and Project Description 2.1 Site Description 2.1.1 Project

2.0 Site and Project Description

2.1 Site Description

2.1.1 Project Location and Land Extent The project site is situated at Port-Louis and has a total area of 1,507 m2. Figure 2.1 below shows the geographical situation of the site. The site falls under the purview of the City Council of Port Louis. A site location plan and a context plan have been annexed in Annex 2 and Annex 3 respectively. The proposed site is situated in a commercial cum residential zone and surrounded mainly by commercial buildings.

Figure 2.1: Geographical Location of Site

2.1.2 Accessibility to Site The site is easily accessible via Renganaden Seeneevasen Street itself via the Royal Steeet or via Duronguay Street found off the M2 Motorway and passing through Farquhar Street. Figure 2.2 illustrates the different routes that can be taken to access the site.

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Figure 2.2: Accessibility to Site

2.1.3 Ownership of Land

The project site consists of 3 plots of land. The total site covers an area of 1,507 m2 out of which 759 m2 is owned by Société Shadyce Kwong and the remaining 748 m2 is owned by Société F&R Kwong. Société Shadyce Kwong and Société F&R Kwong are sister concerns of Kwong & Fok Associates. Site plans for the project site drawn by a sworn land surveyor, Mr Dharamraz Appadoo, have been annexed in Annex 4. Title deeds (3) pertaining to the site have been annexed in Annex 5.

2.1.4 Zoning of Site The site lies within the district of Port-Louis. It is found in a commercial cum residential zone and is 138 m from the high water mark of the port sea waters. There are several commercial activities and residential units within the 1 km radius of the site boundary. The promoters require an approved EIA license from the Ministry of Environment, Sustainable Development, Disaster and Beach Management to proceed with the Building and Land Use Permit (BLP) application from The City Council of Port-Louis. An Outline Planning Permission (OPP) for

- Sustainable Resource Management Ltd - 7 the project was obtained from the City Council of Port-Louis on the 26th March 2015 (see Annex 6).

2.1.5 Plans and Policies

2.1.5.1 Environment Protection Act 2002 According to Part B of the First Schedule of the Environment Protection Act 2002, the undertaking requiring an EIA includes “Housing projects and apartment complexes with more than 50 units”. Part IV of the EPA 2002 sets out the requirements for an EIA report. The Ministry of Environment published “A Proponent’s Guide to Environmental Impact Assessment (EIA)” in July 2004 and due regard has been paid to the guidelines in preparation of this EIA.

Part VI of the EPA deals with National Environmental Standards, which includes standards for air. The emissions during construction shall be in line with the Emission Standards (See Table 2.1) and Ambient Air Quality Standards (See Table 2.2) in force in Mauritius as per the Environment Protection (Standards for Air) Regulations 1998

Table 2.1: Emission Standards Pollutant Standard Ringelmann No. 2 or equivalent opacity (not to exceed more Smoke than 5 minutes in any period of one hour) Solid Particles 200 mg/m3 Carbon Monoxide 1,000 mg/m3

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Table 2.2: Ambient Air Quality Standards Standard (µg/m3) Ambient Pollutant Average Time maximum 150 24-hour Total Suspended Particles 50 Annual average

PM10 100 24-hours 350 1-hour Sulphur Dioxide 200 24-hours 50 Annual average Nitrogen Dioxide 200 24-hour 25,000 1-hour Carbon Monoxide 10,000 8-hours Lead 1.5 3-months average Ozone 100 1-hour The noise level during construction and occupation will have to be within prescribed limits of neighbourhood noise according to the Environmental Protection (Environmental Standards for Noise) Regulations 1997 as shown in Table 2.3.

Table 2.3: Neighbourhood Noise Exposure Limits

07.00 - 18.00 hrs 60 dB(A) Leq

18.00 - 21.00 hrs 55 dB(A) Leq

21.00 - 07.00 hrs 50 dB(A) Leq

2.1.5.2 Outline Planning Scheme for Mauritius The Outline Planning Scheme was developed in 2006 (subsequently modified in 2011) by the Ministry of Housing and Lands on behalf of the Town and Country Planning Board, and seeks to improve the environment by adapting the following measures:

 To safeguard valued elements of the natural and built environments;  To use natural resources in a sensitive and sustainable manner;  To promote land and property development and management practices which will benefit the environment and all Mauritians, and;  To ensure that development makes a positive contribution to the environment.

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This overall strategy is considered relevant and appropriate and should be the overall strategy for environmental policies.

2.1.5.3 Planning Policy Guideline 6 The Planning Policy Guideline 6 (PPG 6) ‘Urban Heritage Area- Buffer Zone for the Aapravasi Ghat World Heritage Property’ was developed in June 2011 in view of controlling development around the Aapravasi Ghat and in its buffer zone. Figure 2.3 shows the buffer zone’s limits and the location of the project site. It can be seen that the site clearly falls outside the buffer zone limits and hence is not subject to the prescriptions of PPG 6.

Aapravasi Ghat World Heritage Property- Buffer Zone Limit

Figure 2.3: Aapravasi Ghat World Heritage Property- Buffer Zone Limit

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2.1.5.4 The Occupational Safety and Health Act 2005 The Occupational Safety and Health Act (OSHA) 2005 provides for the duties and responsibilities of the employer regarding safety, health and welfare towards his employees and other persons who may be affected by his activities as well as registration requirements of the same.

Part IV states the conditions related to safety of the building structure, general cleanliness of the building, prevention of overcrowding, ventilation and temperature inside the building, lighting inside the building, sanitary convenience, supply of drinking water and provision of first-aid to the employees. Part V deals with the safety of machinery; dangerous machinery requiring supervision and; training of persons working with dangerous machines.. Similarly Part VII includes effective measures to restrict exposure to radiations, reduction of noise and vibrations and the notification of occupational accidents and dangerous occurrences.

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2.1.6 Site Characteristics

2.1.6.1 Former and Actual Usage The land presently contains mixed vegetation and crumbling infrastructure of no value and currently has economic contribution to development in the region. Figure 2.4 below shows the existing infrastructure on the project site.

Figure 2.4: View of Project site from Dufresne, Duronguay and Renganaden Seeneevassen Streets

2.1.6.2 Geology and Land Suitability The site is found in the Northern and Western Intermediate Lava Plains and Slopes. Figure 2.5 shows the proposed land with almost flat to gently undulating or undulating with general slope seawards. The slopes are mostly less than 8% and some grade to 13%. The altitude varies from 0 to 215 m, mostly below 150 m. The land is moderately suitable for sugarcane, food crops and mixed cropping.

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Figure 2.5: Land Resources and Agricultural Suitability of Site Source: FAO/MSIRI, 1973

A geotechnical investigation of the site was carried out by Sotravic Ltd. The report detailing the sub soil conditions, groundwater conditions and recommendations for construction has been annexed in Annex 7. The geotechnical investigation concluded that the site appears suitable for the proposed high rise building construction from geotechnical perspective. Based on the subsurface conditions encountered, a deep foundation system shall be used to support the proposed structure.

2.1.6.3 Pedology of Site The site pedology represented in Figure 2.6 is Richelieu Low Humic Latosol, which is flat or gently undulating with deep, friable soils. The soil is relatively free of rock fragments and is classified as stony stems due to the presence of loose, rounded boulders.

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Figure 2.6: Pedology of Site Source: ORSTPM/MSIRI, 1984

2.1.6.4 Hydrology of Site The site is found in Aquifer II (as per Figure 2.7), which is Aquifer of Phoenix/Beau- Bassin/Albion-Moka/Coromandel comprising the coastal reservoir of Coromandel – Pointe aux Sables – Albion. The isohypse map of the old basalt roof, confirmed by borehole drilling shows the existence of two deep ancient valleys filled by intermediate and recent basalts. These two valleys guide groundwater circulations and, particularly, in levels of fossil alluvium located at the base of some flows. The superficial part of the aquifer located within clayish and weathered semi-impermeable basalts shows some characteristics of semi-confined aquifers.

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Figure 2.7: Aquifer of Site Source: Hydrology Data Book, 1999 – 2005

2.1.6.5 Groundwater at the Site In Mauritius, there are 1202 boreholes/small wells/dug wells, out of which 376 are used for domestic, irrigation and industrial water supply. Figure 2.8 illustrates the boreholes/small wells/dug wells found in Port-Louis and its surroundings. No boreholes are found on the site.

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Figure 2.8: Groundwater Level Contour Map Source: Hydrology Data Book, 1999 - 2005

2.1.6.6 Climatology The site is situated in the district of Port-Louis. Port Louis has a hot semi-arid climate under Köppen's climate classification. Its wettest months are from December through April where on average 60 mm (or more) of rain falls during each of these months. The remaining months forms Port Louis' dry season. Port-Louis also shows a range of average temperatures. Port Louis’ coolest temperatures are seen mid-year where average high temperatures are around 24 °C. During the height of the wet season, the city sees its highest temperatures where average high temperatures are usually around 30 °C.

2.1.6.7 Characteristics of Surrounding Area Figure 2.9 shows an aerial view of the site. The major developments present within 1 km radius from the site boundary are shown. The site is found in a commercial zone in Port-Louis and key landmarks are the Aapravasi Ghat World Heritage Property, Postal Museum, the Moulin de la Concorde, the Northern Bus Stand and a Hindu Temple.

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3 SITE

2 1 km

1 5

4

Legend 1- Bus Stand 2- Moulin de la Concorde 3- Temple 4- Postal Museum 5-Aapravasi Ghat World Heritage Property

Figure 2.9: Aerial view 1 km around site

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2.2 Project Description

2.2.1 Background Kwong & Fok Associates Ltd is proposing the construction of a building, of an overall extent of 15,704 m2, comprising of semi-basement, ground and 19 floors. The building will be a mixed-used development. The site where the development is to be carried out is situated at Port-Louis. The proposed undertaking would basically consist of the following:

(i) Semi-basement: Parking lots with own accessD & Technical area (ii) Ground: 800 m2 commercial shops and lobby (iii) 1st to 3rd floor: 134 Parking lots (iv) 4th to 13th floor: 80 Apartments units (v) 14th floor: Clubhouse for residents only (vi) 15th to 18th floor: 8 Penthouses units (only Tower facing Dufresne Street) (vii) 19th floor: Technical floor

2.2.2 Floors Description

Layout plans for the building and the different floors have been annexed in Annex 8.

 Semi-basement: Parking lots with own access & technical area The semi-basement area will be the place of entry and exit of vehicles to and from the building. Around 41 parking lots will be made available in the semi-basement. Another 134 parking lots will be available on the 1st to 3rd floor of the building. A technical area will comprise of a pump room, transformer room which will also include the ring main unit, a metering room, the main distribution board room and an area for a generator. The specifications have been listed in the table below:

Table 2.4: Specifications for Generator Base for Generator 350 kVA Size 5000 * 3000 mm Weight 4050 kg Noise 75 dB(A) at 1 m

3 lifts will also be installed so as to facilitate inter-floor movement in the building.

- Sustainable Resource Management Ltd - 18  Ground floor: Lobby and Commercial Area The ground floor will accommodate a lobby and two shops. 183 m2 will be dedicated to the lobby while 677 m2 will be dedicated to the shops. The remaining area will be used for means of access to other levels.

 1st floor to 3rd floor: Parking Lots Additional parking lots, approximately 134 more parking spaces, will be made available to the residents and persons visiting the commercial space.

 4th floor to 13th floor: 80 Apartments The 4th floor to the 13th floor will accommodate 80 apartments units. Each floor will comprise of 10 apartments. The apartments will be of two types. The first type will be a 2- bedroom apartment while the second-one will be a 3-bedroom apartment. The following features will be common to the two types of apartments: living area, toilet and bathroom, laundry area, kitchen area and balcony.

 14th floor: Clubhouse for residents only The 14th floor of the building will consist of a clubhouse reserved for the residents only. The area will be divided into different sections for specific purposes. A pool will also be installed on the 14th floor.

 15th to 18th floor: Penthouses 8 penthouses will be built from the 15th to 18th floor.

 19th Floor: Technical Floor The Upper most floor of the building will be reserved for technical purposes.

2.2.3 Traffic Management It is expected that the new building will to some extent interfere with the normal traffic flow along Renganaden Seeneevassen Street. The Building and Land Use Guidelines requires that parking spaces of 2.5 m x 5.5m be provided at the rate of 1 space per residential unit and one additional visitors parking for every 5 unit. The requirement for commercial space is 1 parking for every 30m2. For this mixed use development the parking requirement is thus:

(88 + 88÷5) + (677÷30) = 106+23= 129

- Sustainable Resource Management Ltd - 19 The building will have a total of 175 (largely sufficient) parking provided in the semi- basement (41) and in main building, that is the 1st to 3rd floor (134). A Traffic Impact Assessment based on Traffic Count carried out on the 09th June 2015 has been carried out. The TIA report contains the evaluation of the impacts of future traffic on the present capacity on Renganaden Seeneevassen Street as a result of the proposed Commercial and Residential Building and has been annexed as Annex 9.

2.2.4 Fire Fighting Facilities inside the Building As part of health and safety measures, the building will be equipped with several fire fighting facilities on the various levels. Plans showing the different fire fighting facilities at the different floors have been annexed in Annex 10.

Sprinklers and fire hose reels will be the two main fire fighting facilities in the building. Figure 2.10 shows how the sprinklers and fire hose reels will be connected to water carrying pipes.

Figure 2.10: Sprinklers and Fire Hose Reels connections to water pipes

- Sustainable Resource Management Ltd - 20 Smoke detectors will be placed in the corridors leading to the apartments. Break glass fire alarm and sounder will also be installed. Emergency lights will be placed near every exit at each level so as to guide the persons to staircase in case of fire.

2.2.5 Storage of Solid Waste A dedicated area of 21 m3 for wastes storage will be provided in the semi-basement. The location of the waste area is clearly shown on the plan annexed as Annex 11.

2.2.6 Wastewater Management A new sewer manhole having internal size of 900mm* 900mm will be positioned in reserve on ground floor level. The proposed plan for wastewater management system has been annexed in Annex 11. Wastewater from the building will be directed to the new sewer manhole before it goes into an existing one. The wastewater coming from the building will be segregated into 3 streams namely:

1. Grey water from kitchen 2. Grey Water from Wash Basin and Shower 3. Black Water

The grey water from the kitchen will be directed to a grease trap having a volume of 5 m3 before being directed to a gully trap fixed on a pipe. The partially treated water will then pass to the new sewer manhole and finally to an existing sewer manhole.

The grey water from wash basin and shower will be directed to a gully trap fixed on a pipe. It will then pass to the new sewer manhole before going to the existing sewer manhole.

Black water from the building will be directed to the new sewer manhole before going to the existing sewer manhole.

2.2.7 Storm Water Management Strom water from the building will be channelled through pipes to the existing drain of 600mm width next to the project site. Situated in a semi-arid region, rain water harvesting can be considered as an option to reduce water demand in the building. Run-off from the roof can be collected and stored in a tank. The water will then be used for cleaning purposes in the building. Any excess storm water will be channelled to existing drain.

- Sustainable Resource Management Ltd - 21 2.2.8 Decommissioning Phase

The decommissioning of the building is forecasted be done after 100 years. The wastes generated through decommissioning will be segregated and sent for recycling and to the landfill.

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