1 Introduction -...

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

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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.





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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





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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





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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.





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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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