2.

0 Site and Project Description

2.1 Site Description

2.1.1 Location
The site is situated on the North-Western coast of Mauritius, in the port area of Port Louis,
along the coast of the Caudan Basin entrance, between the Caudan Waterfront development
and the Bulk Sugar Terminal. Figure 2.1 below shows the geographical situation of the site.

Figure 2.1: Geographical Location of the Site

The site is a portion of reclaimed land which is located adjacent to the Caudan Waterfront. A
location plan of the proposed site is shown in Figure 2.2. Annex 3 contains the location plan
and site plan which have been issued by the Ministry of Housing and Lands. These plans
have been certified and verified by the Principal Surveyor of the Ministry of Housing and
Lands. This has been supplemented with a context plan found in Annex 4 showing all
existing and upcoming activities within a 1 km radius.

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 Figure 2.2: Location Plan of the Proposed Neotown

2.1.2 Accessibility
The site earmarked for the development is easily accessible via the Caudan round-about as
shown in Figure 2.3. Vehicles coming from the South towards Port Louis can easily access
the road to Les Salines through a left turn at the Caudan junction. Similarly, traffic coming
from the North towards the South on M2 Motorway can easily find their way to the access
road leading to Les Salines by making a right turn at the Caudan junction. The site is situated
opposite the Robert Edward Hart garden and Cemetry. This area is generally not busy as
there is currently no development in the vicinity.

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 Figure 2.3: Site Accessibility

2.1.3 Ownership and Acreage

The site, which covers an area of 58.33 acres, is state land which has been leased to Les
Salines Development Ltd as per the following details:

 Lessee Number: 92754

 File Number: SGEN/11206/G165/1V4
 Signed on the 11th December 2009

A copy of the lease agreement can be found in Annex 2.

2.1.4 Zoning
The project area has been classified as Sector 5 in the Port Master Plan 2002 as shown in
drawing 5.3.5A found in Annex 5.

As per the Port Master Plan 2002, “Les Salines area is the only available site with deep
water frontage in the main harbour. It is therefore deemed vital that, for the long term, this 25
ha reclaimed zone be reserved for development which would fully take advantage of this
unique attribute.”

Les Salines area has further been recommended to be used to develop additional berthing
facilities for cruise vessels calling at Port Louis and planned such that the outcome is an

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integrated touristic, recreational & commercial complex offering all facilities on a one-stop
shop concept.

2.1.5 Site Characteristics

The site of the development is roughly trapezoidal and covers an area of 58.33 acres. The
site, situated adjacent to the Caudan Waterfront, is a fairly flat land with levels varying
between approximately 0m and 3m above mean sea level (amsl). A contour map of the
earmarked site has been provided in Annex 6.

Les Salines area is a generally leveled sand-covered area (reclaimed land) through the
placement of dredge gravel, sand, silt and coral fragments. The proponent has
commissioned Water Research Co. Ltd to carry out a geotechnical investigation for the site,
a copy of which has already been submitted in the Marina Environmental Impact Assessment
(EIA) report.

2.1.6 Former and Actual Land Usage

The site is reclaimed land which is presently occupied by Les Salines Car Park.

2.1.7 Characteristics of Surrounding Area

The site is bounded to the North and East by the sea, to the West by the Bulk Sugar
Terminal and to the South by the access road leading to the roundabout on M2 Motorway,
the Robert Edward Hart Garden and Cemetry.

Figure 2.4 gives an indication of the adjacent land uses in the surrounding environment of
the site.

The surrounding built up area of the project site may be classified as follows:

 Residential areas

- Les Salines residential area is found at a distance of around 1.5 km from the site.

 Recreational areas

- Le Caudan Waterfront provides a recreational area for the community at large and is
located at a distance of around 1.5 km from the project site.

- The Robert Edward Hart garden is a historical space which also serves as a
recreational area and is situated opposite to the project site at a distance of 500 m.

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 Historical areas

- Fort Georges and Fort William are two important historical structures. Fort George
has until recently been, the government control store for explosives and detonators.
These have now been removed to Bigara, eliminating eventual knock-on effects on
both the CEB Power Station and other buildings in the vicinity.

- La Place d’Armes and the Citadel are other historical sites found in the surrounding
area of the project site.

Figure 2.4: Adjacent Land Uses

 Industrial areas

- The main industries found in the vicinity of the project site are as follows:

- The Bulk Sugar Terminal

- CEB Fort George Thermal Plant
- The Mauritius Oil Refineries
- Les Moulins de La Concorde Ltée (LMLC)
- The Mauritius Portland Cement Co. Ltd
- Mauritius Chemical Fertilizers Industries (MCFI)

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2.1.8 Special Features of the Site
The site being a portion of reclaimed land does not have any flora or fauna of environmental
importance. There are neither wetlands, irrigation canals, water basins, open reservoirs nor
any water bodies on the site. The sea is within close proximity of the site as shown in the
maps reproduced in this report.

2.2 Project Description

2.2.1 Project Need and Justification

This project aims at capitalizing on the geographical positioning of Mauritius and establishing
Port Louis as a key destination in the Indian Ocean. The project concept has been developed
in line with the government’s intention to establish Port Louis as a commercial hub in the
Indian Ocean region. It has been planned in such a way as to transform and integrate the
waterfront site, turning this previously under-utilised area of Les Salines into Neotown Port
Louis which will be an integrated business, residential, administrative and leisure complex.
“Neotown is an ambitious project which will lead to the urban regeneration of the region and
will impart new dynamism to the capital’s economy and, indeed, to that of the country as a
whole” said the Prime Minister.

Neotown is a signature project which has been master-planned with a framework strategy
that responds to the city’s immediate needs, while still being relevant in a wider context. The
framework has been developed to serve the following objectives:

 For the regeneration of the local neighborhood and the city

 To reconnect the site to the city
 For the extension of the waterfront promenade from the Caudan
 For the extension of the neighborhood street network
 To create a public space by giving back the waterfront to the public realm via the
marine gardens
 To link the existing Robert Edward Hart Gardens to the site
 To offer great public facilities and amenities for locals and visitors

Apart from the Caudan complex, Port Louis has little to offer to its residents or visitors at the
end of a working day. The Les Salines Waterfront Project will contribute to transform Port
Louis into a modern 24-hour city as aimed by the Government.

There is also a joint effort on a regional basis to promote cruise tourism in the Indian Ocean.
Accordingly, the Neotown project finds its justification to position Mauritius as a major player
and also as a main cruise destination in the Indian Ocean. Les Salines area is the only

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available site with deep water frontage in the main harbour and will therefore be used to
develop additional berthing facilities for cruise vessels calling at Port Louis.

2.2.2 Project Concept

Neotown offers a unique opportunity to create a new mix use landmark development in Port
Louis with the aim of reconnecting the city to the waterfront, creating a new focus for the city
as well as strategically encouraging further development of Port Louis.

The project will be developed based on the concept to transform and integrate this previously
under-utilised waterfront site into a development that incorporates a cruise terminal, tourist
facilities, a marina, hotels, retail, commercial, residential and administrative areas with a
total built up area of approximately 985,000 m2. The promoters have earmarked a sum of
over MUR 30 billion as investment for this project.

The project concept was inspired by its unique waterfront and city edge location of the site.
Drawing from the surrounding context, the concept strategy extends the urban fabric of key
neighbourhood streets and sight alignments across the site, terminating in a series of public
plazas along the waterfront. These plazas form active nodal points along the waterfront,
activated by recreation and cultural activities adjacent a key pedestrian link along the
waterfront promenade.

A new ‘green heart’ known as the Marine Park will be the new civic and cultural focus for the
development and the city, providing a significant new public space and recreation destination
for the community. This major linear park has been designed to reconnect the historic Robert
Hart Gardens to the waterfront, with vibrant pedestrian friendly parkland planted with familiar
indigenous species.

A series of streets and pedestrians links increases the permeability across the different
precincts with connections to the park and waterfront. The use of local building materials in
the architecture and landscape will further help tie this development to the local context.
Central to master plan concept are environmental sustainable design initiatives which will be
developed throughout both the landscape and architecture proposals.

The artistic impressions of the proposed Neotown project can be obtained in Annex 7.

2.2.3 Project Outline

Annex 8 contains the approved master plan for the proposed project by the Ministry of
Housing and Lands. Neotown is the new, proposed city centre of Port Louis, spread across
58.33 acres of the district of Les Salines. The centre will function as a prominent site for the
city’s financial, social and cultural functions, with the iconic development overlooking the

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city’s harbour and the Caudan Waterfront. This self-contained township will comprise of a
Business Precinct, a Residential Precinct, a Hospitality Precinct, a Retail Precinct and a
Tourist Heritage Centre. Accordingly, the proposed project components and land use
planning are outlined in Table 2.1 below.

Table 2.1: Proposed Land Use

Plot Total Proposed

Plot Area (m2) Land Use
Number Built Up Area (m2)

01 11,630.20 Hypermarket 25,000.00

Retail (20% of B/U)
02 15,871.00 160,324.40
Hotel (80% of B/U)
Marina/Club (20% of B/U)
03A 6,258.01 32,597.04
Service Apt. (80% of B/U)
Marina/Club (20% of B/U)
03B 2,196.31 14,157.46
Service Apt. (80% of B/U)
Retail/ F&B (20% of B/U)
04 16,826.40 163,642.82
Residential (80% of B/U)
Retail (20% of B/U)
05 12,666.70 130,213.70
Offices (80% of B/U)
Retail (20% of B/U)
06 11,744.30 117,442.90
Offices (80% of B/U)
07 10,694.60 Residential 87,160.66
08 10,903.50 Residential 85,273.04
09 7,605.35 Residential 58,810.81
10A 17,632.70 Commercial
10B 12,182.50 Commercial 110,000.00
10C 21,271.60 Commercial
11A 9,792.48 Garden -
11B 6,496.88 Garden -
11C 2,128.75 Garden -
11D 6,343.99 Garden -
12 10,203.60 Marina -
Total
192,449.00 984,622.83
Area
* B/U stands for built up area

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The Business Precinct
Housing some of Port Louis most well-defined office spaces is the Business Precinct at
Neotown. Designed to offer a world-class working environment, the Business Precinct is well
connected to other important site at Port Louis so that almost everything one needs is at
arm’s length. The proximity of the cruise terminal and the city’s central roadways make this
an important economic landmark of Port Louis.

The Residential Precinct

Neotown’s Residential Precinct comprises of luxury, waterfront apartment complexes and
sophisticated condominiums right in the heart of the city. The scenic views of the harbour
aside, these residences have a range of facilities on offer that make everyday living a
pleasurable experience. Also at play is the thought and understanding of some of the world’s
leading architects, which makes the design of the spaces smart and efficient.
The Retail Precinct
Redefining the shopping experience at Port Louis is the sprawling Retail Precinct at
Neotown. Dotted by organized malls, the precinct brings in hassle-free shopping to the city
while still retaining the old charm of its quaint and colourful bazaars. With as many
international retail chains setting shop here as Port Louis’ local merchants, Neotown is set to
be the place the city turns to for a little retail indulgence.
The Hospitality Precinct
The Hospitality Precinct at Neotown is a bustling centre where Port Louis comes alive. With a
boutique hotel, a marina club and a bouquet of nightclubs as part of this precinct, Neotown is
designed to meet the interests of locals and tourists alike. For those who believe in living it
up, there are the casinos and gaming centres that keep the city astir with activity.
The Tourist Heritage Centre
To take in the rich and splendid heritage of Mauritius, one can visit the Tourist Heritage
Centre at Neotown, which narrates the past and present cultures of the country. Although the
centre is of marked interest to tourists, locals wanting to revisit the history of the land can
also find something to take back from here. Also in the vicinity are boulevards, marine
gardens and oceanariums that add to the city’s much-celebrated soul.

The overall planning and design of the project are in compliance with the Port Master Plan
and the Master Plan for the Les Salines area. Annex 9 contains the services plan of the
Neotown project.

2.2.4 Project Timeframe

The Neotown project will be constructed in several phases spreading over a period of 5
years. The construction schedule for Phase I can be found in Annex 10.

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