Executive Summary: National Development Strategy

National Development Strategy
EXECUTIVE SUMMARY
Urban Renaissance Rural Regeneration
Government of Mauritius

EXECUTIVE SUMMARY
MINISTRY OF HOUSING & LANDS

NATIONAL DEVELOPMENT STRATEGY
MINISTRY OF HOUSING & LANDS Strategic Planning & Implementation Unit
A New Era in Land Use Planning guide and manage future growth as efficiently
and Development - The Challenge as possible.
Mauritius stands at the dawn of a new era in Government of Mauritius

Responding to these challenges the Government
of Mauritius through the Ministry of Environment’s
land use planning and development. Significant
changes are taking place in the economy, which EIP2 Programme has commissioned a review of
will have a direct impact on the use of land: these the 1994 National Physical Development Plan
will continue to take place for the next few years (NPDP) in order to lay down the foundations
and perhaps longer: for development planning over the next 20
years. Halcrow Group Ltd was appointed by
• Conversion of large tracts of land out of sugar the Ministry of Housing and Lands as executing
cane for housing and other development agency to carry out the review and this document
EXECUTIVE SUMMARY
following restructuring and diversification in
the sugar sector, with knock-on effects on the
presents its final findings.
future number of jobs and sugar factories in Socio-Economic Context

the countryside
• Likely changes in the way some manufacturing The island of Mauritius covers some 186,500ha
is carried out in the towns, as the sector adapts of land of which around 40% is under sugar
cane. Other significant land uses include forests
and scrub and built development including roads
and utilities.
The population in 2000 was estimated by CSO

at 1.14 million, an increase of around 120,000
since 1990: this increase is associated with
decreasing birth rates and fertility, especially in
the last 4-5 years. Trends towards an ageing
population are being experienced, implying
less need for new schools in the longer term but
correspondingly a greater requirement for health
services and facilities for the elderly.
to new international challenges, in its drive to
The number of households in 2000 was 287,700
add value to its products which could lead to
an increase of 59,000 since 1990 representing
demand for new types of buildings and sites
a growth rate over double that for population
• Continued expansion of the tourism sector,
– and a direct consequence of declining fertility.
and demand for more large sites for hotels
Emerging trends show a decreasing family
and integrated resort schemes, almost
and household size: from 4.5 persons to 4.0
exclusively of high quality and at present sited
since 1990. These characteristics could lead to
on and around the environmentally-sensitive
changing demand for house types, for example
coastline
for smaller sized apartments and town houses,
• Anticipated growth in the new economic
and to higher densities in urban areas.
engines of high tech/ICT and financial
services and demand for new styles of
campus development on spacious greenfield
sites adjoining existing urban areas, but also
perhaps in the countryside.
All of these changes will have far-reaching
consequences on the use of land in Mauritius,
but they are difficult to predict beyond a few
years: new skills and processes are neededMINISTRY to OF HOUSING & LANDS
Housing has grown in most main settlements

including those in rural areas, especially in the
North, with a trend towards further urbanisation
north and south of the capital city Port Louis and
the adjacent Plaines Wilhems linear conurbation.
Nearly 50% of the housing increase over 1990-
2000 occurred in the conurbation, with between
14% and 16% each in the North, East and South
Districts of the island.
The economy has developed over the past 30
years from a sugar-based mono-culture to a
relatively diversified multi-sector economy based
EXECUTIVE SUMMARY
on export-oriented textile manufacturing, tourism
Need for a New Approach
and sugar. Gross Domestic Product (GDP) has
grown from Rs 42.4 billion in 1992 to Rs 101.7
billion in 2000. Employment now stands at Life in today’s Mauritius was built on a degree
483,600 (based on 2000 Census), some 42% of land use continuity and understanding: it was
of the island’s population. The conurbation largely based on sugar cane cultivation and
accounts for 54% of this total and Port Louis milling, textile manufacturing and exporting via
27%. This national economic growth has been the EPZ and international tourism.
one of Africa’s great success stories.
In tomorrow’s Mauritius there will be a need
As the economy has grown, vehicle ownership for more flexibility in planning, to adapt to
has risen rapidly: car registrations per 1000 new circumstances quickly and to build on the
population have increased by 34% since 1994 opportunities offered by an increasingly-global
- a rate equivalent to over 50% in the last ten economy. Because of the significant and
years. Both the port (10% increase in goods unpredictable changes that are taking place in
loaded) and airport (6.5% increase in aircraft the economy, a fresh look is needed at the way
movements) have also experienced significant the nation’s towns, countryside and coast are
growth since 1994; for both of these strategic planned and managed.
transport facilities long term Master Plans to
cover the period to 2025 are being implemented The effectiveness of the new National
in stages. Development Strategy will need to be measured
in terms of its flexibility and openness to
After very low unemployment in the early new directions and initiatives. The planning
1990s, the unemployment rate has grown system needs to be open to the new economic
and the economy is now experiencing levels paradigms. Planning first for sugar and only
in the 8 - 9% range. In addition to changes second for other uses may no longer be the
in primary activities, mainly the sugar sector,
restructuring and diversification programmes
in manufacturing may lead to some structural
unemployment problems in the short term. To
balance this shortfall, increasing demand for
skills in the services sector, particularly ICT, will
lead to requirements for training/re-training
programmes over the next decade.

Housing has grown in most main settlements

including those in rural areas, especially in the
North, with a trend towards further urbanisation
north and south of the capital city Port Louis and
the adjacent Plaines Wilhems linear conurbation.
Nearly 50% of the housing increase over 1990-
2000 occurred in the conurbation, with between
14% and 16% each in the North, East and South
Districts of the island.
The economy has developed over the past 30
years from a sugar-based mono-culture to a
EXECUTIVE SUMMARY
relatively diversified multi-sector economy based
Need for a New Approach
on export-oriented textile manufacturing, tourism
and sugar. Gross Domestic Product (GDP) has Life in today’s Mauritius was built on a degree
grown from Rs 42.4 billion in 1992 to Rs 101.7 of land use continuity and understanding: it was
billion in 2000. Employment now stands at largely based on sugar cane cultivation and
483,600 (based on 2000 Census), some 42% milling, textile manufacturing and exporting via
of the island’s population. The conurbation the EPZ and international tourism.
accounts for 54% of this total and Port Louis
27%. This national economic growth has been In tomorrow’s Mauritius there will be a need
one of Africa’s great success stories. for more flexibility in planning, to adapt to
new circumstances quickly and to build on the
As the economy has grown, vehicle ownership opportunities offered by an increasingly-global
has risen rapidly: car registrations per 1000 economy. Because of the significant and
population have increased by 34% since 1994 unpredictable changes that are taking place in
- a rate equivalent to over 50% in the last ten the economy, a fresh look is needed at the way
years. Both the port (10% increase in goods the nation’s towns, countryside and coast are
loaded) and airport (6.5% increase in aircraft planned and managed.
movements) have also experienced significant
growth since 1994; for both of these strategic The effectiveness of the new National
transport facilities long term Master Plans to Development Strategy will need to be measured
cover the period to 2025 are being implemented in terms of its flexibility and openness to
in stages. new directions and initiatives. The planning
system needs to be open to the new economic
After very low unemployment in the early paradigms. Planning first for sugar and only
1990s, the unemployment rate has grown second for other uses may no longer be the
and the economy is now experiencing levels
in the 8 - 9% range. In addition to changes
in primary activities, mainly the sugar sector,
restructuring and diversification programmes
in manufacturing may lead to some structural
unemployment problems in the short term. To
balance this shortfall, increasing demand for
skills in the services sector, particularly ICT, will
lead to requirements for training/re-training
programmes over the next decade.
most economically-advisable approach. These allowing for flexibility and innovation. It’s
changes point to the need for a new approach about reaching a consensus amongst key
that focuses on a reconsideration of land use
priorities.
stakeholders, Government, the private sector
and the community, as to how best to plan and
implement major developments that can have a
There is also an urgent need for simplification, wide range of impacts. The objective is to create
for reducing the red tape involved in processing win-win situations which all Mauritians should be
development proposals and for providing clear able to benefit from.
and consistent planning guidance to both
National Development
Government agencies and the private sector. StrategyStrategy will
The new National Development
be a cohesive package of plans and policies,
Strategy Look Like?

EXECUTIVE SUMMARY
So What Will the New Development guidelines and mechanisms for implementation.
It will aim to create and stimulate the conditions to
focus and prioritise Government investments and
private sector initiatives as efficiently as possible,
so that economic growth can be sustained, whilst
maintaining and enhancing the nation’s natural
and built environment.
Foundations for the New Strategy
The new National Development Strategy builds

on some of the key principles laid down in
the previous Plan, and other complementary
strategies, and brings them up to date in the
light of the significant changes now taking
place. It is based on the concept of achieving
critical mass through clustering of settlements
and employment-generating activities, to form
an attractive economic base for Government
First and foremost it will not be just ‘a plan’ which
sector commitments and private sector initiatives.
allocates uses to particular sites; such plans quickly
It is needed to achieve the overriding Strategy
become out of date. Development planning
objectives of:
today is about managing change efficiently and
sustainably, whilst still

• Providing strategic advice to Government on Based on these estimates and current housing stock,
the efficient provision of transport and utility there will be future demand for about 140,000
infrastructure new housing units (or about 7,000 each year for
• Facilitating development opportunities for the next 20 years); there will also be a need to
national and international investors increase the number of jobs by around 125,000.
• Promoting sustainable development which
conserves high quality agricultural land and On the supply side, current Government
protects sensitive environmental areas commitments for the conversion of sugar cane
• Earmarking the institutional and implementation lands foresee some 4,600ha being made available
changes needed to support effective follow- for housing and other uses. In the longer term and
through, including the framework for the future depending on the future needs of the agricultural
EXECUTIVE SUMMARY
revision of Local Councils’ Plans. and forestry sectors including retention of some
sugar cane as a buffer to produce bagasse and
other by products, and for landscape and tourism
Demand and Supply
reasons, there could be release of a further
10,000ha of land, though in practice this will be
Government (CSO) forecasts indicate an increase
largely governed by market conditions over the
in population over the next 20 years of 200,000 or
planning period.
so, which means about 115,000 new households,
nearly double the increase in the last 10 years.
Options for Development
Given current trends and availability of suitable

sites, some 50% of new housing units (about
70,000) could well be attracted in and around
the conurbation including CyberCity over the
next 20 years, both as infill and new greenfield
developments. A further 52,700 units (at an
average public/private density mix of 22/ha.) could
be built on the 2,400ha of land already committed
for housing from sugar cane conversions, on sites
on the fringe of the conurbation and in the rural
districts; over 85% of future housing requirements
for the next 20 years may then have already
been accounted for through current trends and
commitments.
The scope for identifying significantly different

development strategies is strictly limited: attempts
to divert current trends would require very much
stronger development controls and could lead to
more expensive provision of Government support
services if development became too dispersed; the
impact on the natural environment and landscape
could also lead to a deterioration in the image
and quality that is the hallmark of the Mauritian
lifestyle.

The focus for the new Strategy is aimed at Sustainable Development

supporting, managing and facilitating land use
change, particularly in employment-generating
activities, by identifying key settlement clusters and
There is an increasing awareness that economic
growth and social and environmental issues are
growth zones in the conurbation, the countryside interlinked. However, it has been recognised that
and on the coast where strategic developments future development cannot simply follow models of
should be guided. At the same time growth the past.
will also be supported in and around existing
settlements to nurture local economies, especially Future development needs to be concentrated in
industry restructuring.
those undergoing major adjustments due to sugar places well served by infrastructure and transport
services, in or adjacent to existing settlements, and in
Complementary Strategies
EXECUTIVE SUMMARY the urban areas and town centres, before considering
the option of developing greenfield sites.
In drawing up the new Strategy, and building on Sustainable patterns of development which integrate
previous plans where these are still effective, the new land use and transport, access to public transport and
Strategy has taken account of Government’s recent provide the option to walk and in the longer term,
national and sectoral visions, in order to provide a cycle to facilities and services will thus become more
consistent, comprehensive and consensus-building important in future. This is a cornerstone objective of
approach to development planning over the next the new National Development Strategy.
20 years.
These complementary strategies include:
• Meeting the Challenges of Sustainable

Development 2002
• Into The 3rd Millennium, National Strategy for
Sustainable Development 1999-2005
• The Sugar Sector Strategic Plan 2001-2005,
2001
• The Tourism Development Plan for Mauritius
2002
• The Integrated National Transport Sector
Strategy Study 2001
• The Review and Updating of the Port Master
Plan 2002
• New Master Plan for the Airports of Mauritius,
2000.
Key principles and policies from these documents

have been incorporated into the new Development
Strategy in order to provide a solid and coherent
basis for future land use proposals.

A Strategic Vision closer integration of land use and transport

planning mechanisms, of a wider choice of
The vision contained in the new National Development
Strategy focuses on:
employment opportunity in both urban and rural
areas, as well as safe and convenient travel
options. The aim here is to reduce dependency
“Encouraging economic growth in the conurbation, on the private car for journeys to work, and
the countryside and the coast, whilst maintaining and thereby contribute to improvements in social and
enhancing the quality of the environment and striving environmental conditions for all Mauritians.
for a more sustainable pattern of development”.
National Development
Key aims of a sustainable future for the development of
Strategy
The New National
Strategy
Development
Mauritius will include:

EXECUTIVETo SUMMARY
target clustering of new activities in the
• Stimulation of high and stable levels of conurbation, the countryside and the coast, the
economic growth and employment designation of Urban Renaissance Zones, Rural
• Effective protection of the environment and Regeneration Zones, Tourism Zones and Special
prudent use of natural resources Use Zones will form the basis of the new National
• Social progress which recognises the needs of Development Strategy. These growth Zones
all Mauritians. have been identified to provide a focus for public
and private sector initiatives and implementation
actions. New major employment-generating
activities should in the first instance be guided
to these growth Zones, where a critical mass
has already been established or can shortly be
envisaged.
Complementary programmes involving housing,

social, community, public transport and other
infrastructure developments should also be
considered and planned for in relation to these
Zones. The use of public private partnering
agreements should be explored at the planning
stage to bring forward priority projects for early
implementation.
In these Zones, where a range of mixed use

schemes is envisaged, a sequential approach to
release of unused or new sites will be promoted.
The focus is on concentrating future development Where sites are available, preference will
in and around strategic growth clusters in the be given to town and village centres, before
conurbation including CyberCity, and in existing edge of centre and out of town locations are
major settlements elsewhere. Promoting an urban considered.
renaissance, particularly in town centres and enabling
rural regeneration and tourism development in the Major new developments in the open
countryside and on the coast are key objectives. countryside
The strategic vision sees the encouragement through

or on the open coast outside these Zones In this conurbation, the new strategy proposes
should generally not be encouraged. Major
new shopping centres on out of town sites will
not normally be permitted, unless in-town sites
Government of Mauritius major developments should first be guided to
Urban Renaissance Zones in and around town
centres: around key transport interchanges
are unsuitable or exhausted; in these cases full including the proposed Light Transport Transit
economic and social analysis of alternatives (LRT) stations and park and ride sites: and
considered should form part of the development emerging growth clusters such as CyberCity/
application. Highlands. In thes zones a presumption in favour
Urban Renaissance and Growth National Development Strategy of mixed use developments will be promoted
in asociation with area-wide improvements to
Based on current trends and investments some

50% or more of new housing and jobs is likely
EXECUTIVE SUMMARY public transport, traffic management and the
environment.
to take place in and around the conurbation Town centre locations followed by edge of
stretching from Baie du Tombeau and Terre centre sites will be the preferred locations for
Rouge in the north through Port Louis, its port, strategic developments. These sites should be
waterfront and Central Business District (CBD),
preferred for major shopping, commercial and
to the Plaines Wilhems towns of Beau Bassin,
leisure activities, especially where a variety of
Rose Hill, Quatre Bornes, Vacoas-Phoenix and
public transport and support services is already
Curepipe, and including the new CyberCity/
available or planned.
Highlands growth cluster.
ROSE HILL - A CENTRE OF EXCELLENCE
Development Opportunities Potential landscaping/ Develop a vision that builds on existing
Parkland Extension as assets, resolves problems and embraces new
Focus to New Residential opportunities.
Development, Enhanced
Quality and Protection Create linkages to adjoining growth areas and
of Landscaped Edge of settlement extensions. - create development
Site. synergy and permeable layouts.
Capitalise on the LRT proposals, new travel cor-
ridor, improved connurbation links, regeneration
Light Rail Transit Riverside options.
Proposed Rivie
re Ca
Route “Greenway” sca Accessibility - Make the centre more easily acces-
School de
New MTMD Illovo Site sible for shoppers and visitors
Road Reduce congestion - new “by-pass” route and
Link Proposed town centre loop.
Parking Across Traffic Centre
restraint River Traffic management, identify Parking Restraint
within Commercial areas, manage and limit service vehicle access.
“inner “Cluster” @
loop” area. Village des Public transport and pedestrian priority areas.
node - High Jeux
Density Identify areas of higher development poten-
Key Strategic tial around areas of high accessibility, transport
Redevelopment nodes and corridors - generate sustainable “clus-
400 m Opportunity Site IVTB
ters” of development.
Radius Pedestrian Use public transport accessibility to determine
Link Across residential and commercial densities.
River Reduit
New central
Road Use density standards to maintain and raise den-
Proposed sities in specific locations, setting minimum den-
square around sities as well as a range of maximum densities.
LRT station School
area. Public Transport and
Proposed Link
Mixed Use - Improve and build upon the variety
of attractions and diversity of uses within the town
80
Pedestrian priority
Road centre.
0m
Areas
Link existing Optimise re-use of urban land, vacant, derelict,

Pedestrian CyberCity Site underused sites.
Town Centre green spaces with Business Parks
Loop Route Link Across attractive, safe,
River of Mauritius Prepare positive and imaginative development
- through direct, convenient Ltd. briefs to attract the private sector.
traffic avoids and comfortable Motorway
central area pedestrian routes Develop design guidance to secure quality in
Ebene
higher density development.
Village
New Road
Link Across
River
links to Illovo Land
800 m Enhance Accessibility and
Radius Landscape layout Open Up Site Areas for
Walkable Neighbourhood New Movement Links provides focus for
- 400m (5 mins) and 800m Development “Growth Cluster”
Between Centre and pedestrian movement
(10 mins) networks, identifies
Settlement Extension
Areas - Pedestrian routes and creates
Permeability quality setting to urban
Urban Renaissance
development
POLICY and PLANNING GUIDANCE

New National Development Strategy


EXECUTIVE SUMMARY

Only when the availability of locations within
existing settlement clusters are exhausted,
requirements for strategic highway access,
public transport and level of utility provision, the
environmental impact of the proposed uses and
or where there are particular specialised
requirements that cannot be met in town (such as measures for mitigation, including for solid waste
high tech business parks in landscaped ‘campus’ and wastewater treatment.
-style settings), should out of town sites be
considered for major new developments. Out of In the case of the Port and Airport Special Use
town sites and sites in the open countryside are Zones, long term Master Plans covering the
unlikely to be able to support the variety of public period to 2025 have already been drawn up by
transport options needed to reduce dependency the relevant authorities; these Plans need to be
on the private car. EXECUTIVE SUMMARY incorporated into revised Local Plans and Action
Area Plans to cover adjacent lands where long
Where major out of town developments are term surface access will need to be safeguarded.
proposed, new sites should be subject to the
sequential approach which takes into account
accessibility, suitability for agricultural use, and
environmental and landscape importance.
Special Use Zones
Rural Regeneration and Growth
There is a need in the longer term to balance the

continued growth of the conurbation through the
provision of strategic rural locations which give
improved access to existing urban markets, to
the port and airport, as well as serve as a focus
for rural employment needs.
In areas where clusters of
uses have already started to consolidate, or there In some strategic locations and based on
is a particular land use focus, Special Use Zones existing settlement clusters, Rural Regeneration
have been identified. These have been identified Zones have been identified to serve a range of
at the Port/Roche Bois/Riche Terre (port-related purposes. These include:
industry), at Pointe aux Sables/La Tour Koenig/
Coromandel and at Pailles (manufacturing and • to facilitate and concentrate economic
related SME industry) and around the Airport/ growth outside the conurbation
Plaine Magnien (airport-related industry). • to create new development opportunities
where sites within existing settlements are not
In these Zones there will be a general available or constrained
presumption in favour of mixed industrial uses, • to improve local traffic congestion, safety
including storage, distribution and warehousing, and environmental conditions.
taking into account a site’s existing and future

Option 1 Western ByPass
Strategic Highway - Growth Cluster Enhanced Public Transport
To the North and other Strong building form Facilities in Existing Urban
growth clusters, Port Louis, encloses external Centre Area -
New value added landscape space and car
the port E.g. Bus Stops/Traffic Centre
manufacturing uses, parking Bus Priority Measures
Business Park Active frontages overlook
To the North Traffic Calming, Improved
Mixed Employment public space
and the Port Pedestrian Linkages,
Uses
landscaping to provide
shade and shelter
Natural Landscape Feature
A7
Enhanced and Managed
Commercial car parking designed as an
Wildlife Corridor
integral part of the landscape treatment
Ensure pedestrian movement is not restricted
To Plaines Wilhelms Strong Landscape by vehicular movement requirements
Illovo Land and Frontage facing Pedestrian routes clearly defined
Cyber City Strategic Network
Reinforces Quality
Service Vehicle Areas Placed

Public Image
at rear and framed From
View With Buildings To
A7
Avoid Unsightly Yards
Illustrative Option 1: Western Bypass

New
Development
Sites
EXECUTIVE SUMMARY
CENTRE DE FLACQ
Existing Focus of
Social Facilities
National strategic highway network, potential
future upgraded alternative north-south
highway route linking the airport, Port
Louis and the port and via future potential
regeneration growth clusters at Bel Air/Riviere
Seche, Centre de Flacq, Bon Accueil and
Strategic Highway Pamplemousses.
New ByPass
National strategic highway and freight
transport network to assist in determining
Potential Park priorities for future investment.
Potential and Ride Site
cluster site for and/or Traffic Pedestrian and cycle
To the South and other linkages Encourage siting of major freight, export-
employment Centre linking with To Centre de Flacq
generating Strategic Public
Regeneration clusters e.g. oriented and employment generating uses
Bel Air, Mahebourg and New Road Links and Poste de Flacq
activities Transport Bus at or close to existing and planned strategic
the Airport
Network Make building frontage “active” to transport networks and interchanges.
add life and vitality to the public
Grade 1 Agricultural
Land
realm - This means: Reduce the environmental impact of freight
To the South Frequent doors and windows with
and the Airport
and goods transport operations by improving
few blank walls
Articulation of facades efficiency in location of uses and associated
Lively internal uses visible from distribution networks.
Industrial Development the public realm where possible

Enhanced strategic public transport network.

Criteria for designation of Rural Regeneration public private partnering agreements with local
Zones should also take account of the need landowners can bring forward implementation.
to sustain the economies of local towns and
villages and in some cases help smooth the On new sites within Rural Regeneration Zones
transition from sugar cane dependency to a there will be a general presumption in favour of
more diversified and multi-purpose countryside. a mix of commercial and industrial uses. Sites
for clusters of employment-generating activities
Consistent with the overall strategy of will be promoted to attract new value-added
clustered growth, new employment-generating manufacturing, and linked to these SMEs; sites for
activities and supporting housing, social and new knowledge-based high-tech business parks
infrastructure developments should in the first to support the growth sectors of ICT and financial
instance be guided to existing limits of permitted services, as well as storage, distribution and
development. However in some cases suitable warehousing uses should also be considered.
sites to attract inward investments may not be
available and so new mechanisms need to be These economic/employment-based clusters will
found to facilitate growth. be complemented by planned and committed
Government projects such as new schools,
In these cases Action Area Plans should be drawn health clinics and traffic centres to facilitate
up to show how for example, construction of a public transport improvements. The location of
new bypass can contribute to improving strategic new residential morcellements and public sector
links between the port and airport and open housing schemes should also be considered to
up new sites for development especially where support clustered growth.

Rural Regeneration Zones have been identified presumption in favour of such proposals, taking
at Bel Air Riviere Seche, Centre de Flacq, Bon
Acceuil and Pamplemousses. Elsewhere, because
into account a site’s agricultural, environmental
and landscape significance and where it can be
of committed investments in infrastructure, or shown to satisfy local needs.
because of existing or proposed industrial or
commercial investments, growth Zones have The Coast and Tourism
also been identified at Triolet, Goodlands,Riviere
du Rempart, Bambous, Rose Belle and Chemin
Grenier.
Outside of these Zones and existing limits of
EXECUTIVE SUMMARY
permitted development, generally speaking
there will be a presumption against new strategic
proposals, except in cases of national interest. A
sequential approach to release of land in such
cases should be adopted. Criteria will focus
on maintaining land of high and moderate
suitability for agriculture as defined by the
Ministry of Agriculture, including use of sugar
cane land for an economic and environmental
buffer zone. Other factors will include protecting Along the coast, a presumption in favour of
land with environmental sensitivity or sites of development clustering in existing settlements,
landscape significance as defined by the Ministry resort complexes and major campement sites
of Environment. within Tourism Zones approved by the Ministry
of Tourism will be promoted. In such Zones,
On sites either on the edge of settlements or presumptions in favour of most forms of mixed
in the open countryside which fall under these use tourism-related developments, including
categories, there will be a presumption against hotels, resorts, housing and mixed business uses
major development. However in these areas, would be generally applicable.
especially where there has been significant
change in the agricultural sector, and where In this way it is expected that sufficient critical
small scale developments are needed to mass will be created to make most efficient use
sustain local economies there will be a general of costly Government infrastructure investments
such as new sewage treatment plants, whilst
providing the range of support services and
facilities to help stimulate the conditions for
private sector involvement and initiative.
In some cases, especially where development

pressures are acute and Government resources
are limited, the private sector should be
encouraged to lead the way through partnering
arrangements to assist in planning and
implementing major projects as part of area-
wide Tourism Action Plans.

or on the open coast outside these Zones

should generally not be encouraged. Major
new shopping centres on out of town sites will
Government of Mauritius In this conurbation, the new strategy proposes
major developments should first be guided to
Urban Renaissance Zones in and around town
not normally be permitted, unless in-town sites centres: around key transport interchanges
are unsuitable or exhausted; in these cases full including the proposed Light Transport Transit
economic and social analysis of alternatives (LRT) stations and park and ride sites: and
considered should form part of the development emerging growth clusters such as CyberCity/
application.
National Development Strategy Highlands. In thes zones a presumption in favour
of mixed use developments will be promoted
Urban Renaissance and Growth
Based on current trends and investments some

EXECUTIVE SUMMARY in asociation with area-wide improvements to
public transport, traffic management and the
environment.
50% or more of new housing and jobs is likely
to take place in and around the conurbation Town centre locations followed by edge of
stretching from Baie du Tombeau and Terre centre sites will be the preferred locations for
Rouge in the north through Port Louis, its port, strategic developments. These sites should be
waterfront and Central Business District (CBD),
preferred for major shopping, commercial and
to the Plaines Wilhems towns of Beau Bassin,
leisure activities, especially where a variety of
Rose Hill, Quatre Bornes, Vacoas-Phoenix and
public transport and support services is already
Curepipe, and including the new CyberCity/
available or planned.
Highlands growth cluster.
ROSE HILL - A CENTRE OF EXCELLENCE
Development Opportunities Potential landscaping/ Develop a vision that builds on existing
Parkland Extension as assets, resolves problems and embraces new
Focus to New Residential opportunities.
Development, Enhanced
Quality and Protection Create linkages to adjoining growth areas and
of Landscaped Edge of settlement extensions. - create development
Site. synergy and permeable layouts.
Capitalise on the LRT proposals, new travel cor-
ridor, improved connurbation links, regeneration
Light Rail Transit Riverside options.
Proposed Rivie
re Ca
Route “Greenway” scad Accessibility - Make the centre more easily acces-
School e
New MTMD Illovo Site sible for shoppers and visitors
Road Reduce congestion - new “by-pass” route and
Link Proposed town centre loop.
Parking Across Traffic Centre
restraint River Traffic management, identify Parking Restraint
within Commercial areas, manage and limit service vehicle access.
“inner “Cluster” @
loop” area. Village des Public transport and pedestrian priority areas.
node - High Jeux
Density Identify areas of higher development poten-
Key Strategic tial around areas of high accessibility, transport
Redevelopment nodes and corridors - generate sustainable “clus-
400 m Opportunity Site IVTB
ters” of development.
Radius Pedestrian Use public transport accessibility to determine
Link Across residential and commercial densities.
River Reduit
New central
Road Use density standards to maintain and raise den-
Proposed sities in specific locations, setting minimum den-
square around sities as well as a range of maximum densities.
LRT station School
area. Public Transport and
Proposed Link
Mixed Use - Improve and build upon the variety
of attractions and diversity of uses within the town
80
Pedestrian priority
Road centre.
0m
Areas
Link existing Optimise re-use of urban land, vacant, derelict,

Pedestrian CyberCity Site underused sites.
Town Centre green spaces with Business Parks
Loop Route Link Across attractive, safe,
River of Mauritius Prepare positive and imaginative development
- through direct, convenient Ltd. briefs to attract the private sector.
traffic avoids and comfortable Motorway
central area pedestrian routes Develop design guidance to secure quality in
Ebene
higher density development.
Village
New Road
Link Across
River
links to Illovo Land
800 m Enhance Accessibility and
Radius Landscape layout Open Up Site Areas for
Walkable Neighbourhood provides focus for
- 400m (5 mins) and 800m New Movement Links Development “Growth Cluster”
Between Centre and pedestrian movement
(10 mins) Settlement Extension networks, identifies
Areas - Pedestrian routes and creates
Permeability quality setting to urban
Urban Renaissance
development


of new schemes where it can be shown that Government of Mauritius

there will be a general presumption in favour
Disabled
persons
Light Rail
Station
Inject housing
into the mix
they meet local needs and can contribute to the parking
sustainability of local economies. Such principles Drop-off /

Pick-Up
Multi-storey Bus stop
will also apply to proposals in approved inland car park
Park and
Tourism/Natural Zones including the South West ride
Natural Zone and the South Coast Heritage

Zone.
Mixed uses
Emphasise the civic,
Use public square to
emphasise civic status Four key factors in attracting riders:
Convenience 1. The blocks are short;
and encourage a strong
retail, 2. Development is compact;
Environmental and Transport
sense of community and
EXECUTIVE SUMMARY
Retail and 3. Housing is diverse and otriented
identity. services towards the street; and
Impact
4. The streets are people friendly.
commercial developments can be integrated

In most cases in locations on the coast and in the within existing settlements and town centres. Such
open countryside where major developments are schemes need to be planned and designed in
being considered, comprehensive Environmental relation to higher density residential, leisure and
Impact Assessment (EIA) will need to be prepared recreational opportunities, social facilities such
at the project planning stage to meet the needs of as community centres and health clinics, and
the requirements of the EPA 2002. Where traffic the availability of existing and proposed public
and transport considerations are considered to transport facilities, including the strategically-
be significant a Transport Impact Assessment important Light Rail Transit system from Port Louis
should also be prepared. This will be particularly to Curepipe.
important where development proposals can
enhance the viability of the new LRT system. The purpose of this Policy and Planning Guidance
is to act as an updated development control tool,
and for inclusion in revised Local Plans (Outline
Schemes). The Guidance Notes consolidate new
national policy advice with existing more detailed
planning guidelines produced by the Ministry of
Housing and Lands.
Another important component of this Guidance

will be to show how new hotels, tourist resorts and
related leisure complexes including golf courses
can be clustered to sustain local economies
within the existing built and natural environments
on the coast. Key considerations
Poorly defined building line

Policy and Planning Guidance
As an integral component of the new National
Development Strategy, updated Policy and
Planning Guidance has been prepared to
show how for example, clusters of employment-
Strong well defined building line
generating activities such as mixed use
In these Zones, where there will be a general National Environment Fund and the Ministry of
presumption in favour of a wide range of land Tourism’s Community Development Fund.
uses, consideration will be given to creating
simplified permit requirements, subject to
meeting specified criteria (e.g. on environmental
and traffic impact, utility provision and design
quality appropriate to each site and type of
development).
Provision is already made for preparation of such
EXECUTIVE SUMMARY
Plans, called Detailed Schemes, in the Town and
Country Planning Act and so new legislation will
not be required. The Act also provides for the
adoption of detailed schemes proposed by the
owner of any land within the area.
Through preparation, participation and updating

of the National Development Strategy, Local
Plans (Outline Schemes) and Action Area Plans,
it is envisaged that inter-agency cooperation will
be enhanced and delivery of timely advice to the
Planning and Development Commission through
informed dialogue and regular consultations will
be improved.
The SPIU will need to be resourced with a new

management structure incorporating units
focusing on strategy formulation, strategy and
project implementation and regional and local
government liaison, in relation to the revision of
local councils’ Local Plans.
It is anticipated that local development

applications will continue to be processed by Similar mechanisms could be used in urban and
the relevant local councils, which will also be rural areas to help provide local community
strengthened through proposals in the Local facilities or village bypasses, or to maintain
Government Bill. and enhance town centre environments, green
wedges and public beaches.
Implementation Mechanisms
For successful implementation, such mechanisms
need to have the full support of a wide range of
In addition to Action Area Plans, new
Government agencies, private sector stakeholders
implementation mechanisms, such as planning
and representatives of other community groups.
obligations, developer contribution plans and
Government and private sector commitment to
public/private partnering agreements (PPP) are
the new National Development Strategy will be
already being considered by Government through
an essential pre-requisite .
for example, the Ministry of Environment’s

New Planning and Development
Commission
In order to manage this process a high-level

Planning and Development Commission will be
set up. The new Commission will be made up of
senior public and private sector representatives,

including for example representatives of the
Ministries of Environment, Agriculture, Public
EXECUTIVE SUMMARY
Infrastructure, Tourism and Industry, the
Chambers of Agriculture and Commerce and
Industry and AHRIM, all of whom have a strategic
interest in land use and development.
here include public access to beaches and the
conservation, maintenance and enhancement of The new Commission will provide strategic
mangroves, wetlands and other coastal features, planning advice to the Planning Minister and
so as to enhance the overall quality and image to the Cabinet of Ministers, and monitor and
of the area-another important objective of the interpret the major land use implications arising
new Strategy. from changes in the economy.
Updated Policy and Planning Guidance The Strategic Planning and

covering Commercial Development, Industrial Implementation Unit
Development, Coastal Development and
Residential Development has been prepared. Servicing the new Commission will be the Strategic
Planning and Implementation Unit (SPIU).
Key responsibilities of this strengthened Town
Implementation - Making It All Happen Planning capability will include the monitoring
and updating of the Development Strategy,
which will become a statutory document, and
the efficient processing of major, strategic and
nationally-important development proposals,
which have more than local significance. These
will include proposals for conurbation-wide
developments such as new shopping centres,
which will necessarily involve cross-boundary
collaboration, and other major projects in
identified growth Zones, such as integrated
Preparing the new Development Strategy will resort schemes and high tech. business parks.
not of itself make things happen more effectively
than before. What is needed is a more efficient Action Area Plans
way of updating the strategy and processing
major projects through the creation of properly- As part of these responsibilities, Action Area
resourced structures and streamlined and fast- Plans will be drawn up for each Zone, involving
tracked procedures to harness the economic relevant local councils, public agencies and the
growth potential as quickly as possible. private sector, to focus investment initiatives.

In these Zones, where there will be a general National Environment Fund and the Ministry of
presumption in favour of a wide range of land Tourism’s Community Development Fund.
uses, consideration will be given to creating
simplified permit requirements, subject to
meeting specified criteria (e.g. on environmental
and traffic impact, utility provision and design
quality appropriate to each site and type of
development).
Provision is already made for preparation of such
EXECUTIVE SUMMARY
Plans, called Detailed Schemes, in the Town and
Country Planning Act and so new legislation will
not be required. The Act also provides for the
adoption of detailed schemes proposed by the
owner of any land within the area.
Through preparation, participation and updating

of the National Development Strategy, Local
Plans (Outline Schemes) and Action Area Plans, Similar mechanisms could be used in urban and
it is envisaged that inter-agency cooperation will rural areas to help provide local community
be enhanced and delivery of timely advice to the facilities or village bypasses, or to maintain
Planning and Development Commission through and enhance town centre environments, green
informed dialogue and regular consultations will wedges and public beaches.
be improved.
For successful implementation, such mechanisms
The SPIU will need to be resourced with a new need to have the full support of a wide range of
management structure incorporating units Government agencies, private sector stakeholders
focusing on strategy formulation, strategy and and representatives of other community groups.
project implementation and regional and local Government and private sector commitment to
government liaison, in relation to the revision of the new National Development Strategy will be
local councils’ Local Plans. an essential pre-requisite .
It is anticipated that local development

applications will continue to be processed by
the relevant local councils, which will also be
strengthened through proposals in the Local
Government Bill.
Implementation Mechanisms
In addition to Action Area Plans, new

implementation mechanisms, such as planning
obligations, developer contribution plans and
public/private partnering agreements (PPP) are
already being considered by Government through
for example, the Ministry of Environment’s


EXECUTIVE SUMMARY

MINISTRY OF
HOUSING
AND LANDS
SILWF Building
Level 4
Edith Cavell Street
Port Louis National Development Strategy
Mauritius
EXECUTIVE SUMMARY

April 2003

Executive Summary: National Development Strategy

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National Development Strategy

National Development Strategy

MINISTRY OF HOUSING & LANDS

Mauritius stands at the dawn of a new era in Government of Mauritius

future number of jobs and sugar factories in Socio-Economic Context

The population in 2000 was estimated by CSO

Housing has grown in most main settlements

MINISTRY OF HOUSING & LANDS

Housing has grown in most main settlements

Strategy Look Like?

Foundations for the New Strategy

The new National Development Strategy builds

MINISTRY OF HOUSING & LANDS

Given current trends and availability of suitable

The scope for identifying significantly different

MINISTRY OF HOUSING & LANDS

The focus for the new Strategy is aimed at Sustainable Development

These complementary strategies include:

• Meeting the Challenges of Sustainable

Key principles and policies from these documents

MINISTRY OF HOUSING & LANDS

A Strategic Vision closer integration of land use and transport

Mauritius will include:

Complementary programmes involving housing,

In these Zones, where a range of mixed use

MINISTRY OF HOUSING & LANDS

Based on current trends and investments some

Link existing Optimise re-use of urban land, vacant, derelict,

POLICY and PLANNING GUIDANCE

MINISTRY OF HOUSING & LANDS

National Development Strategy

MINISTRY OF HOUSING & LANDS

Special Use Zones

Rural Regeneration and Growth

There is a need in the longer term to balance the

MINISTRY OF HOUSING & LANDS

National Development Strategy

Illustrative Option 1: Western Bypass

Industrial Development the public realm where possible

POLICY and PLANNING GUIDANCE

MINISTRY OF HOUSING & LANDS

In some cases, especially where development

MINISTRY OF HOUSING & LANDS

or on the open coast outside these Zones

Based on current trends and investments some

Link existing Optimise re-use of urban land, vacant, derelict,

POLICY and PLANNING GUIDANCE

MINISTRY OF HOUSING & LANDS

of new schemes where it can be shown that Government of Mauritius

they meet local needs and can contribute to the parking

sustainability of local economies. Such principles Drop-off /

Tourism/Natural Zones including the South West ride

Natural Zone and the South Coast Heritage

commercial developments can be integrated

Another important component of this Guidance

Poorly defined building line

Through preparation, participation and updating

The SPIU will need to be resourced with a new

It is anticipated that local development