CHAPTER 1 INTRODUCTION 1.1 Project Background Terragri Ltd, hereinafter referred to as the project proponent or promoter, is the owner of a vast extent of land in the region of L Amitié located in the District of Pamplemousses. The land in question is currently under sugar cane cultivation and borders existing residential morcellements. The residential developments on its South-Eastern boundary make it a suitable place for the intended project as all facilities are either on or near the site. The site to be developed covers an extent of 4Ha 8,352 m 2. It forms part of a vast estate which is a freehold property aggregating 723 Ha 8,792 m 2 or 1715 A of land. The following documents are enclosed in ANNEX 1 of the report: a) A copy of the Title deed (Ref: TV 435 No.251). b) Resolution in writing and Certificate of amalgamation of La Nouvelle Industrie Ltee to Beau Plan Sugar Estate Company Ltd. c) Resolution in writing and Certificate of amalgamation of Beau Plan Sugar Estate Company Ltd to Harel Frères Ltd. d) Certificate of Incorporation for change of name of Harel Frères Ltd to Terragri Ltd. e) Business registration card. The project site is accessible via the Montagne Longue road (B19). A project Master plan and Location plan is enclosed in ANNEX 2. The configurations of the lots for the proposed undertaking have been designed in such a way that there is optimum use of land. Due consideration has been given to the lots bordering the odd corners. This non-gated morcellement would consist of 77 lots in total; 74 lots are for residential purposes, 1 larger lot has been earmarked for commercial development and 2 lots have been reserved for green spaces. The number of lots is displayed in Table 1 below:- Page 1
Table 1: Number of lots and extent Number of lots Surface area (m 2 ) Residential 74 31, 340 Commercial 1 4,154 Green spaces 2 1,890 Others (Roads, road reserves, right of way) - 10,968 Total 77 48,352 The promoter has sought the services of experts and professionals to design the project in total conformity with the prevailing planning guidelines coupled with the best engineering practices. All necessary infrastructures would be implemented to render the morcellement fully functional. An internal road network has been designed with a drainage system in order to ensure proper storm water drainage. Street lighting and footpaths would be provided and adequate road reserves have been retained on both sides of the internal roads. The main common road is 7m wide with reserves 2.5m wide. Other common roads are 6m wide, with a minimum road reserve of 1.5m. Each lot would be provided with an individual supply of electricity and water. All services would be buried. The proposed project is further detailed in Chapter 3-Project Description. 1.2 Brief on Project Proponent The proposed sub-division of land is initiated by Terragri Ltd, a subsidiary of one of the largest conglomerates in Mauritius, the Terra Mauricia Ltd. Terragri Ltd, formerly known as Harel Frères Ltd, is involved in sugar cane cultivation and associated activities. Terragri is one of the largest sugar cane growers and sugar producers in the island of Mauritius. The land sited at L Amitié, Notre Dame belongs to La Nouvelle Industrie Ltee amalgamated to Harel Freres Ltd, now Terragri Ltd, as per title deed transcribed in volume TV 435 No 251. The project director who would manage this project has wide knowledge in this domain. The promoter has entrusted the project administration to Sagiterra Ltd, the property arm of the Page 2
Terra group, who has undisputed expertise in similar undertakings. The latter has extensive experience in the Real Estate management, namely in morcellement and property development projects. Sagiterra, incorporated in 2001 under the name of Sagiterre Ltee, has successfully developed high profile projects over the years. Their flagship projects comprise: Domaine de Bon Espoir, Piton in 2003 (106 lots on 45A) Domaine de Rosalie, Rosalie in 2004 (32 lots on 16A 50P) Domaine de Belle Vue, Butte aux papayes in 2007 (109 lots on 55A) Les Vieux Banians, Balaclava in 2008 (101 lots on 18 A) Numerous VRS sites for employees at Bois Mangues (168 lots), The Mount/D Epinay/Petite Julie (250 lots), Pointe aux Piments (24 lots), Cottage (84 lots), Montagne Longue (71 lots), etc. Harmony, Pointe aux Piments in 2015 (34 A 6P) Sagiterra is involved in a wide range of services, from site identification and surveying, project conception, market survey, administration and project management to marketing and sale. In November 2002, Cie La Nouvelle Industrie Ltée has obtained a morcellement permit for the subdivision of a portion of land of extent 46,387.34m 2 (Ref: MHL/M/8771) into 103 lots at Notre Dame, Montagne Longue. Moreover, in May 2007, La Nouvelle Industrie Ltée has obtained a morcellement permit for the parcelling of land covering an area of 34,545 m 2 (Ref: MHL/M/10901) into 93 lots under the Voluntary Retirement scheme (VRS employees) at Notre Dame, Montagne Longue. These residential morcellements adjoin the project site at its South-Eastern boundary and have been developed by Sagiterra Ltd. 1.3 Project team There would be a team of renowned local professionals responsible for the design and supervision of the project. Table 2 shows the professional partners that would carry out the proposed project. Page 3
Table 2: Project team Promoter Property Developer & Marketing Project Manager Structural & Civil Engineer Quantity Surveyor EIA consultant Notary Terragri Ltd Sagiterra Ltd KEYSTONE Project Management Co. Ltd Servansingh Jadav & Partners C.E Ltd MILESTONE Construction Consultants Ltd VYYAASS Consulting Engineer Ltd Me J.P.H. Didier Maigrot 1.4 Project Justification The Pamplemousses district continues to absorb further development pressures owing to its proximity to the city of Port Louis and it acts as a commercial, industrial and residential suburb to the capital. It is projected that by 2020, there will be a requirement for additional 20,600 dwellings in order to accommodate the increase in population and demand for some 8,400 dwellings from households moving into the district. This project would contribute towards the availability of land for setting up residences. Therefore this will intrinsically provide a stimulus in the business of property development. It would further enhance business opportunities of financing and insurance agencies which are offering competitive loans and insurance packages to potential buyers of properties. This project would also promote competition in the market whereby potential buyers would now have an alternative option and choice in acquiring an immoveable property either as an asset or as a secondary residence. The promoter has also catered for one lot reserved for commercial development. Thus, the proposed morcellement would contribute to local and regional shopping needs by improving the range of goods and services available. The future commercial and retail developments such as shops and restaurants would add to the vitality of the settlement and village centres of Notre Dame and Montage Longue which are well-served by a variety of transport modes. This project would give rise to a capital investment to the tune of Rs 33 millions. The proponent would finance the project with the collaboration of other financing agencies. It goes without Page 4
saying that this undertaking would generate both direct and indirect employment in terms of procurement of goods and services. It would also offer a window of opportunities to the informal economic sectors, skilled and unskilled workers, small and medium enterprises, commercial activities, self help institutions engaged in the manufacturing sector and tradesmen amongst others. It might create opportunities for people coming to live in that morcellement as they could bring along their know-how and their specific competence. This project would also create a social dynamics as people of different cultural background would come to dwell, reflecting our strong bond in advocating cultural diversity. Any project of this kind would give rise to a positive socio-economic situation as it involved direct investment. A rapid cost benefit analysis would result in a positive response in terms of direct capital investment. A project of this calibre would reap financial benefits to the land promoters. The income obtained shall be re-invested to finance projects for the upgrading of the sugar mill of Terragri Ltd. Therefore this project has all the merits required for its implementation. Though it may give rise to some nuisances, especially during the construction phase, this would be only temporary. These nuisances would be within tolerable limits. Once this stage is passed, life in the village would be serene again. 1.4.1 Environment Impact Assessment Parceling out of land below 5 hectares for residential purposes is not a scheduled undertaking in accordance to Part B Item 34 of the Environmental Protection (Amendment of Schedule) Regulations 2006, regulations made by the Minister under the Environment Protection Act 2002. However, the Ministry of Housing and Lands has requested the promoter to seek an EIA licence as a pre-requisite to the issue of a morcellement permit. A copy of the correspondence from the Ministry of Housing and Lands is enclosed in ANNEX 3. In this context, the project promoter has commissioned Messrs. VYYAASS Consulting Engineer Ltd to prepare an EIA. This report has been prepared according to the guidelines set by the Department of Environment and portrays an integrated assessment that includes an evaluation Page 5
of the environmental risks and hazards and the proposed mitigating measures to be implemented. It may be deduced from the assessment of the project, that the proposed morcellement for residential cum commercial purposes has all its merits to be implemented. Page 6