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Molinea Property Limited St Antoine Property Development Scheme
Environmental Impact Assessment
MPL/EIA/01 | Issue | 11 April 2016
J:\CURRENT PROJECT\247452-00 - ST ANTOINE PDS\4.5 - REPORTS AND MEMOS\INFRASTRUCTURE\ISSUE EIA REPORT (2016-04-11).DOCX
Page 4
1 Introduction
1.1 Background to the Project
Molinea Property Ltd (MPL) has entered into an agreement under conditions
precedent with Compagnie Sucrière de St Antoine Ltd, owners of a plot of land of
7ha1700m² forming part of a larger plot “Domaine Chauvot” of 773A00 located at
Saint Antoine, Rivière du Rempart, on the 16 October 2015, regarding the sale and
purchase of plot of land of an extent of 7Ha1700m² on which Molinea Property Ltd
wishes to develop its St Antoine Property Development Scheme (PDS).
The St Antoine PDS shall comprise of:
30 saleable residential plots;
20 apartment blocks (Blocks A to T) consisting of a total of 80 Nos. apartments
units and 20 Nos. penthouses;
a reception and commercial facility
a main pool facility;
3 clubhouses;
Associated infrastructure works including potable water and electricity
distribution networks, roads, parking and stormwater drainage
A potable water network supplied from the CWA regional distribution network
Underground electricity network supplied from the CEB regional distribution
network
A technical yard for HV/LV switchgear, transformers, potable water tank, etc.
1.2 Project Justification
1.2.1 Exploitation of Land Potential
The St Antoine PDS (Property Development Scheme) is planned to offer high
quality residential facilities. The land earmarked for the implementation of the St
Antoine PDS overlooks Anse Bonserjent and Ile d’Ambre which offers a unique
environment with natural beauty and sensitivity that make the site attractive.
The project will offer inter-alia:
Local proximity to commercial amenities and facilities
Local proximity to private clinics in the north
Local proximity to nearby primary and secondary schools
Secured environment for its residents.
Molinea Property Limited St Antoine Property Development Scheme
Environmental Impact Assessment
MPL/EIA/01 | Issue | 11 April 2016
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1.2.2 Foreign Currency Earnings
The St Antoine PDS comes in at a time when, the local Sugar Industry as well as
free-trade industrial activity is facing serious hardships under international
constraints. The St Antoine PDS aims at offering luxury residential units, not only
to Mauritian citizens but also to foreign citizens with a desire to invest in the
acquisition of a residence in Mauritius under the PDS. The implementation of the
St Antoine PDS will bring foreign currency inflows throughout different quarters
of the economy and thus contribute to enhance the resilience of the economy.
1.2.3 Sales and Marketing Strategy
The St Antoine PDS development is set to offer the finest quality residential and
lifestyle products targeting mainly French, South Africans and Mauritians, with a
possible spill over to other European communities and Reunion Island.
As regards to marketing and sales aspect, contractual agreements have been
negotiated with Rain Maker (South Africa) as well as Sotheby’s International Estate
agency (worldwide).
1.3 Legal, Institutional and Regulatory Framework
The following regulatory frameworks are applicable to the planning of the proposed
development.
1.3.1 The Environment Protection Act 2002 (EPA 2002)
The Saint Antoine PDS, with its luxury residential components falls under the
undertakings listed in the Fifth Schedule – Part B1 of the Environment Protection
Act 2002, its 2008 Amendment and Regulations, and which require an
Environmental Impact Assessment, inter alia:
Item 20 – Housing Project and apartments above 50 units within 1 kilometre of
high water mark
The Proponent has therefore appointed Arup SIGMA Ltd, Consulting Engineers, to
undertake the Environmental Impact Assessment in conformity with the provisions
of the Law.
1.3.1.1 Environmental Regulations
The Environmental Regulations and Guidelines set out under the Environmental
Protection Act and directly relevant to the project are:
Environment Protection (Standards for Air) Regulations 1998
1 EPA 2002: Amended First Schedule in accordance with the Business Facilitation Act –
September 2006
Molinea Property Limited St Antoine Property Development Scheme
Environmental Impact Assessment
MPL/EIA/01 | Issue | 11 April 2016
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Environment Protection (Standards for effluent discharge) Regulations 20032
Environment Protection (Inland Surface Water Standards) Guidelines 1998
Environment Protection (Coastal Water Quality) Guidelines 1999
Environment Protection (Environmental Standards for Noise) Regulation 1997
Environmental Protection (Environmental Standards for Noise ) (Amendment)
Regulations 2003
1.3.2 Property Development Scheme
In June 2015, in pursuance of the restructuring of the Integrated Resort Scheme
(IRS) and Real Estate Scheme (RES) announced in the 2015/2016 budget, these
two property acquisition schemes implemented by the Mauritian Authorities in
2002 and 2008 respectively, have been replaced by the Property Development
Scheme (PDS).
The Investment Promotion Act now makes provision for the introduction of the
PDS set to:
promote inclusive development and provide for a wide range of living,
employment and leisure opportunities to Mauritian citizens, members of the
Mauritian Diaspora registered under the Mauritian Diaspora Scheme (at least
25% of the properties) as well as non-citizens;
construction site surface area must be of 1 to 50 acres maximum, with a
minimum of 6 standing residences and;
ensure that the benefits of the development of the Scheme accrue to
neighbouring communities and to small entrepreneurs generally.
Under the PDS Scheme, a non-citizen is eligible for residence permit upon the
purchase of a villa under the PDS scheme when he has invested more than USD
500,000 or its equivalent in any freely convertible foreign currency.
The PDS is also a demarcation from the IRS and RES in as much as it does not
differentiate between small and big landowners and harmonizes the registration
duty to a single rate of 5% instead of USD 70,000 on registration of a deed under
IRS and USD 25,000 under RES.
Furthermore, under the PDS Scheme, the Mauritian Government intends to further
promote the social dimension of the development. As such, the Promoters are
carrying out a social impact assessment to develop projects which shall be
integrated with the neighbouring local population.
1.3.3 The Board of Investment
Property Development Scheme falls under the aegis of the Board of Investment
(BOI).
2 Regulations made by the Minister under Section 34 and 74 of the Environment Protection Act
1991
Molinea Property Limited St Antoine Property Development Scheme
Environmental Impact Assessment
MPL/EIA/01 | Issue | 11 April 2016
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MPL has been issued on the 15 December 2015 with a Letter of Approval by the
Board of Investment; a copy of the Letter from BOI is given in Appendix A.
1.3.4 The Planning and Development Act 2004
The Planning and Development Act is in the process of overhauling the Town and
Country Planning Act 1954. The Planning and Development Act 2004 once fully
proclaimed will provide for the transfer of development permitting powers to the
Ministry responsible for Housing and Lands for state-significant developments, as
well as some other forms of development as prescribed under Section 25 of the Act.
The District Council will retain responsibility for processing non-state-significant
permit applications. The Local Government Act 2003 also makes District Councils
and Municipalities responsible for processing all building permit applications.
The Planning and Development Act 2004 also makes provision for the introduction
of Planning Policy Guidance (PPG) which shall prevail to the extent of any
inconsistency, over a development plan. PPG therefore has the status of state
(national) planning policy and is a material consideration in assessing applications
for development permits.
1.3.5 The National Development Strategy – Development
Strategies and Policies
1.3.5.1 Coastal Development and Tourism
The updated version of the NPDP dated April 2003 states in Strategic Policy SP16
– Coastal Development and Tourism “….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 have already been identified.”
SP16 – Coastal Development and Tourism makes mention that new development
should be focused within such zone and there will be a general presumption in
favour of mixed use tourism and other forms of complementary leisure creation.
1.3.6 Ministry of Housing and Lands
1.3.6.1 Building and Land Use Permit
Application has been made to the District Council for the excision of a portion of
land of an extent of 7Ha 1700m² for residential and commercial use (PDS). A copy
of the Building and Land Use Permit issued in favour of Compagnie Sucrière de St
Antoine Limited on the 04 November 2015 is attached in Appendix C.
Molinea Property Limited St Antoine Property Development Scheme
Environmental Impact Assessment
MPL/EIA/01 | Issue | 11 April 2016
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1.4 Consultation Meeting
A consultation meeting has been organised by Molinea Property Limited with the
different stakeholders on the 12 February 2016 to explain the undertaking and its
proposed location. The Minutes of Meeting held with the stakeholders is attached
in Appendix J.
1.5 Implementation Schedule
Subject to market interest, and the provision of all statutory approvals MPL
envisages the following phased implementation timeline;
Phase 1 roads and infrastructure serving the 50 apartments, the 30 residential
units, the commercial facility and the clubhouses, the boatyard; construction
start late 2016, construction completion 2018.
Phase 2 roads and infrastructure serving the remaining 50 apartments;
construction start 2018, construction completion 2020.
The above timescales are indicative only and phasing of construction may change
to suit the market and development constraints.
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