the Medine Master Plan

Transcription

Médine
Master
Plan
2005-2025
JA N UA RY 2005
Médine Master Plan
2005-2025
Maurice Giraud Architect
Maurice Giraud architect-planner
Thierry de Comarmond, architect-planner
Malenn Oodiah sociologist
Adi Teelock consultant
Mélanie Vigier de Latour Junior Consultant
Shakti Callikan Junior Consultant
Adish Maudho Research Assistant
Médine Sugar Estate Ltd
Acknowledgements
A number of persons and institutions, both public and private, have been helpful in the preparation of the Médine Master Plan, by
providing information and data, and by sharing their views with us. In particular we wish to thank:
The Ministry of Housing and Lands
The Ministry of Education and Scientific Research
The Ministry of Environment
Consultants of the Halcrow Group
The Director and staff of the Statistical Office
The Management and staff at Médine S.E
and all the resource-persons with whom we have had fruitful working sessions.
Executive Summary
In 2003, the Republic of Mauritius adopted the National Development Strategy Plan 2003, for the period 2003-2023. Médine Sugar
Estate, a major land-owner in the West of the island, wishing to bring its contribution to the overall land planning process, whilst
complying with its global and sectoral strategies, has called for the preparation of the Médine Master Plan (MMP).
The proposed Médine Master Plan aims to:
present the key concepts underlying the development plan
outline the major options for urban development
explain the methodology chosen
present the zones, components and phases of the project
set out the main lines and mechanisms to achieve integrated development
list the specific proposals included in the project
identify the requirements for its implementation.
The project is spread over a period of 21 years, divided into three phases of 7 years each.
The Master Plan does not include a financial study to estimate costs. Costings will be carried out later. It is also assumed that
the authorities concerned will provide the infrastructure (water, electricity, national and regional roads) that falls under their
responsibility.
The promoter
Médine owns 10,625 hectares of land, which equals 5.5% of the total land area of Mauritius. 4,900 hectares are used to
grow sugar cane, which also equals 5.5% of the total area of cane-growing for the island. Médine, through its associate
companies, is also present in the beverages, tourism, commerce and property development sectors.
Economic transition and property development
Mauritius is going through a time of great social and economic change. Sugar is in a restructuring phase and it is estimated
that between 6,000 and 10,000 hectares of sugar cane land will be put to other uses in the next 20 years. New growth
activities have been identified to diversify the country’s economic base. The MMP takes into account this new situation
and makes recommendations accordingly.
I
Mé dine Mas te r Plan - Exe c ut i ve Summar y
The assets of the region
The Black River district has a high population growth. For the past 20 years its population influx has been greater than
that of any other district in Mauritius. This is mainly due to its exceptional position in respect of the coast, Plaines Wilhems
and Port Louis.
Key concepts
The Médine Master Plan has been built around three key concepts :
integrated development
sustainable development
social and spatial integration.
Land Development
From the point of view of land development, the set objectives are:
to integrate the physical parameters of the continuing agricultural and sugar restructuring process
to offer a better environment for living, working and leisure for people from all levels of Mauritian society
wishing to live in the area
to integrate the new industrial and service orientations
to ensure the development of international tourism, with respect to the potentialities of the area.
The set objectives take into account:
the need to preserve the ecological and environmental balance
the economic and financial capacities of the national and international actors.
Integration and social engineering
The integration of the present and future populations, in the development process, requires a fully-fledged plan of social
engineering. This plan aims at generating opportunities so that the populations in the zone can participate actively in, and
benefit from, the ensueing developments.
The social engineering proposed would be three-fold:
integration of social outcasts
integration of new arrivals on the labour market
conversion of those who need/wish to be redeployed.
II
Among the proposals contained in the MMP, is the setting up of two institutions: the “Fondation d’aide à l’intégration
citoyenne” (Foundation for the support of community integration) and the Médine Capital Venture Fund.
Partnership
Most of the initiatives and projects would be realised according to the principle of partnership between Médine and other
actors in the development process, at both national and regional level.
Implementation of the Master Plan
In order to implement the whole project, the Médine Master Plan will require means, resources, strong partnership
agreements, an implementation team and a good communication strategy. The implementation of the MMP will be
governed with a large measure of flexibility. The MMP will need to adapt to demand while ensuring, at the same time, that
the main objectives in terms of concept, norms and orientations are respected.
III
Abbreviations and Acronyms
BBRH
Beau Bassin – Rose Hill
CSO
Central Statistics Office
DBM
Development Bank of Mauritius
DOPS
District Outline Planning Scheme
FAIC
Fondation d’Aide à l’Intégration Citoyenne
(Foundation for the support of community integration)
GRNW
Grand River North-West
ICT
Information and Communication Technologies
IRS
Integrated Resort Scheme
MMP
Médine Master Plan
MOH
Ministry of Health
NDS
National Development Strategy
NGO
Non-governmental organisation
PM
Prime Minister
S.E.
Sugar Estate
SME
Small and medium enterprise
SMI
Small and medium industry
SMIDO
Small and Medium Industries Development Organisation
UoM
University of Mauritius
UTM
University of Technology Mauritius
VCA
Village Council Area
VRS
Voluntary Retirement Scheme
Ward
Administrative area in a town
WTO
World Trade Organisation
WWA
Waste Water Authority
HT
High tension
MT
Medium tension
LT
Low tension
h.u.
housing unit
ha
hectare(s)
IV
Mé dine Mas te r Plan - Abbr e v iat ions and Ac r ony ms
Table of Contents
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
5
Methodology
5.1
Consultative process . . . . . . . . . . . . . . . . . . . . . . .22
5.2
Profile analysis and assessment of current
and future needs. . . . . . . . . . . . . . . . . . . . . . . . . .22
1
The Project
1.1
The promoter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
1.2
The area. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
5.3
Multi-disciplinary approach . . . . . . . . . . . . . . . .22
1.3
The time frame: duration and phases . . . . . . . . . .4
5.4
Desk study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
5.5
Qualitative and quantitative surveys . . . . . . . . .23
5.5.1
Qualitative survey . . . . . . . . . . . . . . . . . . . . . . . .23
5.5.2
Quantitative survey . . . . . . . . . . . . . . . . . . . . . . .24
2
National Development
2.1
Economic transition and property development .6
2.1.1
Agriculture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6
2.1.2
Small and Medium Enterprises (SMEs) . . . . . . . . .6
6
Current Situation
2.1.3
The manufacturing free zone . . . . . . . . . . . . . . . .6
6.1
Social and economic situation . . . . . . . . . . . . . . .26
2.1.4
Tourism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
6.1.1
2.1.5
Integrated Resort Scheme. . . . . . . . . . . . . . . . . . . .7
Socio-economic situation in the catchment
area for employment . . . . . . . . . . . . . . . . . . . . . .26
2.1.6
Information and Communication
Technologies (ITC) . . . . . . . . . . . . . . . . . . . . . . . . .7
6.1.2
Evolution of traditional sectors . . . . . . . . . . . . . .26
6.1.3
2.1.7
Seafood hub . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
Impact of the crisis in the traditional
professional activities . . . . . . . . . . . . . . . . . . . . . .27
2.1.8
The challenges facing national development . . . .9
6.1.4
Household income . . . . . . . . . . . . . . . . . . . . . . . .27
2.2
Coherence and conformity . . . . . . . . . . . . . . . . . . .9
6.1.5
The status of women in the area and
at national level . . . . . . . . . . . . . . . . . . . . . . . . . .28
2.3
National Land Development Plan and
the Médine Master Plan . . . . . . . . . . . . . . . . . . . . .9
6.1.6
Education and training . . . . . . . . . . . . . . . . . . . .28
6.1.7
Health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
3
Overall Perspective
6.2
The agricultural issue. . . . . . . . . . . . . . . . . . . . . .30
3.1
Population growth and projections . . . . . . . . . . .11
6.2.1
The situation of agriculture at Médine . . . . . . . .30
3.2
Use of land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
6.2.2
The agricultural project . . . . . . . . . . . . . . . . . . . .30
3.2.1
At national level . . . . . . . . . . . . . . . . . . . . . . . . . .14
6.2.3
Components and potential outcomes. . . . . . . . . .32
3.2.2
Médine. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
6.3
Development map and orientations. . . . . . . . . . .32
4
Key Concepts
7
Land Development Plan
4.1
Integrated development . . . . . . . . . . . . . . . . . . . .17
7.1
Objectives and principles of development . . . . . .34
4.2
Sustainable development . . . . . . . . . . . . . . . . . . .18
7.1.1
Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34
4.3
Social and spatial integration . . . . . . . . . . . . . . .19
7.1.2
Principles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34
7.2
Proposals for urban development . . . . . . . . . . . .35
1
Table of Contents
.../ 7
7.2.1
7.2.2
Land Development Plan cont.
9.6
Culture. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80
The western outskirts of the Plaines Wilhems,
from Coromandel to Floréal . . . . . . . . . . . . . . . . .35
9.6.1
Infrastructure and equipment . . . . . . . . . . . . . . .80
9.6.2
Event organisation . . . . . . . . . . . . . . . . . . . . . . . .81
9.7
Leisure facilities and green spaces . . . . . . . . . . .81
9.7.1
Leisure facilities . . . . . . . . . . . . . . . . . . . . . . . . . .81
Albion, Pointe Moyenne, Bambous, Flic en Flac,
Wolmar and the villages of Cascavelle and
Beaux Songes . . . . . . . . . . . . . . . . . . . . . . . . . . . .45
7.3
Eco-Tourism: Casela, Yemen and Bassin
9.7.2
Green spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82
7.3.1
What already exists . . . . . . . . . . . . . . . . . . . . . . .59
9.8
Natural and historical heritage . . . . . . . . . . . . . .83
7.3.2
Future developments . . . . . . . . . . . . . . . . . . . . . .61
9.8.1
Natural heritage . . . . . . . . . . . . . . . . . . . . . . . . . .83
7.3.3
Regenerating indigenous and endemic forests . .61
9.8.2
Historical heritage . . . . . . . . . . . . . . . . . . . . . . . .83
8
Development Initiatives
9.9
Multi-purpose areas . . . . . . . . . . . . . . . . . . . . . . .84
9.9.1
Training area . . . . . . . . . . . . . . . . . . . . . . . . . . . .84
8.1
Integration and social engineering . . . . . . . . . . .66
9.9.2
Culture area . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85
8.2
Levels of integration . . . . . . . . . . . . . . . . . . . . . . .66
9.9.3
Market area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85
8.2.1
Fondation d’Aide à l’Integration Citoyenne. . . . .66
9.9.4
Mill area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86
8.2.2
Job insecurity: training and redeployment . . . .66
8.2.3
Médine Capital Venture Fund . . . . . . . . . . . . . . .66
10
Implementation of Master Plan
8.3
Partnership: principles and procedures . . . . . . .67
10.1
Phases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .88
9
Needs and Proposals
10.2
Strategic and urban development options . . . . .88
10.3
Permits and agreements . . . . . . . . . . . . . . . . . . . .89
9.1
The residential proposals . . . . . . . . . . . . . . . . . . .69
10.4
The means . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89
9.2
Economic proposals . . . . . . . . . . . . . . . . . . . . . . .70
9.2.1
Agriculture and fishing . . . . . . . . . . . . . . . . . . . .70
9.2.2
Tourism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71
9.2.3
Industry and SMEs/SMIs . . . . . . . . . . . . . . . . . . .73
9.2.4
Commercial, Services, Handicrafts . . . . . . . . . . .74
9.3
Education and training . . . . . . . . . . . . . . . . . . . .77
9.3.1
Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . .77
9.3.2
Action to be taken . . . . . . . . . . . . . . . . . . . . . . . .78
9.4
Health infrastructure . . . . . . . . . . . . . . . . . . . . . .79
9.5
Administrative infrastructure and equipment . .79
10.4.1 Financial resources. . . . . . . . . . . . . . . . . . . . . . . .89
10.4.2 Human resources . . . . . . . . . . . . . . . . . . . . . . . . .89
10.4.3 Logistics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .90
10.5
Follow-up mechanism . . . . . . . . . . . . . . . . . . . . .90
10.6
Communication process . . . . . . . . . . . . . . . . . . . .90
Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .91
Bibliography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .92
2
Introduction
In 2003, the Republic of Mauritius adopted the National Development Strategy Plan, 2003 for the period 2003-2023. The Government
intends to introduce soon detailed District Outline Planning Schemes that will follow the policies defined in the overall strategy.
Médine Sugar Estate, a major land-owner in the area stretching from the north of the Black River District to the western fringes
of Beau-Bassin, Quatre Bornes and Curepipe, wishes to bring its contribution to the overall land planning process, all the while
complying with its global and sectoral strategies.
Médine S.E. thus requested a team of architect-planners and social scientists to work out a Master Plan for the development of its
lands over the next twenty years, 2005-2025.
The proposed Médine Master Plan:
describes the historical background of the project
presents the key concepts underlying the development plan
outlines the major options for urban development
sets out the time frame and phases
explains the methodology chosen
presents the zones, components and phases of the project
sets out the main lines and mechanisms to achieve integrated development
lists the specific proposals included in the project
identifies the requirements for its implementation.
The Master Plan does not include a financial study to estimate the costs. This will be carried out later. It is also assumed that the authorities
concerned will provide the infrastructure (water, electricity, national and regional roads) that falls under their responsibility.
1
Mé dine Mas te r Plan - Int r oduc t ion
1
The Project
1.1
The promoter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1.2
The area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1.3
The time frame: duration and phases . . . . . . . . . . . . . . . . . . 4
1.1
The promoter
The main economic activities of Médine are sugar and its by-products, property development and tourism. Médine owns
10,625 hectares of land, which equals 5.5% of the total land area of Mauritius. 4,900 hectares are used to grow sugar cane, which
also equals 5.5% of the total area of cane-growing for the island. Of the 12 sugar factories in Mauritius, it is the only one situated in
the western part of the island. In 2003, it supplied just under 10% of the sugar produced in Mauritius from its own cane fields and
those of the other planters within its factory area. Agricultural diversification activities undertaken by the company include market
gardening, fruit growing, deer farming and poultry. In 2003, the agricultural sector (sugar and non-sugar) represented about 90% of
its activities. Diversification in non-agricultural activities has been directed over the past few years towards property development
(Integrated Resort Scheme and residential developments), tourism and eco-tourism in the Casela-Yemen area. Médine employs about
1,200 people, that is, about 6.6% of the labour force working in the sugar sector in Mauritius (18,000 employees in March 2004).
Through the Excelsior United Development Company Limited and its Subsidiaries (EUDCOS), an associated company, Médine is present
in the beverages, tourism, commerce and property development sectors. The distillery plant of the Médine Distillery Co Ltd subsidiary is
located within the premises of the Médine sugar factory. The United Spirit Producers Ltd has an operational management agreement
with the Médine Sugar Estate Co Ltd and a technical agreement with Société Chatel of Reunion Island. In the tourism sector, the
Médine-EUDCOS group, which runs the Concorde travel agency, has a hotel project in the pipeline. The Compagnie Mauricienne de
Commerce Ltée is a 89% subsidiary whose main product line is the sale of new and retreaded tyres. In property development, the
group has embarked on several residential projects, an Integrated Resort Scheme (IRS) and Médine Mews, an eleven-storey building
in the heart of Port Louis planned to open in 2005.
As at December 2003, Médine S.E. and EUDCOS had assets totalling Rs3.3 billion, with a turnover of Rs972 million and net profit of
Rs217 million. The two companies are quoted on the over-the-counter market at the Mauritius Stock Exchange.
1.2
The area
Most of the land belonging to Médine stretches southwards from the north to the centre of Black River District, and eastwards from
the west coast to the western limits of the Plaines Wilhems conurbation. A few hundred hectares are found in the Upper Plaines
Wilhems region at Floréal and Henrietta. The terrain is mainly flat, with some isolated peaks and, towards the southeast, part of the
Black River mountain chain. As the west of the island receives the least rainfall, the vegetation in the area is often dry. Except for
the southwest part of the area, the coastline consists mostly of rocky cliffs.
The population in the Médine area lives in the large village of Bambous and some smaller hamlets, such as Cascavelle and Beaux
Songes. Although, strictly speaking, the two main inhabited areas on the coast, Flic en Flac and Albion, lay outside the actual
boundaries of Médine, they are so much linked to the area that they have been included in the study.
3
Médine Maste r Plan - T he P r oje c t
The main economic activities are agriculture, with cane growing and market gardening, and manufacturing, which is located in the
Bambous industrial zone. The United Basalt company has a major stone-crushing operation on the outskirts of Bambous village.
Apart from the eco-tourism activities in the Casela and Yemen areas, tourism in the Médine area is still in its early stages. The IRS
project, “Tamarina Golf Estate” stretching on 200 hectares in the southwest of the zone, is due to start soon. However, no less than
eight hotels having more than 50 rooms are already in the coastal area of Flic en Flac and Wolmar.
1.3
The time frame: duration and phases
The project is spread over a period of 21 years, divided into three phases of 7 years each. The details about the implementation are
given on the development plan and in Chapter 7 of this report.
Phase 1: 2005 to 2011
Phase 2: 2012 to 2018
Phase 3: 2019 to 2025
4
Mé dine Mas te r Plan - T he P r oje c t
2
National Development
2.1
Economic transition and property development . . . . . . . . . . 6
2.1.1
Agriculture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2.1.2
Small and Medium Enterprises (SMEs) . . . . . . . . . . . . . . . . . . . 6
2.1.3
The manufacturing free zone . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2.1.4
Tourism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2.1.5
Integrated Resort Scheme . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2.1.6
Information & Communication Technologies (ITC) . . . . . . . . . . 7
2.1.7
Seafood hub . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2.1.8
The challenges facing national development . . . . . . . . . . . . . . 9
2.2
Coherence and conformity . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2.3
National Land Development Plan
and the Médine Master Plan. . . . . . . . . . . . . . . . . . . . . . . . . . 9
2.1
Economic transition and property development
Mauritius is going through a time of great social and economic change in an international context dominated by the logic
of globalisation.
Two of the leading sectors behind the economic growth of Mauritius in the 1990s are now facing major difficulties, sugar and the
manufacturing Free Zone. Tourism, another ‘traditional’ sector for the creation of wealth and employment, while being in a much
less critical position, is facing stiff competition. New growth activities have been identified to diversify the country’s economic base,
namely the IRS, ICT and the seafood hub.
It is, therefore, most opportune to think of a more intelligent use of available land to satisfy the needs of a new economic system
which will be based on growth activities outside the traditional sectors.
2.1.1 Agriculture
Agriculture, in particular the sugar industry, must take up some vital challenges to ensure its survival. The international
negotiations within the framework of the WTO and the initiatives taken to remove customs barriers and protected markets
are seriously bringing into question the competitiveness of the Mauritian sugar industry. The selling price of Mauritian sugar
is expected to drop by 37% over the next few months. The number of people employed in large agricultural establishments
has dropped from 25,000 employees in 2002 to 23,000 in 2004.
2.1.2 Small and Medium Enterprises (SMEs)
The potential for creating employment by increasing the number of SMEs can be exploited further. According to the
Central Statistical Office (CSO), in 2002 there were 75,267 SMEs employing less than 10 people, of which only 3% were
situated in the Black River district, compared to 30% in the Plaines Wilhems district. The number of people working in
SMEs totalled 176,878, that is, about 30% of the working population.
The problem in Mauritius is the tendency to keep separate the spheres of activity of the SMEs from those of the larger
enterprises. Very few links exist between the two, sub-contracting is not very common and clustering is only now being
developed with the help of Government. Diversification into activities with a high potential for economic development,
such as jam-making, agri-business and paper recycling, is being seriously envisaged. The Small and Medium Industries
Development Organisation (SMIDO) has identified several growth markets for the SMEs/SMIs.
2.1.3 The manufacturing Free Zone
After twenty years of job creation thanks to the economic incentives offered by the free zone and low salaries, the
manufacturing sector has gone into recession due to the combination of a number of external factors (economic
liberalisation linked to globalisation, competition from emerging countries) and internal factors (increase in salaries, cost
of electricity). Employment in large establishments in the sector has already dropped considerably from 84,400 employees
in the free zone factories in 2002 to 74,700 in 2004.
Mé dine Mas te r Plan - Nat ional De velopme nt
6
The dismantling of the Multi-Fibre Agreement is likely to cause a significant drop in prices as well as profit margins, which
will in turn have serious repercussions on the companies concerned.
2.1.4 Tourism
The tourism sector is facing a constantly changing world market and very stiff international competition. Room capacity is
increasing with the opening of several new hotels by the end of 2004 and the starting of other projects in 2005-2006. In
September 2004, 98 hotels were operating with 10,008 rooms available. However, the destination has experienced a drop
in the yearly increase in tourist arrivals from 5-10% in the 1990s to 3-4% in more recent years. The average occupancy
rate has also gone down from 66% in 2001 to 63% in 2003.
Nevertheless, the tourism sector remains a growth sector, provided that appropriate measures are taken to ensure
its continuity.
2.1.5 Integrated Resort Scheme
The Integrated Resort Scheme (IRS) is a programme introduced by the Mauritian Government for the creation of luxury
estates for foreigners and Mauritian citizens. The aim is to open up new investment and employment opportunities.
Two of the ten projects under consideration have already been approved by the Board of Investment, one presented by
the CIEL Group and the other by Médine Sugar Estate. In both cases, the programme involves offering for sale luxury villas
for a minimum price of US$500,000. Clients can also be foreign or local firms. On buying a villa, whether on plan or at
completion, the foreign buyer is granted the right of abode in Mauritius for himself and his family. The residence permit is
issued once the title deeds have been drawn up.
The CIEL project is scheduled to start in 2005 for completion in 2008, while the initial phase of the Médine project should
be ready in 2005.
2.1.6 Information and Communication Technologies (ICT)
The political will to turn Mauritius into a cyber-island has given to the information and technology industry an important
place in the economic scene of the country. A first block to house firms working in this sector has been built following a
government initiative at Ebène. A second one is planned for Rose Belle and a third one has been announced. In September
2004, 2260 people were employed in the sector, of whom the majority were working in call centres (1260 employees) and
as software developers.
2.1.7 Seafood hub
With an exclusive economic zone of 1.9 million square kilometres, Mauritius has a major asset to become a large-scale
fishing port. The creation of a seafood hub includes the logistics for handling, processing and exporting fish products.
Mauritius has some competitive advantages that can help it turn the traditional fishing sector into a fully fledged industrial
7
1
1. Hotels in Wolmar
3. Hotel development towards Tamarin Bay
3
2
Tourism
development
in the area
4
2. The Wolmar hinterland
4. Flic-en-Flac: formal & informal tourism development
activity. Countries such as Mauritius that still have large stocks of fish will be called upon to exploit their potential. The
government has taken several initiatives to get the sector moving, amongst which, the setting-up of a one-stop shop and
a proposal for a special financing programme to be run by the Development Bank of Mauritius (DBM). The Minister of
Finance stated in his Budget Speech that the seafood hub would be an integral part of the development strategy for the
fishing industry.
2.1.8 The challenges facing national development
The uncontrolled impact of globalisation in Mauritius, as elsewhere, has resulted in a very uneven pace of development with
its attendant social ills. At national level, several major challenges must be addressed to ensure an equitable development
process that does not admit the notion of exclusion. These challenges with their specific characteristics are found in the
Black River district and therefore in the Médine zone. The Master Plan for Médine addresses these issues and makes
proposals with the view of overcoming these social deficits.
2.2
Coherence and conformity
The Master Plan for Médine is in line with the present debate on land development and the national strategy for development as
described in the New Planning Framework Design Guidance and Revised Outline Scheme. These new outline schemes allow for
more flexibility in respect of the change in use of those lands that are no longer required for agricultural development, allow for
the development of coastal and rural areas and introduce planning mechanisms that will encourage public-private partnerships. A
new approach to land development is needed to take into account the profound social and economic changes that are in process
together with their effect and consequences on land use and land ownership patterns. We have strived to adopt such an approach
so as to be consistent with the overall trends in respect of economic, social and cultural development, while bearing in mind the role
and importance of the other regions in achieving a balanced national development strategy.
2.3
National Land Development and the Médine Master Plan
The preparation of the Médine Master Plan ran concurrently with the Outline Schemes being prepared by a consultancy firm,
Halcrow, on behalf of the Government of Mauritius. Fruitful discussions were held with these consultants on the main issues related
to urban development at national level, and more specifically in the west and the Médine zone.
The MMP has thus taken into account, and complied with, the broad recommendations made at national level. It has, in
addition, highlighted the strong demand for residential and tourism development within specific areas of Médine and has made
recommendations accordingly.
9
3
Overall Perspective
3.1
Population growth and projections . . . . . . . . . . . . . . . . . . . .11
3.2
Use of land. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
3.2.1
At national level . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.2.2
Médine . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3.1
Population growth and projections
A study of the population figures for the past few years brings to light the following elements:
For the past twenty years, the Port Louis district has registered a negative population flow. As it is becoming more saturated, the
capital has, in fact, expanded beyond its administrative boundaries (Le Hochet, Terre Rouge, Riche Terre, Tombeau Bay, Les Pailles,
GRNW) whilst part of its population has moved to other areas.
The Plaines Wilhems district, where a third (30.38%) of the population of Mauritius lives, has a positive population flow, which is,
however, less than that of the Black River district.
The Black River district has the highest population flow. Between 1995 and 2000, the number of people migrating towards Black
River totalled 3500, while those migrating towards the Plaines Wilhems numbered 2050. The majority of newcomers to Black River
come from the Plaines Wilhems.
When one takes a closer look at the population movements between the Village Council Areas (VCA’s) in the Black River district,
the following trends can be seen:
The Bambous VCA has experienced a very high influx of people. Over the past 20 years, its population has practically doubled, from
6,870 to 11,235 inhabitants. Nearly half of the new inhabitants come from the Black River district, which shows the strong pull that
Bambous has over the other villages in the district and confirms its position as the “regional capital”.
Albion and Flic en Flac, which were almost inexistent twenty years ago with only about 250 inhabitants each, now have populations
of 2815 and 1739 respectively (Census 2000). These figures do not include the occupants of second homes.
Table: Number of people living in the VCA’s of the Black River District, 1983-2000
No. of residents
1983
No. of residents
1990
No. of residents
2000
% Percentage increase
between 1990 & 2000
Bambous
6 870
7774
11 285
45,16
Cascavelle
1 539
1039
2252
116,74
Flic en Flac
964
1072
1739
62,22
Albion
284
294
2815
857,48
VCA
Belle Vue
Camp Créole
7
499
Sources: Resident population by geographical location, census 1983, 1990, 2000
NB: The administrative boundaries changed several times in the period covered by the three censuses, but this does not alter the fact that Albion and Flic en Flac have
registered a very high influx of population.
11
Mé dine Mas te r Plan - O ve r all Pe r spe c t i ve
The Black River district has known a spectacular rate of urban development compared with other districts in the country. This cannot
just be due to the development of tourism, since the north, east and south-east coasts have as many, if not more, tourist areas.
The district keeps its population and attracts inhabitants from the other districts because of:
its exceptional position with respect to the Plaines Wilhems and Port Louis
its climate that has the lowest rainfall and the highest average sunshine on the island.
Thus, many Mauritians from all levels of society choose this area to live permanently, spend their holidays or enjoy a weekly day
of leisure.
By using the figures obtained from the last three censuses, the population movements between the districts can be measured. By
projecting these trends over the twenty-year period covered by this master plan (2005-2025), a reasonable estimate of the eventual
number of inhabitants can be obtained. The following table shows the projections for the areas covered by this plan.
2000
2005
2010
2015
2020
2025
Difference
2005-2025
Mauritius
1,140,000
1,192,500
1,245,000
1,297,500
1,350,000
1,402,500
210,000
Port Louis
123,690
119,012
113,420
106,914
99,495
91,163
-27,849
Plaines Wilhems
346,332
361,864
377,360
392,818
408,240
423,625
61,761
Black River
58,596
67,257
76,443
86,154
96,390
107,151
39,894
Rest of Mauritius
611,382
644,367
677,778
711,614
745,875
780,561
136,194
The population figures for the year 2000 are those given in the census.
The figure of 1,350,000 for the year 2020 for Mauritius is an official estimate.
Thus, between 2005 and 2025, the population could increase by 40,000 in Black River and 60,000 in Plaines Wilhems.
The total population figures for Mauritius are based on official estimates, which are themselves based on strong tendencies that have
been noted over long periods. These figures will be more or less reached. However, the distribution between the different districts
has been obtained by a straight-line projection of the population trends for each district through natural growth and migrations
observed over the past twenty years. It is obvious that a favourable or unfavourable situation in any district will cause the figures
to go up or down. For example, an attractive offer in terms of quality and price of residential properties or the implementation of
dynamic and motivating projects in any one area will result in increased migrations.
12
Médine in the national context
3.2
Use of land
3.2.1 At national level
The table below, based on the figures given in the NDS, shows the present land use at national level.
Agriculture
ha
%
84,000
45%
(of which sugar cane)
(rest)
ha
%
77,000
41%
7,000
4%
Forest and Scrub
57,000
31%
31%
Built incl. roads & utilities
45,000
24%
24%
186,000
100.00%
100.00%
Island :
The Mauritius Sugar Authority, in its Sugar Sector Strategic Plan, 2001-2005, estimated that over the next 20 years,
between 14 and 19,000 hectares of land that are, at present, used for cane cultivation will be available for conversion, that
is, between 18% and 25% of the area planted with cane, as shown in the table below.
ha sugar
cane land
2000
released for
other uses
%
77,000
2020
Lowest estimate
63,000
14,000
18%
2020
Highest estimate
58,000
19,000
25%
It is estimated that over the next twenty years additional urbanisation, including housing, infrastructure, equipment and
services, will occupy between 9 and 10,000 hectares. About 90% of this land, between 8 and 9,000 hectares, is at present
used for cane cultivation. Thus remains the problem as to how to use 6,000 to 10,000 hectares of land that in twenty
years’ time will no longer be used for cane cultivation and will not be urbanised.
3.2.2 Médine
The 10,625 hectares of land at Médine are used as shown in the table below.
Use
Sugar Cane
Orchards & vegetables
Grazing land
Rivers, Dams & reservoirs
Hunting grounds
Area (ha)
4,700
50
Use
Area (ha)
Sylviculture
600
Mountain reserves
500
1,100
Casela Park
60
175
Other lands
1,140
2,300
TOTAL :
10,625
If the percentages used at national level, that is, 18% and 25%, are applied to the land at Médine, then between 850 and
1200 hectares of cane-fields could be done away with between now and the year 2020.
14
Médine S.E. - Existing Land Use
15
4
Key Concepts
4.1
Integrated development . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17
4.2
Sustainable development . . . . . . . . . . . . . . . . . . . . . . . . . . . .18
4.3
Social and spatial integration . . . . . . . . . . . . . . . . . . . . . . . . .19
4.1
Integrated development
The starting point for the Médine Master Plan is the concept of integrated development. This development philosophy was discussed
extensively during the working sessions held to prepare the Master Plan. It is, therefore, necessary to go back to this concept which
has guided our approach and methodology while working out the proposals.
The present mode of development could bring about very serious social deficits would that become apparent through exclusion, job
insecurity, marginalisation, the disappearance of small workshops and businesses. Should this be the case, there would be no scope
for social development, and left unchecked, the dominating logic of this mode of development would only make the deficits worse.
The partners in the development process must therefore work out new modes of partnership for a development that will address
these deficits and eliminate them.
The private company can, without taking over the role of the State, contribute to the promotion of integrated development by
assuming fully its corporate social responsibility. The implementation of this Master Plan could be an excellent opportunity for
Médine to contribute in a tangible way to a development process that is based on an integrative approach.
The challenge in development today is how to integrate the social and the human aspects better in its process. At the base of the
concept of for integrated development lies a simple idea full of common sense, namely that development must benefit the whole
population on both the social and the economic levels of life.
The development process should try, through a variety of projects, to lessen social inequality and its impact on the most
vulnerable groups.
When the integrative processes that allow everyone to enjoy the fruits of economic development and to climb the social ladder
are not working, society produces outcasts. Those rejected are then increasingly being violently pushed towards the outer limits of
society, into a situation where access to education and health services is barred, work uncertain and unemployment rife. Their selfesteem and self-confidence are diminished and their family unit weakened.
Integrated development is the sum of many diverse initiatives. It requires action at the local level, but also as part of a global approach
to push back all forms of rejection, be they economic, political, cultural or social. These social imbalances are usually confined to
the same geographical area. The populations in these deprived areas are thus locked into a situation where the absence of mobility
blocks their social future. It is difficult, if not impossible, for the people in these poverty zones to escape from this stalemate. How
can such a zone become a place for social progress? This is the challenge that the concept of integrated development must take
up within the framework of planned land development. Nowadays it is all the more necessary to create an environment in which
individuals can fully develop their potential and lead a productive life according to their needs and interests. The role of development
is, therefore, to satisfy the basic needs of the population (clothing, food, housing, work) and give each person the chance of reaching
a better quality of life. The Médine Master Plan aims to contribute to this goal by basing its physical proposals on the principles
set out at the beginning of Chapter 7, and making policy proposals that will strive to bring into reality the concept of integrated
development (Chapter 9).
Mé dine Mas te r Plan - Ke y Conc epts
17
4.2
Sustainable development
According to the Brundtland report (1987), sustainable development is development that satisfies present needs without compromising
the ability of future generations to respond to their own needs.
This definition implies:
the taking into account of long term issues in the present time
the coupling of ecological issues with social issues
the need to act before development problems arise.
The main objective of sustainable development is to reconcile the different aspects of economic, social and ecological development.
Sustainable development requires economic growth, increased productivity and equal opportunity. It is, therefore, essential to
promote economic growth that is sustainable and durable, as well as specific measures to eliminate poverty, such as the strengthening
of programmes to create employment and generate income that avoid the exploitation of people.
Sustainable development is also concerned with the protection of the environment and the conservation of eco-systems. It is
imperative not to endanger the natural systems that allow us to live, such as the atmosphere, water, the soil and living beings.
This requires a strategy that aims to solve at the same time the problems linked to poverty, development and environment. To be
successful, it must be oriented right from the beginning on the resources, the means of production and the population. It should
cover issues concerning population, agriculture and tourism, the improvement of healthcare and education, women’s rights, the role
of youth, the status of the ‘native’ population and include a process for democratic participation in conjunction with an improved
administrative system.
The concept underlying the MMP includes the notion of continuity and concern for the medium and the long term. It is, therefore,
both logical and natural that the notion of sustainable development is at the heart of the plan. Existing parameters, such as
agriculture, have been used to define the proposed orientations, which not only respect the environment, but also aim to enhance
the natural and historical heritage in the area. The amount of space available will make possible a green urban development, which
will result in a notable improvement in the surroundings and quality of life.
18
4.3
Social and spatial integration
Land development that is based on ethnic and social segregation is not inevitable, even though the settlement pattern in Mauritius,
and more particularly in the Médine area, can be explained by historical and sociological factors. Any land development project in a
society such as Mauritius must be founded on a down-to-earth philosophy of living together that is shared by the great majority of
Mauritians. The notion of social and spatial integration satisfies this philosophical consideration. It is the direct opposite of a ghettotype development, and it appears in the MMP in :
the linking of socio-economic areas with residential zones
the structuring of the land by means of multi-purpose areas that are places to mix in and meet people.
The present re-structuring of land areas has social impacts that present a serious challenge for social development with respect to the
integration of populations in the same area. While living in the same geographical microcosm, the various individuals have multiple
and varied identities. One of the first challenges in social and community integration is to bring together, in a given area, a disparate
population. It is necessary to prevent dysfunctions in the integrative processes, for instance those that stop the people on the edges
from moving into the centre by blocking the access, or those that push out certain individuals or social groups towards the periphery.
This entails fighting against social and spatial polarisation which freezes positions and locks the populations of the deprived areas
into a situation where the lack of prospects of mobility block social progress. Social integration is a vital process in all societies. The
main mechanisms for social integration, that are schools, employment and the family, together with the basic services, contribute
to the building of a social identity. Social integration requires proper access to goods and basic services (education, health, roads,
public transport, communication, culture). A breakdown of these tools for socialisation leads to a dislocation of the collective social
identity. To remedy this, the physical and social distance from the labour market must be reduced. Access to the catchment areas for
employment and opening up of districts must be made easier. Public transport must be improved, local employment increased, and
neighbourhood shops and services encouraged. Support should be given to local initiatives and micro-credit schemes which reduce
social distances, and ensure proper access to education and training.
19
1
6
1. An interesting garden in Cascavelle
2. A corrugated-iron house in
Beaux Songes
6. A typical scene: no other
place to meet
7. Canot: a football pitch
2
7
3
Villages
need to be
fully integrated
8
5
4
3. New concrete houses in Beaux Songes
4. A focal point for the village
5. Canot: difficult living conditions
9
8. School children need support
9. A typical roadside scene
10. A small shop in Canot
10
5
Methodology
5.1
Consultative process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5.2
Profile analysis & assessment of current & future needs . . 22
5.3
Multi-disciplinary approach . . . . . . . . . . . . . . . . . . . . . . . . . 22
5.4
Desk study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5.5
Qualitative and quantitative surveys . . . . . . . . . . . . . . . . . . 23
5.5.1
Qualitative survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5.5.2
Quantitative survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
5.1
Consultative process
The approach chosen was organised around targeted consultations with individuals and small focus groups. The aim was to identify
more clearly the concerns of the various people affected. The consultative process put the emphasis on dialogue and listening. In
our opinion, this is the only way to work out, in a flexible manner, the short, medium and long term aims of the main Plan. These
consultations enabled the different parties concerned, the State, the private sector and the civil society, to share their needs,
aspirations, expectations, and suggestions, etc.
Through this exercise it has been possible to:
collect ideas and suggestions
understand the different logics and forces at work
identify the supporters as well as the potential sources of opposition to the project
learn about projects of other actors in the area.
This consultative process will continue during the implementation of the MMP through an information and communication strategy
comprising several themes and phases that will cover all the stake holders. In fact, for most of its implementation, the MMP will
strive to participate in the sense that it will offer different types of collaboration between the various stake holders.
5.2
Profile analysis and assessment of current and future needs
To ensure that this development project is firmly rooted in the existing social environment and, therefore, viable, it was necessary
to situate the socio-economic state of the area in the national context (for example, by comparing the situation in the Black River
district with that of the other districts) and to draw up the socio-economic profile of the area. It was also important to have a
deeper knowledge of the characteristics of the population living in the Médine area and the trends for population growth in order
to make projections (based on hypotheses such as strong social heterogeneity, high growth, high migration from the urban areas to
the west coast, and the increase in built-up areas), and study their implications and consequences. Finally, it was also necessary to
research the availability of infrastructure for healthcare, leisure activities, training and, at the same time, the needs, expectations
and aspirations of the current, future and potential population.
5.3
Multi-disciplinary approach
A development plan must include an economic and sociological analysis. Given the overall aim of the study, its scope, complexity,
size, importance for national development and the issues at stake, we have adopted a multi-disciplinary approach for the socioeconomic analysis that covers the sociological, geographical, historical and psycho-sociological aspects. The feasibility study of the
different components of the Plan will be carried out by specialist economists.
Mé dine Mas te r Plan - Methodolog y
22
5.4
Desk study
A desk study was undertaken to ascertain the socio-economic context at the national, regional and local levels. The sources of
information included reports from ministries, national statistics (CSO), texts of general interest and conclusions from earlier studies.
Several issues were studied:
Population and migration trends
Housing
Economic activities: present status and development (SMEs, SMIs and agriculture)
Tourism and eco-tourism
Social issues: education, training, health, social problems
Infrastructure: equipment for general use (social centres, football pitches, etc.),
access to services (CEB, CWA, telephone).
The desk study consisted in the dissection of all documents and reports, both official and otherwise, that could be useful in
determining the current state of affairs for urban, environmental, economic, socio-demographic and cultural issues, as well as the
present and future trends. This research was essential to support the proposals for the required social engineering. The data base
that is being set up will contain full syntheses of the research carried out on the various parts and aspects of the project.
5.5
Qualitative and quantitative surveys
In addition to the desk study, a series of qualitative and quantitative studies were carried out during the period May-July 2004 by a
team of professional interviewers and a consultancy firm specialising in market surveys.
5.5.1 Qualitative analysis
The qualitative analysis ascertained the perception that the people in the area have of their own socio-economic environment.
It also identified their needs and expectations with respect to their quality of life and to development in general.
Fifty individual interviews were carried out with the management at Médine, officials in ministries and at the Black River
District Council, leaders of associations, experts from different fields (training, education, demography), persons engaged
in economic activities, such as small planters, and inhabitants involved in social activities in the area.
Ten focus groups were organised at Cité La Ferme, Camp Créole at Albion, Mont Roches, Beaux-Songes, Flic en Flac,
Henrietta, Camp Mapou, Chébel and two at Bambous (one with social workers and the other with inhabitants who had
opted for the Voluntary Retirement Scheme (VRS). Each focus group brought together about ten people in order to gather
23
their views on a range of topics and to gain a full picture of the reality in which the populations in the area live. The topics
included leisure activities (sporting, amusement and cultural), activities at the social and community centres, economic
activities, education, training, access to healthcare, general services, basic infrastructure (telephone, police, post offices),
social problems, social and communal relations, physical environment (assets and potentialities). From the information
gained through these focus groups, it became possible to draw up a full picture of the problems encountered by the
inhabitants, and to determine their needs and expectations.
On-site observations completed the information thus gathered.
5.5.2 Quantitative analysis
The quantitative analysis took the form of a market study on the residential and property development in the area.
The findings complemented the analysis made during the desk study. It highlighted the preferences and financial means
of the population with respect to buying land. The sample of 988 individuals was representative of the Mauritian
population as a whole, living mainly in the Plaines Wilhems and in several places in the area under study (Albion, Bambous,
Beaux-Songes, etc.).
Thus, a whole range of techniques was used over a period of six months to ascertain the current state of affairs and
identify the developing trends. The data thus collected and the subsequent analyses became the basis for the proposals
described in Chapter 9.
24
6
Current Situation
6.1
6.2
6.3
Social and economic situation . . . . . . . . . . . . . . . . . . . . . . . 26
6.1.1
Socio-economic situation in the catchment area
for employment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
6.1.2
Evolution of traditional sectors . . . . . . . . . . . . . . . . . . . . . . . . 26
6.1.3
Impact of the crisis in the traditional
professional activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
6.1.4
Household income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
6.1.5
The status of women in the area and at national level . . . . . . 28
6.1.6
Education and training. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6.1.7
Health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
The agricultural issue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
6.2.1
The situation of agriculture at Médine . . . . . . . . . . . . . . . . . . 30
6.2.2
The agricultural project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
6.2.3
National Land and the Médine Master Plan . . . . . . . . . . . . . . 32
Development map and orientations . . . . . . . . . . . . . . . . . . . .32
Introduction
The research and the reflection carried out as part of the setting up of the MMP have resulted in the drawing up of:
a land development map that lays down the main orientations of land use for the next 21 years
and which takes into account the agricultural project at Médine
an analysis of the current socio-economic situation in the area
proposals for an integrated development plan.
6.1
Social and economic situation
6.1.1 Socio-economic situation in the catchment area for employment
112 free zone factories are found in an area that is accessible by bus (Tour Koenig, Plaine Lauzun, Coromandel, Vacoas
Holyrood, La Marie, Beau Bassin). These are the biggest source of employment for the population living in the Médine area.
1120 firms are established in various places in the area under study (Bambous, Albion, Flic en Flac, Beaux Songes, Cascavelle,
Chébel, Mont Roches), together with Gros Cailloux. They are all registered with the Black River District Council, but only 21
SMEs in the area (including Petite Rivière) are registered with the SMIDO.
The villages with the highest number of professional and commercial activities are Bambous and Flic en Flac. The latter
owes its special position to the constant influx of local and international tourists, which makes tourism a major generator
of connected activities (restaurants, photo development, taxis, etc).
Bambous confirms its place as the regional capital. It has numerous service activities (video club, beautician, hairdressers,
bank, filling station) and is a source of employment (several industries of different sizes, shops, sale of foodstuffs). Thus a
stop in Bambous has become a necessity for the inhabitants of the nearby villages such as Cascavelle and Beaux-Songes.
Concerning existing commercial activities, the high number of self-employed persons in the area should be noted. Quite
a few of these self-employed persons sell various products (foodstuffs, textiles) on the beaches, in the streets or at the
weekly markets.
6.1.2 Evolution of traditional sectors
The most striking factor in the evolution of the agricultural and fishing sectors is the huge drop in employment in the past
ten years, from 28% to 8% in Albion, 24% to 17% in Bambous and 23% to 9% in Flic en Flac. These sectors are no longer
the main employer in the area. The manufacturing sector has now become the main employer in the area.
26
Mé dine Mas te r Plan - Cur r e nt Sit uat ion
The manufacturing sector does not just consist of textile factories. Printers, and manufacturers of other products
(cardboard,, jewellery, plastic bags, etc), and flower growers are present in the area. Although it is now the main source of
employment for the inhabitants, this sector has witnessed a significant drop in the number of jobs. In fact, the percentage
of persons employed has gone down everywhere, except for Flic en Flac, where it has doubled in 10 years (9% in 1990
and 18% in 2000).
For census purposes, the activities linked to tourism and those linked to retailing are grouped together in the same
category. The percentage of persons living in the area who are employed in this sector (tourism and retailing) has increased
considerably in ten years (1990-2000). At Bambous, it has more than doubled, going from 6% to 14%, and at
Cascavelle also.
Flic en Flac, which has experienced another type of development directly linked to tourism, and which had started to shift
into service activities much earlier, has maintained the same percentage of employees in this sector, with just a
slight increase.
6.1.3 Impact of the crisis in the traditional professional activities
The main employers in the area are the numerous free zone factories and the sugar industry. Both sectors are at present
going through a crisis and, as a result, many inhabitants in the area find themselves in an unstable and insecure position
with respect to their employment. Official statistics show that the manufacturing sector is the main employer in the area
with 25% of persons employed. The crises that have hit it are directly affecting the employees’ households, in particular
with respect to access to transport, education and health-care.
Unemployment in the area has risen considerably between 1990 and 2000, even if the rate remains low. It has more than
doubled in Cascavelle (4% in 1990 and 9% in 2000) and Flic en Flac (4% to 8%) and almost tripled in Bambous going
from 2% to 6% of the active population.
Unemployment is affecting certain parts more than others, for instance Cité la Ferme where it is considered to be the main
problem in the locality.
6.1.4 Household income
At the national level, 84% of heads of household earn less than Rs10, 000 a month, while in the Black River district
the figure is 91%.
In the other localities in the area, the percentage of households earning less than Rs10,000 a month are Albion 50.65%,
Bambous 70.92%, Cascavelle 67.29%, Flic en Flac 44.22% and Henrietta 74.72%.
However, Albion and Flic en Flac have one peculiarity. 23.47% and 28.80% of households respectively earn more than
Rs20,000 per month. These families are the ones that have left the towns to live in the new coastal residential areas.
27
6.1.5 The status of women in the area and at national level
At national level, 17.5% of heads of household are women. In the Black River district this percentage goes from 12.33%
(Albion) to 17.56% (Bambous). More than 70% of the female heads of household are widows, followed by divorcees.
Thus, a woman is only head of household in the absence of a husband. Recent studies have shown that female-headed
households are more likely to be poorer than those headed by men. This state of poverty can be handed down to their
children, as part of the cycle reproducing social instability. This is particularly true for the girls who have to stop their
schooling to look after their little brothers and sisters while their mother is at work. At the national level, one out of three
employed persons is a woman (33.65%). In the area under study the rate is slightly higher (35.85%). There are also fewer
unemployed women in the district (33.78%) than at national level (35.69%).
6.1.6 Education
Education in the Black River districts shows wide disparities when compared with the state of education nationally and
that prevailing in the other districts.
40.4% of the Black River population aged more than 15 years have a level of education equivalent to primary level but have
not passed the Certificate of Primary Education (CPE), compared to a national average of 34.4%. 11.5% have not gone
beyond Form 3, compared to the national average of 9.9%. Only 15% have Form 4 and 5 levels, but no School Certificate
(SC), compared to the national figure of 17.9% and only 9.5% have obtained the SC, compared to 13.7% nationally. All of
these figures are lower than those in the other districts. 14.2% of children aged between 10 to 14 years are not enrolled
in school, compared to 8.3% at national level.
63.5% of the children in Mauritius pass the CPE, which allows them to enter secondary school. In the Black River district
the success rate is only 37.1%, which is considerably lower than that of the other districts. The number of teenagers who do
not attend school is very high in Mauritius, 48.8% of children aged 15-19 years. In the Black River district the percentage
is 62.2%, which is the highest in the country. At Bambous, 71.4% of young people aged 15-19 years do not attend school.
19.8% of the Black River population is officially counted as being illiterate, as opposed to 14.4% at the national level.
There are 13 primary schools in the Black River district, six of which are found in the area under study: one each at Flic
en Flac, Henrietta, Chébel and Cascavelle and two at Bambous. The school at Cascavelle is listed as a PEZ school (priority
education zone), as well as one of the two schools in Bambous.
The primary schools in the Médine area are overcrowded, except for the one at Flic en Flac. The average number of pupils
per class is 35 to 40, which is the same as at national level. At Flic en Flac, the average class size remains at around 15
pupils, since the children from middle-class families attend school in the Plaines Wilhems. This is also true for Albion.
As there is no school there, the poorer village children go to the school at Petite Rivière, while those coming from more
fortunate families also go to school in the Plaines Wilhems. The Government is presently undertaking a project to build a
school at Albion and another at Bambous to satisfy the needs of the population in the area for primary schools.
28
The government pre-primary schools are also confronted with the problem of insufficient places. The Ministry of Education
is taking steps to address this problem. A pre-primary section will be built within the premises of the school at Cascavelle.
A project for pre-primary education in the area is being worked out.
Three out of five secondary schools (Forms 1 to 5) in the Black River district are found in the Médine area, two at Bambous
and one at Mont Roches. The average enrolment per school is 261 pupils, compared to 594 at the national level. This is the
lowest average of all the districts. All three schools are pre-vocational ones. In order to continue their schooling from Form
5 to Higher School Certificate (HSC), the pupils go mainly to schools in Plaines Wilhems. Government has undertaken a
project for a secondary school for girls at Palma and is looking for 2.5 hectares of land.
The combination of financial and psychological factors together with the limited means of the schools has oriented
our proposals along two main lines. The first concerns helping the schools in the area financially and materially. The
second concerns a more in-depth form of support in terms of training and counselling to compensate for the deficiencies
and shortcomings of the Mauritian education system. In both cases, our proposals are in line with the present
government policies.
6.1.7 Health
In 2002, the health sector in Mauritius counted 12 private clinics, 5 regional hospitals, 2 district hospitals, 20 ‘Mediclinics”
and Area Health Centres (AHC), 107 Community Health Centres (CHC) and 19 medical centres on the sugar estates. 2531
mobile dispensaries work all over the island, particularly in the schools.
In the Black River district there are two AHC, one at Black River (Dr. Cantin Hospital) and one at Bambous, 11 CHC of which
one each at Beaux Songes, Flic en Flac and Albion, and finally the health centre on the Médine sugar estate. All the estate
employees are covered and can receive treatment at the centre.
In 2002, 9.8% of the patients treated in the hospitals, mainly Victoria and Jeetoo, and in the public health centres come
from the Black River district. The average number of visits per inhabitant from this district is 4.6, compared with 2.6 at the
national level and 1.7 for the Plaines Wilhems district. The figure for Black River is again above that of the other districts
and would indicate that the population from Black River is over-represented in the public health centres. This is most likely
due to a lack of means to access private healthcare. The majority of the Black River inhabitants frequent the CHC at Petite
Rivière (21.4%) and the Dr Cantin AHC (19.8%). 13% go to the Bambous AHC where the renovation and extension works
have been continuing for several months. 6.2% go to the CHC at Pointe aux Sables and 5% to the CHCs at Albion, Beaux
Songes, Flic en Flac, Case Noyale, Chamarel, etc.
The cost of transport and the distance to the nearest hospitals make access to treatment difficult and is a heavy item in
family budget. All these factors could justify the setting up of a district or regional hospital in the Médine area and/or the
extension of one of the health centres.
29
The absence of a regional or district hospital in the west would explain why in 2000, 71.2% of the Black River inhabitants
needing hospital treatment were admitted to the Jeetoo hospital in Port Louis and 27.5% to the Victoria hospital
at Candos.
In October 2004, the Ministry of Health announced the construction of a regional hospital at Bambous and expressed the
wish that the project could be carried out quickly.
6.2
The agricultural issue
6.2.1 The situation of agriculture at Médine
Médine is an agricultural company. Agriculture counts for 90% of its turnover. It has 10,625 hectares, of which 4,905 are
under cane cultivation. The sugarcane crop from this area is expected to produce 39,600 tonnes of sugar in 2004. The
yield per hectare of cane at Médine is the highest on the island, 88.5 tonnes per hectare, compared to an average 81.6
tonnes per hectare for the other estates. De-rocking, levelling of land, irrigation using the pivot mechanism instead of the
old system, mechanisation and training are the main components of its agricultural strategy.
Médine SE currently employs 1,263 persons, including 133 managers. The operations count 1,130 employees, including
97 women. As part of its restructuring strategy, Médine has implemented two Voluntary Retirement Schemes (VRS). The
first one concerned 750 persons and the second 117 persons. Médine has since applied to the authorities for permission
to carry out a third scheme.
The Médine Master Plan integrates the agricultural project of Médine for the next five years and beyond. The constraints,
the suggestions for possible trade-offs in the use of certain localities, and the agricultural set-up (use of pivots, land
fertility) presented by the agricultural managers at Médine have been given all the necessary attention.
6.2.3 The agricultural project
Médine has worked out an agricultural project to face up to the crisis that the sugar industry is presently experiencing. This
project is based on the production of sugar, including organic sugar, and an ambitious plan for agricultural diversification
(food production and animal farming). At present, the agricultural diversification is taking place on the land situated at
Chébel, La Mecque, Beaux Songes and Tamarin, over a total area of 60 hectares.
In 2004, out of a total income of Rs584,432,607, sugar, bagasse and molasses counted for Rs484,950,558, while agricultural
diversification brought in Rs22,958,000. The sale of rocks (taken out during the derocking) and of electricity, together with
income from other sources (right of way, renting of land, etc) make up the rest of the total direct income. In 2009, on
the hypothesis of a 37% drop in the price of sugar, Médine expects a total direct income of Rs442,444,399, of which
Rs315,998,050 would come from sugar, bagasse and molasses and Rs95,860,000 from agricultural diversification.
30
1
5
5. Pivot system of irrigation
6. Médine sugar factory
7. Agricultural diversification
fruit growing
6
Medine
has a high
agricultural
potential
7
2
3
1. Mechanised cane-cutting
2. Inside the distillery
3. At the mill
4. Manual cane-cutting
8
8. The highest sugar yield in 2003
9. Vegetable growing on a large scale
4
9
6.2.3 Components and potential outcomes
The use of land for other purposes has already started at Médine and will continue. In the end, Médine plans to reduce the
area of land under cane cultivation from the present 4,900 ha to 3,600 ha. The remaining 1,300 ha would be redeployed
as follows: 320 ha as permanent vegetable gardens, 190 ha for parcelling out for agricultural use, 395 ha for residential
zones already started, 40 ha golf courses, IRS and hotels and 355 ha for possible residential areas.
For uncultivated lands, Médine has reserved 160 ha for residential areas, 340 ha for golf courses, IRS and hotels and 690
ha for other possible residential areas.
The challenge facing the Médine Master Plan is to go beyond the vision and conceptions that lay emphasis on either
residential projects or agricultural activities. The aim is to achieve a vision and a conception of development that bring
together all the identified components into one design and so respond to the different national and regional needs of the
population in terms of space that the Médine area can offer.
It is possible to adjust the phasing, if necessary, to allow for the depreciation of investments already made on the agricultural
lands. The fact that nearly all of the land belonging to Médine is fertile is a factor that can be exploited if certain lands that
are presently being used for agricultural purposes must be converted to other uses in the light of a cost-benefit analysis.
The principle that will decide any conflicts over potential uses will be the consideration of what is the best in terms of
future interests.
6.3
Land development map and orientations
The drawing-up of the land development map required:
a preliminary assessment of the economic potential of the sub-zones in the Médine area
an in-depth analysis of present and future physical parameters (roads, infrastructure, water
and electricity resources)
a vision of what the country will or may be like in 2025
information about the recent socio-economic trends, and their impact on the space available
information about population trends and their impact on housing
information on the agricultural figures for the area.
32
7
Land Development Plan
7.1
7.2
7.3
Objectives and principles of development . . . . . . . . . . . . . . 34
7.1.1
Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
7.1.2
Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Proposals for urban development . . . . . . . . . . . . . . . . . . . . . .35
7.2.1
The western outskirts of the Plaines Wilhems,
from Coromandel to Floréal . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
7.2.2
Albion, Pointe Moyenne, Bambous, Flic en Flac,
Wolmar & the villages of Cascavelle & Beaux Songes . . . . . . 45
Eco-Tourism: Casela, Yemen and Bassin
7.3.1
What already exists . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
7.3.2
Future developments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
7.3.3
Regenerating indigenous and endemic forests . . . . . . . . . . . . 61
7.1
Objectives and principles of development
7.1.1 Objectives
From the point of view of land development, the objectives to be attained are to:
integrate the physical parameters of the continuing agricultural and sugar restructuring process
offer a better environment for living, working and leisure for people from all levels of Mauritian society
wishing to live in the area
integrate the new industrial and service orientations
ensure the development of international tourism, with respect to the potentialities of the area
by taking into account:
the need to preserve the ecological and environmental balance
the economic and financial capacities of the national and international actors.
7.1.2 Principles
To reach the objectives, the principles that have guided the preparation of this development plan are:
To follow the existing population growth and migratory trends by proposing for the duration of the
project, residential areas of which the size is compatible with the population and migratory projections.
To ensure the optimal use of infrastructures in order to structure urban development around the
framework of existing infrastructures and those that are planned in the short, medium and long term in
the NDS 2003. Also to propose other major complementary lines.
To group and concentrate, rather than disperse, urban development throughout the region in order to:
-
free up large areas for agriculture, forests and national and international eco-tourism.
-
amortise as best as possible the present and future road and public transport networks.
To physically integrate the existing neighbourhoods and projects presently being executed with
the proposed new units.
To bring closer together the activity areas and the residential areas in order to reduce the amount of
daily travelling.
To respect as far as possible the best agricultural land, in particular that on which major investments
have been made.
34
Mé dine Mas te r Plan - L and De velopme nt Plan
To respect the natural spaces and exploit in the best way possible the panoramic views towards both
the ocean and the hinterland (mountain ranges and peaks).
To adopt better standards than in the past for:
7.2
-
roads (width of lanes, drains, pavements, parking spaces, bus shelters, public green spaces, cycling lanes,
jogging paths, etc)
-
electricity grid (low tension cables to go underground)
-
reserve areas in case of future road widening.
Proposals for urban development
The main developments concern:
a natural extension towards the north-west of the town of Beau Bassin
several residential areas and a zone for secondary and tertiary education at Palma
a residential development and a shopping centre at Floréal
urban development going from Wolmar in the south to Albion in the north, and including further inland the
regional capital Bambous
the development of eco-tourism and hunting in the protected valley of Yémen/Magenta as a complementary
development to the existing Casela park.
Comment on the national highways:
The highways that the Government plans to build in the next few years have been described in the National Development Strategy 2003.
These roads are partly on land belonging to Médine and partly on land belonging to other people. For the purposes of this study we have
had to determine the extent of land to be taken for these roads. We have done so from the urban developer’s standpoint, and have taken
into account the various constraints that we are aware of. The routes that we have adopted should be considered as proposals to be
submitted to the Government. It is very important that the authorities concerned are informed of these proposals and that the final routes
are decided upon to guide developers (Médine and the others) in their future applications for permits.
7.2.1 The western outskirts of the Plaines Wilhems, from Coromandel to Floréal
Several years ago, the Government decided upon the route for a ring road linking Grand River North West to La Vigie, going
round Beau Bassin, Rose Hill, Quatre Bornes and Palma, then linking Henrietta and finally going round Curepipe as far as
La Vigie. This road is called the Western By-pass and is confirmed in the NDS.
We think that, to be completely effective, this fast road should be the boundary for the development of the conurbation,
the dividing line between the urban and rural areas, between town and country. We also recommend that, with respect to
35
Médine, the urban development does not go beyond the Western By-pass to the west.
The project proposes a major development in Beau Bassin, Palma and Floréal, some minor developments at Mont Roches,
Roches Brunes and Camp Levieux.
7.2.1.1
Beau Bassin and Chapman Hill
To the west of Royal Road, in the vicinity of Chapman Hill, a plateau of 300 hectares slopes gently towards the northnorth-west and is bounded to the west by the future light transit railway. A hill known as Petit Malabar dominates this
plateau and is an ideal space of 18 hectares for leisure and sport. The topography of the plateau, together with the
excellent bus service and the proximity of the centre of Beau Bassin and Rose Hill make these 300 hectares a perfect
extension of Beau Bassin-Rose Hill.
A clear view towards Pointe aux Sables and Albion, and a dry, sunny climate are the most attractive features.
The project proposes a new area that will be a continuation of the town of Beau Bassin and the Municipality of Beau
Bassin – Rose Hill with respect to:
the social structure
the activities
the continuity in the urban fabric and networks
the services and equipment.
What will distinguish the new quarter from old Beau Bassin will be:
the spaciousness of the public parks, leisure and fitness areas, which are presently insufficient
in the town ,
the ample space for the road system, even in the areas for low-income families.
In the past, many areas were built with narrow passages for roads. This has made any subsequent improvement of the
infrastructure and public services very difficult.
Médine is already carrying out some urban development projects and has applied for government permission for others.
These projects will be integrated into Phase 1 of the MMP. They are:
a residential development under the VRS of 4 ha divided into 85 plots of an average 300 m2 each,
next to La Confiance College and the Cité Chébel for the middle low income group
a residential development of 21 ha, of which 13.4 ha come under the VRS and the remainder is for
sale for the middle income group. The average size of the 400 plots is 350 m2 each
A residential development of 5 ha for the high income group.
36
7.2.1.1.1 The Light Transit Railway
For the past 30 years, the Government has had a project to build an efficient public urban transport system between
Curepipe and Port Louis by using the bed of the former railway line. This bed has two important advantages in that the
bends are open and the incline slight and consistent, both of which were standard features for the railways of the time.
The proposals, prepared by various traffic experts, go from the highly sophisticated: a light transit railway with engineering
works to avoid level crossings or a suspended railway, to the simplest, a lane reserved for buses, taxis and ambulances, with
an intermediate solution, the tramway.
The proposed new area will significantly increase the profitability of the light transit railway.
7.2.1.1.2 The Western By-pass
Next to the new development at Chapman Hill, the Western By-pass will have to follow the railway line on the outside. The
required land (22 metres for two double lanes and a central reservation) must be identified and reserved.
7.2.1.1.3 The A3-Sorèze Link Road
This project, which is planned by the Government, will double the link between the capital and the western region. The new
road will go along the present Chébel Branch Road, round Petit Malabar hill, cross the Royal Road at Belle Etoile, cross over
the river and join the Phoenix-Port Louis motorway at Sorèze. Two major engineering works are required: a new bridge and
a roundabout at Sorèze. On the other hand, no existing buildings will need to be demolished, provided that the authorities
do not give any building permit on the identified route in the meantime.
7.2.1.1.4 Other major roadworks
Three other major roads will go through the new area and make connections easier with the rest of the town - including
Cité Chébel, Royal Road, Cité Barkly, Hugnin Road, the Olympic swimming-pool, the covered sports stadium, and the
central square at Beau Bassin, etc.
7.2.1.1.5 Electricity
A high-tension cable going from the Fort George Power Station to the south crosses the site for 1.8 kms. This affects
Phases 2 and 3. It will have to be moved west towards the agricultural land during Phase 2.
7.2.1.1.6 Waste water treatment
The St. Martin treatment plant is within close proximity, but the rise in altitude does not allow the evacuation of waste
water from this proposed urban development to the station by gravity. It will, therefore, be necessary to make provision
for an evacuation plant towards St. Martin or a gravitational flow towards the Mont Jacquot station, depending on what
the Waste Water Authority decides.
37
7.2.1.1.7 Residential developments
In all the phases of the project, the residential developments are designed for three segments of the population, the middle
high, middle and middle low income groups, thus ensuring continuity with the current social structure in Beau Bassin.
Neighbourhood shops and residential complexes (townhouses and apartment blocks with a maximum of ground floor plus
3 floors) will also have to be provided.
7.2.1.1.8 SMEs / SMIs
The southern part of Beau Bassin and the neighbouring village of Petite Rivière already have large SME/SMI zones which,
together with the Plaine Lauzun and Bell Village make up the industrial belt around the south of the capital. The project
includes three small SME/SMI zones, where office blocks could also be built for those firms and public offices that wish to
move their service activities away from the capital.
7.2.1.1.9 Public park
A public park with three sections will be at the heart of the area. The park covers the hill and an open space that already
has many big trees and some of the Médine buildings. A railway station at one end of the park is planned to enable both
residents and workers to get to the public transport in a pleasant manner. The hill can be seen by all the area and also
from outside. The park will have cycling and jogging tracks, walks, pitches for such social sports as minifoot, basketball,
volleyball, tennis and pétanque, merry-go-rounds and other children’s games, snack bars and restaurants with covered
terraces, music kiosks and an open-air theatre. On the hill itself there will be a fitness run with little kiosks and benches
for rest and meditation.
7.2.1.1.10 Shopping centre
The new consumer habits adopted by Mauritians impose the setting up of hypermarket shopping centres that serve a
whole area. The nearest two hypermarkets are at Trianon and Ebène, but it is difficult to find a big enough piece of land in
Beau Bassin – Rose Hill. Therefore, a plot of 7 hectares has been reserved for a hypermarket shopping centre. This complex
will complete the facilities for mass retailing for Beau Bassin – Rose Hill and will also serve GRNW, the Tour Koenig, Pointe
aux Sables and Albion.
7.2.1.1.11 Regional hospital
The average number of beds for the five regional hospitals in the country is 500. At national level, the number of habitants
per hospital bed in a public general hospital is 450. If we consider the total population increase of 210,000 inhabitants
for Mauritius for the next twenty years, the number of additional beds required should be 467, that is, the equivalent of a
regional hospital. The planning department of the Ministry of Health has not made public its projections for the next twenty
years. In the absence of these figures, we do not know which option will be taken between a hospital unit with 500 beds or
two to three smaller units that together will offer 500 beds. Nor do we know where this (these) unit(s) will be situated.
38
Residential development for middle-low income group at Chapman Hill
Residential development for middle-low income group at Chapman Hill
Perspective of residential development for middle-low income
In spite of this lack of information, we have decided to allocate 8 ha of land with an excellent bus service and superb
surroundings for a hospital. We have done the same for Bambous. (See Section 7.2.3)
7.2.1.1.12 Phasing
The project will be divided into three phases of 7 years each, that is, 21 years in all.
Phase 1: 2005 to 2011
59 ha for residential developments for the high, medium high, middle and middle low income
groups of which 26 ha are already being developed
28 ha for SMEs/SMIs and administrative and commercial offices.
A precast concrete factory is already operational in this area
29 ha, plus the hill, for the public parks
Phase 2: 2012 to 2018
42 ha for residential developments for the middle high, middle and middle low income groups
16 ha for SMEs/SMIs and administrative and commercial offices
7 ha for a hypermarket
8 ha for a regional hospital (eventually)
16 ha for the public parks.
Phase 3: 2019 to 2025
55 ha for residential developments for the middle high, middle and middle low income groups
15 ha for SMEs/SMIs and administrative and commercial offices
12 ha for the public parks.
7.2.1.2 Mont Roches – Roches Brunes
Two residential developments, for which the permits have been granted, totalling 15 ha divided into 340 plots.
7.2.1.3 Palma – Pierrefonds
The Western By-pass will go round Palma and Pierrefonds and then to Henrietta along the existing Bassin road.
A road linking Palma to Phoenix is one of the Government priorities. It will make access to SSR airport easier for the
western region and absorb traffic that goes at the moment via Pierrefonds and La Louise.
42
Education Park and Campus at Palma
Thus, with the opening of the Western By-pass and the Palma-Phoenix road, Palma and Pierrefonds will be integrated into
the town of Quatre Bornes.
Concerning the Médine lands, the proposed developments are as follows:
An education park around the new State Secondary School:
-
a second State Secondary School for girls
-
a Catholic secondary school
-
sports facilities
-
a business school, with halls of residence for foreign students.
Residential developments, including for Phase 1, a development on 12 ha divided into 230 plots, for which
the permits have been granted. Part of this residential development will be reserved for an eventual
extension of the old people’s home, the Cheshire Home.
7.2.1.4 West Floréal
To the west of Floréal is a portion of 70 ha belonging to Médine that has the charming names of La Vanille and Robinson.
By virtue of its intrinsic characteristics, the best use this land can be put to, is to become an extension of the prestigious
residential area of Floréal.
The land is a plateau between two river valleys, overlooking the larger plateau of Henrietta. The land slopes westwards
quite steeply but not excessively. There are magnificent views towards the mountain ranges and ocean.
The biggest drawback for both the Médine land, and the other residential developments in this part of Floréal, is
its difficult access.
Going towards East Floréal, the link is made with Queen Mary Avenue via a very narrow road that joins up with the Ligne
Berthaud at a narrow and steep crossroads. In the direction of Curepipe, the Ligne Berthaud is narrow and not asphalted
all the way. Going towards Reunion, Holyrood, La Caverne and Vacoas, the roads are also very narrow, lined with houses
and without pavements.
In order to develop La Vanille it is, therefore, imperative to liaise with the national and local authorities in order to improve
the access to West Floréal.
It should also be noted that in Floréal nearly all the shops are found on the eastern side. With the continued development
of the area towards the west, it will be necessary to open, in West Floréal, neighbourhood shops, a supermarket, bookshop,
pharmacy, etc. A portion of 3 ha has been earmarked to this effect.
Concerning the development of the largest portion which spreads between the two rivers, a residential development in
three phases is proposed. The edges of the land on the banks of the two rivers will be reserved for luxury villas, while the
44
central part will be divided into plots for small housing complexes (townhouses and apartment blocks comprising ground
floor plus two floors) and public green spaces with play and leisure areas.
Another proposal earmarks a combined residential and golf complex. The golf course would be open to both the residents
of the complex and those of Floréal and Curepipe. This option would require a more detailed feasibility study which is not
within the scope of the present study.
7.2.2 Albion, Pointe Moyenne, Bambous, Flic en Flac, Wolmar
and the villages of Cascavelle and Beaux Songes
The project proposes that the present zones of urban development, which are Albion, the factory and the distillery, Bambous,
Flic en Flac and Wolmar, become in the long run a single continuous, coherent and harmonious urban area.
This area, which, at the end of twenty years, will welcome 30,000 new residents, will include:
housing for the different income groups
facilities for international tourism
facilities for local tourism
commercial facilities
SMEs, SMIs and handicraft
tertiary education and research institutions
ICT
film, television and audiovisual studios
cultural facilities: museums, entertainment areas, multi-media libraries
health facilities
education and training facilities
police stations, post offices and telecommunications
places of worship.
The details of the proposed development are as follows.
45
7.2.2.1 Current projects
Médine is already carrying out some urban development projects in the area and has applied for government permission
for others. They are:
at Albion: three residential developments (74 ha) for the middle high income group
at Bambous: three residential developments (17 ha) for the middle low and middle income groups
at Beaux Songes: one residential development (18 ha) for the middle income group
at Cascavelle: one residential development (5 ha) for the middle low income group
at Flic en Flac: two residential developments (28 ha) for the middle high income group
at Wolmar: a championship golf course under the IRS, a resort golf course plus one residential development
(108 ha) for the high income group.
The residential development projects currently being carried out as part of phase 1 (2005-2011) represent almost a third
of the whole Master Plan.
7.2.2.2 Road networks
7.2.2.2.1 The national road network
Included in the NDS 2003, is the Bambous By-pass which will rid the village centre of the nuisance and
problems caused by the A3 road
Not included in the NDS 2003, but advisable in the short or medium term, by-passes for Beaux Songes and
Petite Rivière to rid these areas of problems caused by the traffic
Not included in the NDS, and yet necessary in the short or medium term, is a national highway linking the
Yemen fork to Petite Rivière Noire by going through Yemen which would relieve the coastal road of Tamarin
and Grande Rivière Noire of all the southbound traffic, thus removing a large part of the noise pollution and
improving road safety in these two important villages.
7.2.2.2.2 The road network proposed under this project
The Coastal Drive
A continuous coastal road will link the Albion lighthouse to the Bayside Village at Wolmar.
This coastal road already exists partly. It goes along the public beach at Albion for 800 metres and along
the public beach at Flic en Flac for 1.7 kms. The part that needs to be created will extend to 2 kms along the
coast beside a public park and stop at its southernmost tip at the public park in the residential development
of Bayside Village.
The intermediate road
Running parallel to the national A3 road between Petite Rivière and the Papayes Bridge over the Rivière du
46
Rempart, this road will use part of the old railway line. It will restrict the urban development to the east and
feed a future development zone (beyond 25 years) - presently the Wolmar hunting grounds.
The land earmarked for this road should include a reserve for a clear run for a new public urban transport
system (bus or tramway).
The crossroads
-
Opposite Chébel road, a link on the old railway line would connect the intermediate road at the junction
with Belle Etoile and the motorway at Sorèze
-
Simonet Road, which is too narrow, must be widened
-
St Martin Road must be altered to come out on the A3 opposite the road to Albion with either a
roundabout or traffic lights
-
A new transverse road should go from the Bambous By-pass to the Coastal Drive
-
The two existing roads (old and new) leading to the Médine factory will be extended to reach the
Coastal Drive
-
The present access road to Flic en Flac will continue to function but will be less congested because of
the other main roads.
7.2.2.3 Waste water management
The Government of Mauritius has decided that the waste water from Flic en Flac and Bambous will be treated by the
present treatment plant at St. Martin and the waste water from Albion by the Mont Jacquot plant.
The treated water from St. Martin will be fed back into the existing irrigation system for agriculture.
The Coastal Drive from Wolmar to Albion would be the ideal route for the main collector pipe with its lifting stations. The
water would be sent back to St. Martin along the bottom ditches of the Albion road.
The big hotels already have their own water treatment plants and use the treated water to irrigate their grounds. They are
not concerned by the public waste water system. The same goes for the planned golf courses.
7.2.2.4 The public parks
The project proposes wide grassed spaces for the public, which will need to be properly looked after. The parks should be
properly landscaped so as to make the most of the views and rich local vegetation. They should include a network of cycling
tracks and pedestrian ways for walkers and joggers, sports pitches (minifoot, volleyball, basketball, pétanque, tennis, etc.),
snack bars and kiosks, restaurants, open-air theatres. The parking areas, public toilets, kiosks, restaurants, picnic areas, etc
should be discreet and aesthetic to respect the green and mineral character of the landscape.
The leisure parks will be situated along the sea front (2 kms wide and 100 to 200 metres across) and along the river valleys
that are already beautifully planted.
The creation and maintenance of these parks will generate both skilled and unskilled employment.
47
7.2.2.5 The residential developments
The residential developments have been designed to satisfy the requirements of all levels of the population in all the phases
of the project. They include spacious roads with pavements and trees planted along the main avenues. Zones for local
shops will also be provided. Land for sale for flats and townhouses will be included as the demand for this type of housing
is greatly increasing.
The illustrations of two developments, one for the high income group, Bayside Village, and the other for the middle high
income at Albion show the spirit in which the residential areas will be developed.
7.2.2.6 Information and Communication Technologies (ICT) –
Tertiary education and research linked to ICT
Several zones have been earmarked for ICT use.
7.2.2.7 Private university
The Government is favourable to accrediting private universities in Mauritius (Budget Speech 2004). An area large enough
to house a campus and residence halls for foreign students has been earmarked.
7.2.2.8 Audiovisual production
Film studios from India are increasingly choosing Mauritius as a location. Space has been identified within the urban
development for facilities linked to the film industry. These facilities will be available to film-makers from India, Mauritius
and the countries in the region.
7.2.2.9 Shopping centre
The new consumer habits adopted by Mauritians impose the setting up of hypermarket shopping centres that serve a
whole area. A portion of land of 21ha at the Flic en Flac–A3-Palma Quatre Bornes crossroads has been identified for this
development. It includes the ruins of an old stone tower that could be kept and used as part of the architecture for the
complex. The building of this shopping centre would be an opportunity to replace the existing dangerous junction by a
properly designed round-about.
7.2.2.10 Bambous, the factory area and the distillery
In the westward extension of Bambous, the project provides for areas dedicated to training (hotel trades, landscape
gardeners, gardeners, building trades, etc), handicraft, SMEs and SMIs, market gardening and flower nurseries. Activities
will be developed around the sugar factory and distillery for tourists and Mauritians: guided tours of the factory in
operation and the distillery, showroom and sale of their products and by-products, showroom and sale of products from
the area such as handicraft, creative arts and home-made foodstuffs, weekly markets. Cultural activities produced and
performed by the local inhabitants that would interest both tourists and Mauritians will be set up in this zone.
Chapter 9 of this report gives the details of these activities.
48
Detail of Bayside Village
Residential Development for High Income Group
See detail
Detail of Terres d’Albion
Residential Development for Middle Income Group
New scan of
Terres d’Albion PLAN
HERE
See detail
Perspective of Terres d’Albion Commercial Centre
7.2.2.11 Regional hospital and health centres
The sixth regional hospital for the island is to be built at Bambous. As we have seen in the section on Beau Bassin, the
planning department of the Ministry of Health has not made public its projections for the next twenty years. It is not yet
known whether the future hospital at Bambous will be a 500-bed institution and therefore big enough to cover the needs
for the next twenty years, or something smaller such as the hospital at Centre de Flacq.
In the absence of these figures we have chosen to identify a portion of land of 8 ha in the extension zone of Bambous
for a hospital. The ideal site would be between the Bambous By-pass and the A3, in the same area as the Germain de
Commarmond Stadium. However, this land does not belong to Médine.
Health Centres in the north of the District are insufficient in number. Patients have to go for treatment at the Rivière Noire
Health Centre. Albion does not have a Health Centre. It is necessary to reserve a site for a health centre at Albion, and
enlarge the ones at Bambous and Flic en Flac.
7.2.2.12 Private clinic
There are at present 16 private clinics in Mauritius, with a total of 585 beds. This represents an average of 37 beds
per clinic.
At the national level, the number of inhabitants per bed in a private clinic is 1950. If one considers the projected increase
of 210,000 inhabitants over the next twenty years, 110 additional beds will be needed in the clinics. This represents the
need for two or three new clinics to cater for this increase.
All the clinics in the country are situated in the conurbation between Curepipe and Tombeau Bay.
Outside Plaines Wilhems, the two districts that will experience the biggest population increase will be Black River and
Pamplemousses.
The population that is presently migrating towards Black River is largely the well-to-do and middle classes. The region also
has a large number of residences for international and local tourists.
Therefore, setting up a private clinic in the district is justified and it is proposed to reserve land at Beaux Songes for
that purpose.
52
Craft Market at the westward extention of Bambous
7.2.2.13 Phasing
The project will be implemented in three phases of 7 years each, that is, a total of 21 years, as follows.
Phase 1: 2005 to 2011
Phase 1 is almost completely concerned with projects that have already started.
In the next seven years, 630 hectares will be converted from agricultural land or hunting grounds into urbanised zones.
At the moment, 150 hectares are under cane cultivation.
235 hectares will be earmarked for residential developments for all levels of the population, of which 74 ha at Albion,
40 ha at Bambous, 13 ha at Flic en Flac and 108 ha at Wolmar, catering for a new population of about 9,000 persons.
The projects that will generate the most opportunities for permanent employment are:
the Club Méditerranée
the championship golf course
the resort golf course.
The public green spaces will cover 15 hectares.
Phase 2: 2012 to 2018
Under this phase, 523 hectares will be urbanised, of which 364 hectares are presently under cane cultivation.
The same amount of land for residential purposes as in Phase 1 has been identified, that is, 235 hectares of which 142 ha
at Albion, 20 ha at Flic en Flac and 29 ha at Plaine St Pierre, catering for a resident population of about 9,000 persons.
The projects that will generate the most opportunities for permanent employment are:
a hospital (on 8 hectares of land that does not belong to Médine)
a zone for the ICT companies and certain training activities linked to ITC
a private university accredited by the Government of Mauritius, including its own research institutes
a film and television studio.
The above projects will occupy 35 hectares in Phase 2 and develop further in Phase 3.
A marina: a basin covering 4 ha for the boats, with approximately a hundred luxury apartments for
international tourists in 11 ha of garden, within the framework of the IRS, with direct access to the quays,
a luxury quayside restaurant open to both the residents in the apartments and outside clientele, a yacht
club for all the users of the marina with repair and maintenance workshops for the boats
23 ha for a handicraft village, training activities and SMEs and SMIs
23 ha for flower nurseries and market gardening
The public green areas will occupy 173 hectares, of which more than half will be between the Coastal Drive and the coast.
54
Proposed Marina (IRS) at Pointe Moyenne
Aerial view of Marina at Pointe Moyenne
Perspective of Marina at Pointe Moyenne
Phase 3:
2019 to 2025
Phase 3 will cover 520 hectares of which 450 are presently under cane cultivation.
Under this phase 231 hectares have been identified for residential developments catering for all levels of the population,
196 ha at Plaine St. Pierre and 35 at Flic en Flac, catering for a resident population of about 9,000 persons.
32 ha are earmarked for the ICT companies, tertiary education and research, cinema and
television studios
17 ha are earmarked for the SMEs and SMIs, the handicraft village and training activities
28 ha are earmarked for flower nurseries and market gardening.
The public green areas will occupy 215 hectares.
Table showing urbanised zones, type of occupation and phasing
together with area of converted cane-growing land for each phase.
Zone & use
Phase 1
2005 - 2011
in hectares
Phase 2
2012 - 2018
in hectares
Phase 3
2019 - 2025
in hectares
TOTAL
Phase 1 to
Phase 3
The Western Limit of Plaines Wilhems from Beau Bassin to Floreal
Residential developments
86
54
67
207
Activities
26
37
15
78
Public green spaces
29
14
12
55
141
105
94
340
83
83
82
248
Sub-total
Sugar cane converted
The Coastal Part from Albion to Wolmar
Residential developments
235
186
281
702
Activities
183
112
77
372
International Tourism
211
20
0
231
Public green spaces
15
173
215
403
Sub-total
644
491
573
1708
150
314
500
964
TOTAL
785
596
667
2048
233
397
582
1212
58
7.3
Eco-tourism: Casela, Yemen and Bassin
Mauritius has built its tourism industry on the exceptional quality of its coastal areas: white coral sand beaches, sunshine, pleasant
air and sea temperatures throughout the year, protected lagoons, a breathtaking coral reef, an open sea full of fish. Climate wise it
has the additional advantage of offering in the opposite season for visitors from the northern hemisphere.
However, for the past few years, the tourists are no longer simply satisfied with just seaside leisure activities. They are looking for
other cultural, sporting and educational activities. To satisfy this change in demand, all the natural, cultural and human resources
in the country must be explored, in particular eco-tourism, which can be defined as the discovery of the mineral, animal and plant
kingdoms away from the polluted inhabited zones.
At the local level, Mauritians of all social classes who have always had a great love for days at the beach or seaside holidays are
increasingly being attracted by hiking and excursions in the hinterland. This can be seen through the great increase in the number
of visitors of all ages to the Casela Nature Park and to the Black River Gorges.
In this respect, Médine has some exceptional assets:
the mountain range at Yemen: more than 4,000 hectares of savannah, scattered with acacia trees,
free of any urbanisation, and with extensive views of the ocean
the northern side of the Rempart and Trois Mamelles mountain range as far as Bassin
the western side of the same range going down to the Casela Park and, between the two, the gorge
of the Rivière du Rempart.
7.3.1 What already exists
7.3.1.1 Casela Park
The Casela Park has been a tourist attraction for over twenty years for both local and foreign visitors. Situated on the
edge of a hill covered with a rich tropical vegetation, Casela was at first an animal park and zoo. Its collections of animals
and plants have been constantly enriched with local species and imported ones. 1500 birds, fruit bats, deer, monkeys
and other imported mammals such as antelopes and zebras are shown to the visiting public by means of the Safaris Bus.
Hiking expeditions on foot, mountain bikes and quads on the slopes of the Rempart mountain are also organised. As the
expeditions only last a few hours, there is no need for lodges in which to spend the night. Casela also offers mountainclimbing with professional guides, and swimming in rivers.
7.3.1.2 Deer hunting
Deer-hunting is a tradition in Mauritius. Médine has a series of organised hunting grounds spread over the Yemen area.
It is only recently that the decision to open this sport to foreign hunters was taken. This activity needs to be
developed further.
59
Eco-tourism at Yemen
7.3.2 Future developments
In addition to the development of hunting for foreign visitors, photo safaris and trekking for visitors of all ages could also
be organised in the mountainous Yemen area.
This will require a detailed study of the potential attractions of the site, which would lead on to the creation of a network
of hiking paths, lodges and safe houses in the most noteworthy sites. Coordination of these facilities with the hunting
activities during the season will be required. The existing trails need to be improved to allow minibuses to go through.
New trails will need to be created. New lodges would benefit from sunsets and sunrises which are privileged moments for
nature-watchers.
The main concern will be to ensure the appropriate levels of safety and comfort for tourists, while harming as a little as
possible the natural majesty of the sites.
The local public could also enjoy these facilities with special prices being offered during the low season.
7.3.3 Regenerating indigenous and endemic forests
It is currently known that Mauritius has retained only less than 2% of its original indigenous forest.
Considering the enormous eco-tourism potential of the Yemen valley and surrounding mountain slopes, it is strongly felt
that serious consideration should be given to the regeneration of the indigenous vegetation in this area.
The conversion of the existing small sugar–cane fields of the Yemen valley into forests would certainly add interest and
beauty to the area and could be an early start to a long term project. Eco-tourism will greatly benefit from such action.
61
Master Plan - Phase 1
Master Plan - Phases 1 & 2
6
1. Activities at Casela Park
2. Quad-biking at Yemen
6. Breathtaking views
1
2
High
potential
for tourism
development
7
3. Eco-tourism in the Yemen area
4. Trekking in the mountain gorges
4
5
5. Grazing grounds to be converted to other uses
7. The coast from the old stone quarry towards the south
Mé dine Mas te r Plan - Ne eds and P r opos als
8
Development Initiatives
8.1
Integration and social engineering . . . . . . . . . . . . . . . . . . . 66
8.2
Levels of integration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
8.3
8.2.1
Fondation d’Aide à l’Integration Citoyenne . . . . . . . . . . . . . . 66
8.2.2
Job insecurity: training and redeployment. . . . . . . . . . . . . . . 66
8.2.3
Médine Capital Venture Fund . . . . . . . . . . . . . . . . . . . . . . . . . 66
Partnership: principles and procedures . . . . . . . . . . . . . . . . 67
8.1
Integration and social engineering
The master plan is founded on a development philosophy that, in turn, is based on the concept of integration. The integration of the
present and future populations in the development process in the area requires a fully-fledged plan of social engineering. This plan
would aim at matching the opportunities that the implementation of the master plan will generate, such as economic activities,
service activities and public services, with the capacities and possibilities that the populations in the zone will have to participate
actively in, and benefit from, this development.
8.2
Levels of integration
The socio-economic profile of the populations in the area, the social and economic situation, and the potentialities of the master
plan require a multi-tiered plan, with each tier corresponding to a target population with specific needs, to ensure the practical
application of the integrated development approach. Four levels of integration can be seen:
integration of social outcasts
integration of new arrivals on the labour market
conversion of those who need/wish to be redeployed: VRS, retrenched workers from the free zone;
promotion of initiatives aiming to develop micro-enterprises and SMEs.
8.2.1 Fondation d’aide à l’intégration citoyenne
Médine could take charge, at least partly, of the first level of integration. This would make the social policy of Médine go deeper
with the setting up of a ‘Fondation d’aide à l’intégration citoyenne’ (FAIC: Foundation for the support of community integration).
The objective of this foundation would be to give financial support to those initiatives aiming to help the excluded populations
in the area. It means intervening at grassroots level with a global perspective in order to reduce all forms of exclusion, be they
economic, political, cultural or social. It would be advisable to include as far as possible, in this development plan the inhabitants of
Bambous, Cascavelle, Beaux Songes, Albion, Flic en Flac, Henrietta and Chebel, and to create in this zone through this initiative a
space for social progress. The FAIC would be one of the specialised tools for the integration plan. All the aspects of this foundation
for integration (its setting up, structure, legal status, functioning, charter, fields of action, human resources, financing options, types
of partnership) have been studied in detail, drawing inspiration from what has been done elsewhere, while respecting the specificity
of Médine, the particular features of the MMP and the social and economic particularities of the area.
Once it has been officially set up, the FAIC would study the list of proposals described in Chapter 9 to decide what to do for
those proposals that qualify for this type of aid. The sociological surveys carried out in the villages in the area brought to light the
inhabitants’ needs and their expectations with respect to the development process. An ‘exclusion list’ will be drawn up to determine
the priorities for financing. Education and training should be the two priority areas of intervention.
Mé dine Mas te r Plan - De velopme nt Init iat i ves
66
8.2.2 Job insecurity: training and redeployment
The economic transition, with the restructuring of the traditional sectors and the emergence of new sectors, is causing a serious
unemployment problem. The issue of employment, or rather of employability, needs among other things adequate and appropriate
training. Unemployment is hitting both newcomers to the labour market and those who are victims of restructuring. The Médine
area is affected by these social and economic trends, which explains the series of proposals concerning education and training
for new trades. Médine could contribute to these initiatives in several ways, through the FAIC or in partnership with one or more
organisations. As an operator involved in new activities such as the IRS and eco-tourism, Médine could start education and training
programmes in these activities.
8.2.3 Médine Capital Venture Fund
It is becoming increasingly apparent that the future of Mauritius depends on the emergence of a new type of entrepreneurs who
seek initiatives, and are willing to take risks. Moreover, the trend today is for firms to concentrate on their core business and
source out a certain number of services and other activities. The Master Plan has a high potential to encourage the emergence
of entrepreneurs in various sectors of activity. Médine could contribute to developing small entrepreneurs by sourcing out those
services that are linked to the operations that come under its responsibility, for example the IRS, and by setting up a Médine
Capital Venture Fund (MCVF). The objective of the MCVF would be to provide financing to the SMEs/SMIs in the area in addition
to the traditional sources of finance. This financing would be targeted in that it would be used to help projects that fit in with the
development philosophy underlying the MMP. The MCVF would, therefore, be a privileged instrument, different from the FAIC, to
foster integrated development.
The institutional structure to manage this Capital Venture Fund, the mode of functioning, the type and size of projects that would be
eligible for financing, the selection process, the composition of the project evaluation panel, the mode and conditions of financing,
the profile of beneficiaries and a charter are being worked out.
8.3
Partnership: principles and procedures
Most of the initiatives and projects of this integrated development plan, would be realised using the principle of partnership between
Médine and other actors in the development process, at both national and regional level. Partnerships could be set up with the
Government, a ministry, the future municipality of Black River, private operators both in the area and at national level, and the NGOs.
67
Mé dine Mas te r Plan - De velopme nt Init iat i ves
9
Needs & Proposals
9.1
The residential proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
9.2
Economic proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
9.3
9.2.1
Agriculture and fishing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
9.2.2
Tourism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
9.2.3
Industry and SMEs/SMIs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
9.2.4
Commercial, Services, Handicrafts . . . . . . . . . . . . . . . . . . . . . 74
Education and training . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
9.3.1
Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
9.3.2
Action to be taken . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
9.4
Health infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
9.5
Administrative infrastructure and equipment . . . . . . . . . . 79
9.6
Culture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
9.7
9.8
9.9
9.6.1
Infrastructure and equipment . . . . . . . . . . . . . . . . . . . . . . . . . 80
9.6.2
Event organisation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Leisure facilities and green spaces . . . . . . . . . . . . . . . . . . . . .81
9.7.1
Leisure facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
9.7.2
Green spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Natural and historical heritage. . . . . . . . . . . . . . . . . . . . . . . 83
9.8.1
Natural heritage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
9.8.2
Historical heritage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
Multi-purpose areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
9.9.1
Training area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
9.9.2
Culture area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
9.9.3
Market area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
9.9.4
Mill area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
Introduction
The proposals made in this chapter are the fruit of various studies, meetings, a vision of what is done elsewhere, of a reflection. They
are of two types. Some are policy-based and would be carried out by Médine alone or with one or more partners, while others are
more physical, in that they entail building something in a given place. Some of the proposals of the second type have already been
mentioned in Chapter 7.
The proposals have been divided into three categories. The first category concerns those proposals that are considered essential
within the framework of a truly integrated development strategy and, as such, form the basic frame for the strategy. The second
category concerns those important proposals for which the implementation is strongly recommended, and finally the third category
concerns those proposals which require further in-depth study. This hierarchy and the phasing for the implementation of proposals
are not given here because they must be discussed in detail when the MMP is implemented and must take into account the attitude
of the other stakeholders with regard to those proposals that do not depend only on Médine.
9.1
The residential proposals
One of the essential components of the Master Plan is the areas reserved for different types of housing. A market survey that
was carried out especially for the MMP as well as the demographic projections and the migratory trends show that there is a real
demand. Therefore, Médine could continue its policy of creating residential zones for the different segments of the population.
The proposals are:
residential areas in the extension of Mont Roches and Chebel at less than Rs1315/100m2 (Rs5000/toise)
in plots of 190 to 380 m2 (51 and 100 toises)
residential areas at Flic en Flac (to be given priority), at Albion and Roches Brunes (already started) in a price
range of Rs1315/100 m2 to Rs2105/100m2 (Rs5000 to Rs8000 per toise). The size of the plots should
be between 190 and 570m2 (51 to150 toises)
residential areas at Flic en Flac and between Médine and Albion in a price range of Rs2105/100m2
to Rs2630/100m2 (Rs8000 to Rs10000 per toise) in lots ranging from 250m2 to 570m2 (66 to 150 toises).
In addition to these residential areas, Médine could offer portions of land for squatters, who number between 80 and 200 families,
on the banks of La Ferme reservoir as part of the national policy for low-cost housing and in consultation with the
authorities concerned.
Concerning low-cost housing, according to the NDS of April 2003, the construction of 438 low-cost housing units in the north of
the Black River district until 2006 would require about 14.6 hectares, with 30 units per hectare. Médine could continue its policy of
selling land at a nominal price to the State for this purpose.
69
9.2
Economic proposals
The land development plan aims for an optimal socio-economic use of the land to ensure the development of both traditional
activities and new ones that will generate employment and wealth. Socio-economic integration needs support mechanisms
and structures to foster the development of SMEs and SMIs. Some of them will have interdependent relationships with
large firms, both old and new, in the area and elsewhere. In addition to the traditional sectors, the economic development
of the Médine area must be built on new openings and economic sectors.
9.2.1 Agriculture and fishing
9.2.1.1 Sugar and market gardening
Agriculture in all its forms remains an essential part of the Master Plan, even though it loses its pre-eminence. Médine had
already prepared an agricultural project that is now integrated into this Master Plan.
Médine will continue to grow sugar-cane to produce different types of sugar and also ethanol. It will also continue its
ambitious project for agricultural diversification, which is already giving convincing results, with market gardening as a
major component.
Thus, Médine could increase the area used for market gardening, as provided for in its agricultural project. The cultivation
of these additional surfaces could be done by Médine or by individual vegetable growers.
9.2.1.2 Orchards and nurseries
The orchards and nurseries at Médine produce already more than a hundred different types of plants. It is proposed that
the number of nurseries and greenhouses is increased and that Médine goes into horticulture, in particular orchids and
palm trees. Diversification in fruit production could also be envisaged, for instance kiwis and pineapples. These fruits could
then be the start of processing activities for juices, crystallised fruits, jams, etc. Moreover, the IRS would be a market not to
be missed for ornamental plants and flowers. The jobs thus created would first be offered to the VRS beneficiaries, which
would help their conversion into new income-earning activities.
9.2.1.3 Production of medicinal and cosmetic plants
Local production of medicinal and cosmetic plants is still very limited. This is a form of non-food agricultural diversification
which requires technical support and processing equipment in which Médine and other operators could invest.
9.2.1.4 Forestry
Médine is already involved in forestry for the local market. Wood could be a growth sector through its multiplier effect
(sawmills, building, furniture). Médine could maintain and even expand the production from its managed forest. Moreover,
a managed forest is a very pleasant place for people to relax in and enjoy leisure activities.
70
9.2.1.4 Fish farming
Fish-farming, that is, the breeding of fish for commercial purposes, can be done in either the sea or special ponds. Breeding
in the sea requires special infrastructure, a sort of marine enclosure, which can be costly. Specialised training of the labour
force is necessary. But from the ecological standpoint, the methods and techniques disturb only marginally the marine
environment. The most common species are yellow and red tuna fish, but other pelagics and shell-fish can also be bred. If
the results of a feasibility study are conclusive, then Médine could envisage launching this activity.
9.2.1.5 Animal breeding
Médine has two companies engaged in breeding activities: SODIA, which is specialised in pig-rearing for the local market,
and BIODIA, which is specialised in the breeding of monkeys for export. However, the main activity at Médine is the
breeding of deer. These breeding activities could be expanded and intensified and other types of breeding envisaged, such
as sheep and bees.
9.2.2 Tourism
9.2.2.1 Resort tourism
The Médine lands stretch along a large part of the west coast. This part of the coast, in particular at Wolmar, is experiencing
major developments in resort tourism. Further developments are expected with the building of a new hotel, the Club
Med at Albion, and an IRS, the Tamarina Golf Estate at Tamarin. It is expected that other more classic hotel and tourist
infrastructures will be set up in the area.
9.2.2.2 Eco-tourism and inland tourism
In addition to its coast-line, the Médine area has many other tourist attractions that are still under-exploited in the hinterland,
such as lakes, rivers and some magnificent natural beauty spots. It is also very close to the national nature park.
It has, therefore, an unquestionable potential for inland tourism. The Master Plan proposes that the potential for ecotourism in the area is developed in an optimal manner by looking at what is already done elsewhere and using the
conclusions to studies that should be undertaken to identify the nature and size of the demand for this type of tourism, as
has already been stated in Chapter 7.
The development of eco-tourism in the area requires infrastructures that need to be installed, and activities that need to
be identified.
9.2.2.2.1 Infrastructures
It would be possible to build a certain number of chalets, lodges and safe houses, as well as catering facilities. These light
structures should be integrated into the natural landscape without upsetting it. This type of development would certainly
interest international tourists, and a local market for this sort of eco-tourism already exists.
71
2
1. Economic activity:
stone crushing
2. Commercial activities
on the main street
3. There is no market
place in Bambous
6. Few amusements
for youngsters
7. Service facilities
8. Handicrafts for sale
next to a hairdresser
6
1
8
3
4
Bambous
the centre of
Black River
district
10
4. The main street
5. Bambous is an
administrative centre
5
9. A small workshop on the main street
10. The industrial zone on Geoffroy Road
9
9.2.2.2.2 Activities
Deer hunting has been expanded in the hunting grounds at Médine by offering it to occasional hunters, including tourists.
Its practice could still be developed more.
The rivers, streams and pools could be places to relax in for fishing enthusiasts. Welcome centres and access facilities to
reach the fishing sites could be developed, while ensuring the ecological equilibrium of the area.
Certain natural sites in the hinterland, from Cascavelle to Magenta, from Rempart Mountain to Trois Mamelles, and up to
the edge of the natural park in the Black River Gorges, conceal possibilities for walking and hiking with wonderful views. It
is proposed to include them in a discovery tour of natural sites, which would be the continuation of the natural park. This
would require the preparation of trails and tracks with proper markings and sign-posting and the training of professional
guides. A parking area, catering facilities and toilets would be necessary at the starting-point of the tour.
9.2.2.3 Local tourism
The installation of open air spaces, picnic areas and camping sites equipped with water and toilets is proposed. This type
of installation targets more particularly Mauritians.
9.2.3 Industry and SMEs/SMIs’
The proposals for industry and SMEs/SMIs for the next twenty years comprise three main directions: the setting up of
another industrial zone and a ICT zone in the area; initiatives to encourage the emergence of SMEs and SMIs, of which
there are a certain number already in the area; and initiatives to encourage the application of the concept of clustering.
9.2.3.1 Initiatives in favour of SMEs/SMIs
9.2.3.1.1 Sub-contracting and clustering
The SMIDO has identified growth areas for SMEs and SMIs. Médine could take into consideration the study made by SMIDO
to foster the setting up and emergence of SMEs and SMIs in the various sectors that have been identified. Moreover,
Médine has experience that could be used in developing sub-contracting and clustering. In clustering, firms agree to
collaborate on a certain number of initiatives and projects that are mutually beneficial. By working in clusters, SMEs are
more likely to develop their activities, have access to different markets and offer new opportunities for employment than
when they work on their own. They can, for example, have a common brand name and share the same marketing image.
Bigger contracts can be won by small firms working in a cluster, whereas individually they would not have succeeded.
The National Productivity and Competitiveness Council (NPCC) has a clustering programme that aims to push groups of
firms to work together. Clustering can have interesting potential in agri-business and handicraft.
73
9.2.3.1.2 Médine Capital Venture Fund
Another initiative that could be launched as part of the implementation process of the Master Plan is the Médine Capital
Venture Fund, which would be a tool at the service of this philosophy of socio-economic integration that goes towards a
democratisation of economic structures. In this case, small businesses will profit most.
To encourage an optimal development of the agricultural diversification that Médine has introduced, it is proposed to
facilitate the setting up of local SMIs and so create an industrial chain that will generate employment. These SMIs could
operate in several fields such as packing vegetables and fruits or processing these products into purées and jams.
By outsourcing certain activities, Médine could foster the creation of a network of SMEs in the area and so help create
new jobs. For instance, small local firms could take on the production of labels for the bottles of Médine rum, packaging
activities, the setting up of greenhouses, from which the plants would be used to decorate the villas in the IRS, at Bayside
Village and in the residential zones. In this way, these SMEs would get a new source of income.
9.2.3.2 Infrastructures
9.2.3.2.1 Creation of a SME village
With respect to physical development, Médine plans to create a SME village (See Chapter 7). The 2004 Budget, which
emphasised the need to facilitate the creation of SMEs in Mauritius also proposed the setting up of a SME village elsewhere.
By setting up such a village, Médine would offer encouragement to entrepreneurs to come into its area and so create a new
and dynamic pool of jobs. As noise pollution is a problem that the neighbours of certain SMEs often encounter, Médine
could envisage reserving an area especially for SMEs engaged in noisy activities (metal workshop, sawmill, garage, etc)
9.2.3.2.2 ICT zone
An ICT zone is also proposed. (See Chapter 7)
9.2.4 Commercial, services and handicraft
The current state of the area and the ongoing trends will make necessary the construction of a certain number of facilities
to house commercial and handicraft activities. The proposals are given below.
9.2.4.1 Heavy infrastructure
The construction of shopping centres in the area that would service the populations living between Albion
and Black River, even the whole district (See Chapter 7)
The construction of a market place at Bambous, where the lack of a proper selling area for fruit, vegetables,
meat and fish is greatly felt. This space could also be a place for small planters and fishermen to sell their
goods. Médine could release the necessary land and even contribute to its building. Around the market place
and in the multi-purpose space which is proposed further on, a big weekly fair could be held where there
would be a flower and plant corner, a textile corner and a food corner (gateaux piments, alouda, etc). This
74
would help give an identity to the village and also become over the years an attraction for tourists residing in
the nearby hotels or elsewhere.
9.2.4.2 Light infrastructures
The Master Plan has also identified the need for some light infrastructure for services, commercial activities and catering.
These needs are:
a bank and an ATM at Albion and Beaux Songes respectively
a bakery and cake-shop at Bambous and Mont Roches
a cybercafé and a photocopy and fax corner in those places where there are not any, as access to the
Internet together with photocopying and fax services are necessary for a host of activities, be they
administrative, professional or leisure
a post office at Albion and at Mont Roches as their inhabitants have to take the bus and make long journeys
to go to the post office, which is very inconvenient, particularly for elderly people and mothers. In these two
cases, Médine could release land for the construction of a post office or sub-office.
Generally, people expect that when a new residential area is being developed, space is earmarked for various services such
as banks, a post office, photocopying, fax, etc. to help the residents and people living nearby.
9.2.4.3 Shops and services at Bambous
9.2.4.3.1 Shopping
The population at Bambous suffers from the lack of shops and commercial activities, which would also become an
attraction for tourists travelling along the Bambous road and an opportunity for them to discover the village, for example
souvenir shops, typical restaurants, tables d’hôtes. It is proposed to reserve a portion of land where these activities could
be set up.
9.2.4.3.1 Bus station
There is no bus station in the region, a lack of which the population would like to see corrected. Médine could release land
to the National Transport Authority (NTA) to build a proper bus station.
9.2.4.4 Handicraft
The creation of a craft market is proposed. It will be a place to show Mauritian products, and artists from the area could
also make their products and sell them on site. This would create a special atmosphere and encourage interaction with the
buying public or visitors. This proposal could benefit from a collaboration with the National Handicraft Promotion Agency
(NHPA) which is looking for land on which to build a craft gallery and a craft market.
75
2
1. Economic activity:
stone crushing
2. Commercial activities
on the main street
3. There is no market
place in Bambous
6. Few amusements
for youngsters
7. Service facilities
8. Handicrafts for sale
next to a hairdresser
7
6
1
8
3
4
Bambous
the centre of
Black River
district
10
4. The main street
5. Bambous is an
administrative centre
5
9. A small workshop on the main street
10. The industrial zone on Geoffroy Road
9
9.3
Education and training
The realisation of the philosophy of integrated development underlying the Master Plan depends on satisfying needs in education
and training. In both areas, the distinction must be made between the needs in infrastructure and equipment and the initiatives
to be undertaken to help and support education and training programmes at different levels and in different localities. Concerning
the first category, the Master Plan proposes that Médine contributes to the item ‘land’. With respect to the initiatives to support,
following the studies undertaken, a list has been drawn up on which the FAIC will work in consultation and partnership with
other stakeholders.
9.3.1 Infrastructures
Concerning the infrastructure and equipment, the following needs have been identified for which Médine could contribute
partly or entirely to their satisfaction.
9.3.1.1 A portion of land of 0.5 ha for government pre-primary school at Bambous
The government pre-primary schools in Bambous are all overcrowded with 40 to 45 pupils per class. The other schools in
the area are fee-paying. Therefore there is an urgent need for another government pre-primary school in Bambous.
9.3.1.2 Land for a fee-paying school at Albion
The middle-class and well-to-do families choose the private school system to educate their children. Therefore, provision
could be made to allocate space for a private primary school for the inhabitants of Tamarin and the new residential areas
at Albion and Flic en Flac.
9.3.1.3 Land for a secondary school for girls
A portion of land measuring 2.5 ha at Palma is required to build a secondary school for girls (Forms 1 to 5). At present, to
finish their schooling up to Form 6, the pupils go mainly to the Plaines Wilhems and Port Louis.
9.3.1.4 Land for a private school at Palma
The Catholic diocese has requested some land on which to build a school. Médine could allocate land for this at Palma.
9.3.1.5 Land for the construction of a training centre at Palma
The DCDM Business School has also requested a plot of land on which to build a big training centre for Mauritian and
foreign students. Médine could also supply this land and so create an education and training zone at Palma.
77
9.3.1.6 Land for a training centre
A training centre in housekeeping and hotel trades, which would run courses for cooks, waiters, floor technicians and
home helps, courses leading to the IVTB and Hotel School examinations, courses in sewing and embroidery. This centre
would have two objectives. Firstly, it would help to improve the quality of the daily life of the inhabitants and optimise the
use of their family budget so that they will be more autonomous. The inhabitants want to follow courses in cookery and
sewing, which could be grouped together at this centre. This training could help to realise the concept of ‘home industry’.
The second objective concerns training with the award of a certificate upon completion for the young outcasts from the
school system who have only Form 2, 3 or 4, as normally, entrance into the hotel school requires the SC or HSC.
It is also important to insist on the training of qualified housekeepers for the high-class hotels and IRS villas, as they will
have to mix with and work for visitors of many different cultures and so with different expectations.
9.3.1.7 Land for a school for horticulture and gardening
This school would respond to the need to make more professional certain trades that are linked to a development plan based
on a green urbanisation for the area, with its residential areas, IRS, golf courses, etc. (Bayside Village, Tamarina Golf Estate,
hotels). The conversion of certain beneficiaries of the VRS is recommended to satisfy the personnel needs for the IRS.
9.3.1.8 A school for nurses and midwives
Medical and paramedical staff are in great demand in Europe and elsewhere. Mauritian male and female nurses are also in
great demand and many of them find work abroad. A nursing school could be set up in the area for which Médine could
make available suitable land to the institution that wishes to take the initiative of starting such a school. There is already a
proposal for a nursing school that has not been given the go ahead by the authorities because of the lack of places in the
regional hospitals for the practical training.
9.3.1.9 A university campus
Several private universities are represented in Mauritius. The University of Technology Mauritius (UTM) will be housed on
the land at Highlands. The authorities’ wish to turn Mauritius into a knowledge hub and the needs in tertiary education for
the next twenty years are behind the proposal to create a tertiary education zone for non-technological fields of study.
9.3.2 Education and training initiatives
The sociological surveys have identified a list of initiatives and measures to be taken at all levels of education and
training. These measures target populations with different profiles. The same surveys have also listed all the associations,
organisations and individuals in the zone and/or who are active in the area. Once it is established, the FAIC would work
towards partnering with these forces in the civil society.
With respect to education, the list of needs ranges from supplying the books and stationery that the children attending
Cascavelle school need, providing meals and transport for deprived children, to paying the salaries of the staff specialised in
78
school counselling. The initiatives to be undertaken in training are just as varied. Given that the FAIC is linked to the MMP
that goes over a period of twenty years, a strategy to support initiatives at the level of the individual links as well as for the
entire chain is proposed. Moreover, social engineering is achieved through the support of long-term projects.
9.4
Health infrastructure
9.4.1 Regional hospital
Improved access to medical care is one of the demands coming from all the population in the area. The cost of transport
and the distance with respect to the regional hospitals make access to treatment very difficult. Given the current situation,
the Ministry of Health is planning to build a regional hospital at Bambous soon. The MMP believes that, in the light of the
projected population increase in the area, a second regional hospital will be needed within the next twenty years, and has
allocated a space for this purpose. (See Chapter 7)
9.4.2 Other proposals for health infrastructure
A private clinic at Cascavelle for the inhabitants of Tamarin, the new inhabitants of Albion and Flic en Flac,
depending on a market survey to determine the feasibility of such a project.
A medical centre for a general practitioner, physiotherapist, dentist, ophthalmologist, speech therapist and
psychologist. The presence of health professionals in the area will be increasingly useful as the population
expands. This medical centre would be situated in either the shopping centre proposed in 7.2.2.9 or the
proposed private clinic.
A day-care centre for elderly people situated near to Bambous. As the population ages, the need for such
centres to look after elderly people will increase. This centre could form part of the overall policy for
healthcare for the elderly.
9.5
Administrative infrastructure and equipment
The reforms in local administration and the changes that the socio-economic development will bring to the region require new
administrative infrastructure and equipment.
9.5.1 A new town hall
The new law on local government will make the Black River district a municipality and Bambous its centre. A new town hall that will
be in line with the developments that the whole district and the Médine area will experience must be provided for. This town hall
would also have a public hall, a municipal library, an information centre on social assistance and existing trades, a coordination unit
for trainers working in the area (sports, IT, psychologists, etc).
79
9.5.2 An administrative block for the implementation of the Master Plan
This building would house the offices for the FAIC and the Capital Venture Fund project amongst others, and could be located near
the sugar factory.
9.6
Culture
According to the concept of social integration, culture is a need. The Master Plan proposes two types of initiatives to foster social
development: an improvement in the infrastructure and equipment and cultural activities.
9.6.1 Infrastructure and equipment
9.6.1.1 Opening or strengthening local libraries
There are already reading corners in the various village centres. The purchase of new reference works (dictionaries,
encyclopaedias), periodicals (newspapers, magazines) and novels is essential to make up for the poor selection in the
existing collections. This could be financed through the fund for integration to be set up by Médine. This fund could also
finance the setting-up of mini-libraries in villages that do not have anything, based on the CLAC model (Centre de Lecture
et d’Animation Culturelle: centre for reading and cultural activities).
9.6.1.2 Creation of a multi-media library for the west
This library would cover in the same place the different components of cultural and leisure activities: a music section with
CDs to borrow, a reading section for use on site or borrowing, a video section with DVDs, films and documentaries to be
projected on site, an IT section with educational CD-ROMs and Internet connections, and an exhibition hall.
9.6.1.3 A national museum for plastic arts
There is no museum for plastic arts in Mauritius, which is a major shortcoming for the country and contributes to the
general ignorance of artistic and cultural history. Also, there is no permanent exhibition gallery for Mauritian artists that
would allow the public to discover the history of Mauritian art. Furthermore, young artists would have a place to exhibit
their work.
9.6.1.4 A studio for audio-visual productions
The setting up of a studio for audio-visual productions, particularly cinema and television, is proposed.
80
9.6.2 Event organisation
9.6.2.1 Organisation of a Festival of the West
To offer a platform for artists from the Black River region in particular and from all over Mauritius, Médine could take the
initiative to organise a major festival. Concerts, plays and art exhibitions by regional artists, for example, sculptures by the
children from Bambous, or experienced artists, could be held in different places all over the district during one week. This
would foster the emergence of a regional cultural identity.
9.7
Leisure facilities and green spaces
There is a strong demand for leisure facilities in the villages and suburbs. The surveys carried out for the Master Plan have confirmed
this demand. The sea is still the place for most Mauritians to enjoy their leisure time. No policy for leisure activities can ignore the
provision of facilities for beach activities and football pitches. There is an increasing demand for multipurpose centres and green
spaces, with or without equipment and facilities, as they are considered to contribute greatly to improving the quality of life. Thus,
the green spaces are an important component in the land development proposed by the MMP. The provision of pitches for certain
sports that have recently become very popular, Street Basket, rollers, skateboarding, should also be thought of. The definite proposals
for infrastructure are:
9.7.1 Leisure facilities
9.7.1.1
Development of the beaches at Flic en Flac and Albion
The beach at Flic en Flac is one of the most beautiful on the island and is much frequented by the inhabitants of the
surrounding area and the Plaines Wilhems. The other public beach in the area is at Albion, which is also much frequented.
The availability of good quality places for seaside activities for the Mauritian population is an essential element in ensuring
the long-term viability of the tourism industry. It is understood that the authorities concerned are going ahead with the
provision of such activities at these two beaches.
9.7.1.2
Football pitches at Bambous, Mont Roches, Beaux Songes
Pitches for open-air bowling and volley-ball exist in several villages already (Cascavelle, Albion, Flic en Flac). Football pitches
of the proper dimensions are lacking in the villages of Bambous, Mont Roches and Beaux Songes. At Bambous, one has to
ask for a permit from the Mauritius Sports Council in order to have access to the stadium. Médine could allocate land for
football pitches, for which the NDU would take charge of the preparation and maintenance. If the local administration or
the ministries concerned wanted to install the equipment for such sports as Street Basket, rollers and skateboarding, then
Médine could make available the required land.
81
9.7.1.3
Local swimming pool
Every region in Mauritius, including Médine, wants to have its own swimming pool. The public pools that are already
in operation are much used, as swimming is becoming a popular sport. A pool that is under the direction of qualified
swimming coaches would allow the inhabitants of the area to learn to swim and to enjoy themselves. Médine could
contribute by donating the land or even join with other partners in a joint project.
9.7.1.4
Land for a multi-purpose centre at Eau Bonne, Bambous
The inhabitants that were interviewed asked for a place where they could practice indoor games, such as dominoes, cards
and carrom, and sports, such as yoga, judo and table-tennis, hold acting courses and personal development programmes
for all ages. The centre could also be a place where the different communities could mix.
9.7.1.5
Children’s playground at Bambous
There are children’s playgrounds in all the villages in the area, except three, one of which is Bambous. Allocating a large
enough space that would be prepared and equipped by the NDU in these villages would be most beneficial for the
children there.
9.7.2 Green spaces
9.7.2.1 Properly laid out green spaces, gardens,
and squares in the middle or next to the villages
The village inhabitants are looking for places to spend time and relax with family and friends. This is needed in every village,
in particular Albion, where such a project has already been launched by the NDU, Flic en Flac and Bambous.
9.7.2.2 Large green space near Bambous
A large garden, with a cycling track, near Bambous is needed. It could be called Jardin Kaya, in homage to the deceased
singer who had lived a long time at Beaux Songes.
9.7.2.2 Big leisure parks
Such parks are also proposed along the seafront and at Chapman Hill (see Chapter 7).
9.7.2.2 Setting up of a marina
The arrival of high-income visitors who own leisure craft and the fishermen from the area make the creation of a marina
an attractive project. This marina could be linked to a second IRS in the Médine area.
82
9.8
Natural and historical heritage
A plan for integrated development considers that remembering the past is a must and therefore the natural and historical heritage
should be properly shown. The Master Plan can take up the challenge of making the Médine area an important element in a historical
discovery tour as part of cultural tourism for both foreign and Mauritian visitors. The Médine section could also become a stage in
a national historical tour.
9.8.1 Natural heritage
9.8.1.1 Geological tour
It is possible to show part of the geological formation of Mauritius by identifying an interesting spot on the rocky cliffs
where it would be possible to descend quite safely or a guided visit of a cavern or a lava tunnel, for example the
Caverne d’Hirondelles.
9.8.1.2 Knowledge of the physical geography, fauna and flora
To encourage the knowledge of the physical geography, fauna and flora of the country, as well as its conservation, the
installation of orientation panels with an outline of the topography and the names of the natural elements that can be
seen (mountains, rivers, endemic plants, etc.) is proposed for the eco-tourism sites. In the same order of ideas concerning
the preservation of the fauna and flora, it is proposed to keep as many of the old trees as possible in the area (baobab and
tamarind trees, etc.) during the landscaping works.
9.8.2 Historical
9.8.2.1 Restoring the old water mill
The Médine lands have several vestiges of the past that could be worth restoring.
Thus, it is proposed to restore the old Water mill that is beside the A3 road and integrate it into the space for the shopping
centre that will be built next to it. This space could become a sale and exhibition area for handicraft products and
foodstuffs, such as the fruit from the local orchards. The roof could become a viewpoint.
9.8.2.2 Creation of a living museum
The historic value of distillery and the sugar factory would be enhanced by the creation of a museum centred around the
sugar mill that is still in operation. This living museum would bring together the collection of documents owned by Médine
(photos, maps and other documents) and those collected under the project ‘Arrêt sur image’ described further down. The
living museum could also conserve the traces of former economic activities, not just from Médine, but also from the area,
for example the growing of aloes and tobacco.
83
9.8.2.3 Trois Cavernes
This site has traces of occupation by maroon slaves and is one of the few sites with interesting remains that are in a good
state of conservation. Archaeologists and historians have suggested that the site is bought by the State and converted into
a national heritage site. It is, therefore, proposed that Médine makes the site available to the National Heritage Trust Fund
under an agreement that will be decided jointly.
9.8.2.4 ‘Arrêt sur l’image’ of Médine (Images of Médine)
This project would aim to make an audio-visual record of what Médine looks like, before the major changes to come.
9.8.2.5 Mounting a « Light and Sound » show
Recounting the story of sugar, this show could be projected onto the cane fields or the mountain behind Casela.
9.9
Multi-purpose areas
An important dimension of the Master Plan is social and spatial integration. The multi-purpose areas are the ideal places to foster
this integration. They should be designed as places for social, cultural and intellectual mingling. The populations that will frequent
these places should be able to feel at ease in the area and in activities organised there.
These places, which are the spatial expression of some of the proposals made in the preceding sections of this chapter, would be:
Training area: the all-knowledge university
Cultural area
Market area
Mill area
The training and cultural areas could be the central part of the development plan for the area, thus fostering a regional
cultural identity.
9.9.1 Training area
Three ideas make up the base of our reflection on this area:
Opening up access to knowledge: make knowledge accessible to a public that is normally excluded.
Breaking down the barriers that traditionally compartmentalise the fields and levels of training. The importance
of being a place for all types of knowledge, from literacy programmes, domestic science to training in multimedia and agronomy.
84
Creating a space for social, intellectual and cultural mixing, a dynamic living space.
This space would include:
a socio-educational centre
a training centre in domestic science and hotel trades
an IT and multi-media centre
a centre for agricultural diversification, with courses on gardening and horticulture
a training centre for plastic arts
meeting places and exhibition space.
9.9.2 Cultural area
Two main ideas and an assessment of the current situation have been the basis for our reflection on this area:
Opening up access to culture: breaking down the mental and physical barriers that stop people from going
towards artistic activities.
Putting side by side in the same place, popular and institutional culture, with one being the bridge to the other.
The cultural area would include:
the national museum for plastic arts: sculpture, painting, etc
the regional multi-media library
a space to show and initiate people into the living arts
a cinema
an exhibition area outside the museum for artists from the surrounding region and the rest
of the country, school-children’s work, NGOs
recording and editing studio
courses in audiovisual and cinematographic skills.
9.9.3 Market area
The idea behind this space is to create a dynamic living space while satisfying an essential need of the inhabitants in the
area. This space would generate employment. With time it could become a tourist attraction that would help foster a
regional identity. It could also be a place full of daily activities with traditional hawkers selling traditional ice cream, alouda,
gateaux piments and dholl puri, fruit and vegetables, spices, medicinal teas and other products that tourists adore.
85
9.9.4 Mill area
The mill area has two main components: the living museum which would be the Médine factory that is still in operation
and the Craft Market, which would be not just an exhibition space, but also a place for making and selling handicraft. It
would be organised around the Médine factory that is still in operation, which is an idea yet unexploited in Mauritius. This
would make the factory a site that attracts visitors and tourists.
9.9.4.1 The Living Museum (discovery tour around the Médine area)
The living museum, which would be organised around the theme of sugar cane, would allow the visitor to follow all the
stages in the production of sugar. The discovery of the distillery, the collection of documents and the implementation of
the ‘Arrêt sur image’ project would all be stages in an amusing historical discovery tour.
9.9.4.2
The Craft Market
The Craft Market will not just be a sales area. Watching artists actually make the objects that one can then buy would help
give this place a special atmosphere. This concept would make it into a cultural tourism attraction, which is an asset for
the regional and national economic development.
86
10
Implementation of Master Plan
10.1
Phases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
10.2
Strategic and urban development options . . . . . . . . . . . . . 88
10.3
Permits and agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
10.4
The means . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
10.4.1 Human Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
10.4.2 Financial Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
10.4.3 Logistics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
10.5
Follow-up mechanism. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
10.6
Communication process . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
Introduction
The implementation of the Médine Master Plan has already started, as it has integrated in Phase 1 those projects that have been
initiated. In certain cases, changes have been made to the MMP during its preparation in order to include new information as it
came to light and so improve the Plan, while respecting both the main orientations for urban development as identified in the
national plan and the spirit of the MMP.
In order to implement the whole project, the Médine Master Plan will require means, resources, strong partnership agreements, an
implementation team and a good communication strategy.
The implementation of the MMP will be governed by a large measure of flexibility, since it will be a question of adapting to requests
while ensuring that the essentials in terms of norms and main orientations for urban development are respected. The granting of
two portions of land at Palma for the construction of a school and a private training centre are two concrete examples of this
flexible approach in its implementation.
10.1
Phases
The implementation of the Master Plan will be carried out in the following defined phases:
Phase 1: from 2005 to 2011
Phase 2: from 2012 to 2018
Phase 3: from 2019 to 2025.
The actual speed of implementation will depend on several factors, for example administrative procedures and political decisions,
that are beyond the control of Médine.
10.2
Strategic and urban development options
Certain aspects of the Master Plan depend on:
decisions that must be taken by the central government with respect to the large-scale works (roads and
infrastructures) within the framework of the development of the national territory
the projects of other operators in the area, in particular, land-owners. Some of these projects could make
some of the proposals in the MMP not workable.
88
Mé dine Mas te r Plan - Imple me ntat ion of Maste r Plan
10.3
Permits and agreements
The speed of implementation of several components of the Master Plan will depend on:
the rapidity with which the applications for the necessary permits are handled;
the rapidity with which the agreements, when necessary, are reached with the other actors in the region,
especially the land-owners.
The setting up of a monitoring committee composed of the representatives of ministries, other concerned institutions and Médine
will no doubt be necessary for a project of this scope and size, and spread over such a long period.
The possibility of setting up new legal and administrative bodies to facilitate the agreements with the other actors in the zone is
already being looked at. It is a question of finding ways that will satisfy all concerned.
10.4
The means
The implementation of the Médine Master Plan will require a variety of means, including financial, human resources and logistics. In
addition, Médine will have to bring together certain basic conditions: a monitoring team and a good communication strategy.
10.4.1 The financial resources
Feasibility studies on the various aspects of the MMP will have to be carried out and the MMP altered accordingly. For this reason, the
MMP will undergo some changes. However it should maintain its flexible approach and respect the basic principles for development
described in the preceding chapters.
10.4.2 Human resources
It will be necessary to draw up quickly the profile of required technical competencies in the different fields to:
implement the different parts of the Master Plan, once they have been accepted
ensure the coordination and monitoring of the whole project
run the institutions that would be set up, such as the FAIC and the Médine Capital Venture Fund.
The people chosen would work together in a unit set up to implement the MMP.
89
10.4.3 Logistics
A database was set up during the preparation of this Master Plan. It contains a vast quantity of information covering all the aspects
linked to the different parts of the project, its implementation and monitoring. It will be updated constantly and will constitute a
very useful work tool for all those who will be responsible for the realisation of the MMP.
10.5
Follow-up mechanism
A Master Plan that has so many components, with such high stakes for both the populations in the region and national development,
and such great ambitions, requires a certain degree of vigilance on the part of the promoter. It also needs a permanent structure that
comprises all the responsibilities with the power of decision and /or operational responsibility to ensure:
a coherence among all the initiatives
the harmonisation of the measures taken
the follow-up on the whole project
that, upon implementation, the plan does not depart from the philosophy of integrated development
the achievement of the objectives for urban development and development in general.
10.6
Communication process
The implementation of the Master Plan will require, for its launching a major communication plan that will target the public at
large and the responsible authorities concerned both directly and indirectly. The objective of this communication operation will be
to inform, explain and sensitise about the different aspects of the Plan. The approach must be methodical given the multiplicity of
actors and institutions involved: the State, politicians, senior civil servants, ministries, foreign and local consultants, regional bodies,
municipal councils, village committees, NGOs, the media, public opinion, potential buyers and operators at all levels.
90
Conclusion
The MMP comes from the necessity for a strategic and overall approach to the exploitation of the land of Médine S.E.
This Master Plan is taking up the opportunity offered by the historic phase of economic transition that the country is going through.
With the freeing up of land, it becomes possible to realise a green urbanism coupled with an objective of integrated development.
The chosen approach and the socio-economic research undertaken have made it possible to highlight the following points:
the confirmation of a real potential for the development of residential areas in the zone for all levels of the
population
the confirmation that, in addition to its geographical position, the zone has the physical, topographical and
climatic qualities to harbour new and traditional socio-economic activities, such as tourism
the necessity to integrate the agricultural project for Médine in the Master Plan
the urgent need for a social engineering plan to ensure that the populations in the zone can seize the
opportunities that will arise from, and thus participate actively in, the coming development processes
the presence of driving forces for the future with which Médine can develop partnerships to launch and
realise its project.
The Master Plan can attain its objectives, namely, to:
satisfy certain needs, both current and future of the Mauritian population, including those of the zone
look after the interests in the short, medium and long term of the shareholders and other partners of Médine.
Our motto for the preparation of this Master Plan has been
“See far and look closely’.
91
Bibliography
Censuses and Statistics
Housing and population census 2000, Ministry of Economic Planning and Development, Central Statistics Office, Vol II Demographic
and fertility characteristics, November 2001
Housing and population census 2000, Ministry of Economic Planning and Development, Central Statistics Office, Vol III Economic
characteristics, November 2001
Housing and population Census 2000, Minsitry of Economic Planning and Development, Central Statistics Office, Vol IV Educational
Housing and population census 2000, Ministry of Economic Planning and Development, Central Statistics Office, Vol VI Geographical
and migration characteristics, November 2001
Housing and population census 2000, Ministry of Economic Planning and Development, Central Statistics Office, Vol V Household
1990 Housing and population census of Mauritius, Analysis report, Vol II Housing and household characteristics, Ministry of Economic
Planning and Development, December 1996
1990 Housing and population census of Mauritius, Analysis report, Vol V Women and youth in development, Ministry of Economic
Planning and Development, December 1996
1990 Housing and population census of Mauritius, Analysis report, Vol VI Population data evaluation and projections, Ministry of
Economic Planning and Development, December 1996
1990 Housing and population census of Mauritius, Analysis report, Vol VII Nuptiality and fertility, Ministry of Economic Planning
and Development, December 1996
1990 Housing and population census of Mauritius, Analysis report, Vol VIII Economic activity characteristics and prospects, Ministry
of Economic Planning and Development, December 1996
1990 Housing and population census of Mauritius, Vol IV Population distribution and migration, Ministry of Economic Planning and
Development, December 1996
1983 Housing and population census, Analysis report, Vol V Population distribution and migration, Ministry of Economic Planning
and Development, February 1985
1983 Housing and population census, Vol III Geographical and migration characteristics, Ministry of Economic Planning and
Development, February 1985
Island of Mauritius. Health Statistics Annual 2000. Publication of the Health Statistics Unit, Ministry of Health & Quality of Life.
Island of Mauritius. Health Statistics Annual 2002. Publication of the Health Statistics Unit, Ministry of Health & Quality of Life.
Black River District. Population and Health Facts. José Larhubarbe, 2002.
92
Reports
Common country assessment II, Mauritius, United Nations, Office of the United Nations resident coordinator, December 2003.
Ministry of Agriculture, Food Technology and Natural Ressources, A sustained programme for agricultural diversification, a non
sugar sector strategic plan 2003-2007.
Vision 2020, The National Long-Term Perspective Study, Ministry of Economic Development & Regional Co-operation, 1997
La demande sur le marché de l’immobilier résidentiel à Maurice, Etude de marché, Analysis, mai 2003.
Social fabric study Phase II, Mauritius Research Council, august 1999.
Précis, Banque mondiale, département de l’évaluation des opérations
Automne 1999, Numéro 19.
Etude pluridisciplinaire sur l’exclusion à Maurice, Rapport final, 1997
Annual Report Médine SE Ltd, 2002
Annual Report Médine SE Ltd, 2003
Annual Report EUDCOS, 2003
Annual Report Development Bank of Mauritius, 2001
Annual Report Development Bank of Mauritius, 2003
Rapport UNICEF : Ile Maurice, la clef de son succès, 1960-1993, Edward et Bridget Dommen (internet, pdf)
Projet écotouristique de Casela- Ekoloko
Rapport Mendu (Mauritian Epidemiology Netwok on Drug Use). Etude menée en 2001. cf NATRESA website.
Republic of Mauritius. Meeting the Challenges of Sustainable Development, Ministry of Environment, Port-Louis, 2002.
National Environmental Strategies for the Republic of Mauritius : National Environmental Action Plan for the next Decade. Government
of Mauritius, July 1999.
Government of Mauritius. Ministry of Housing and Lands. Review of the National Physical Development Plan (NPDP). Final Report:
Volume 1. Development Strategy and policies. Halcrow Group, April 2003
Rapport sur la conférence des nations unies sur l’Environnement et le Développement, Rio de Janeiro, 3-14 juin 1992
Notre avenir à tous (rapport Brundtland). Nations Unies, Commission mondiale sur l’environnement et le développement. Montréal,
Les Editions du Fleuve, 1988.
Action Plan for a new Education System in Mauritius. Pre-school, primary school, middle school and College education. Ministry of
Education and Scientific Research, Mars 1998
Towards Quality Education for All. Ministry of Education and Scientific Research, December 2003
93
ii. Local economic institutions
Mauritius Chamber of Commerce & Industry: www.mcci.org
MEPZA : www.mepza.org
Joint Economic Council: www.jec-mauritius.org
National Handicraft Promotion Agency: http://ncb.intnet.mu/cooperatives/nhpa.htm
SMIDO: www.smido.intnet.mu
Development Bank of Mauritius: www.dbm-ltd.com
iii. Research institutions
MSIRI : www.webmsiri.intnet.mu
University of Mauritius : www.uom.ac.mu
Central Statistical Office: www.ncb.intnet.mu/cso.htm
iv. International institutions
Commission de l’Océan Indien : www.coi-info.org/
Union Européenne : www.europa.eu.int
International Labour Organisation : www.ilo.org
v. Others
Pierre Dinan : http://pmdinan.intnet.mu/
Prosi : www.prosi.net.mu
Article : Développement intégré : conjuguer l’activité économique et la mobilisation sociale. Jacques L Boucher : www.globenet.
org/horizon-local/humanisme/lboucher.html
Grameen Association : www.grameen-info.org
Yellow pages: http://www.mtinfopages.com/index.html
94
Projet ZEP. Projet Phare. Ministère de l’Education et de la recherche Scientifique, juillet 2003.
Statement by the Minister of Education, Arts and Culture. Honorable A. Parsuraman, in the Legislative assembly on Tuesday
10 April 1990.
Black River District Council Outline Scheme, Town and Country Planning Board, November 2001
“Promotion d’un développement agricole et rural durable ». Rapport de la conférence des Nations Unies sur l’Environnement et le
développement, Chapitre 14, Rio de Janeiro, 3-14 juin 1992
General publications
Sociologie contemporaine, Jean-Pierre Durand & Robert Weil, collection Essentiel, Editions Vigot, 1990.
Singaravelou, Réaud-Thomas, Atlas de Maurice, 1997
Philipp’s, Atlas of Mauritius for EVS and social studies, Edition de l’Océan Indien
IVTB. Course Guide 2004.
RASITC (Robert Antoine Sugar Industry Training Centre). Programme 2004.
Maurice 1900 – 2000, Le Temps d’un siècle, CD-Rom, Talipot Productions Ltd, 2000.
Dictionnaire de la Géographie et de l’Espace des sociétés, 2003
Websites
i. Ministries
Ministry of Women, Family Welfare and Child Development: http://ncb.intnet.mu/mwfw.htm ou http://women.gov.mu
Ministry of Finance and Economic Development: http://mof.gov.mu
Ministry of Housing and Lands, Small and Medium Enterprises, Handicraft and the Informal Sector : http://housing.gov.mu
Ministry of Agriculture, Food Technology and Natural Resources http://agriculture.gov.mu
Ministry of Fisheries : http://fisheries.gov.mu
Ministry of Commerce and Cooperatives : http://cooperatives.gov.mu
Ministry of Health and Quality of Life : http://health.gov.mu/
Ministry of the Environment: http://environment.gov.mu/
Ministry of Education and Scientific Research : http://ministry-education.gov.mu/
Ministry of Training, Skills Development & Productivity: http://training.gov.mu/
Ministry of Social Security, National Solidarity & Senior Citizens: http://socialsecurity.gov.mu/
95

the Medine Master Plan

Transcription

Similar documents

pj whelihan`s flyer - Our Lady of Good Counsel

to enjoy tantalising dining privileges at Shangri

The Rock living his dream in Ballers

COSTA BLANCA MOUNTAINWALKERS

Mauritius: A Success Story

multifamily development and investment

CONTRACT FOR Residential Services CONTRACTOR: Cornell

Think soliciTors should sTick To your schedule

Human Resource Management Concurrently, to ensure a successful

Tamarina Beach Club Hotel Extension