waterfront development in mauritius

M a h e b o u r g

Waterfront Development – Phase II

Transaction Advisor : CRISIL Risk & Infrastructure Solutions Ltd.

URBAN & ARCHITECTURAL DESIGN

Consulting architect : Kiran Keswani

State Property Development Company Ltd. (SPDC)

M A U R I T I U S

P r o m e n a d e

Pier with

kiosk

Pointe des

Regates

Land belonging to

Ministry

of Arts & Culture

Mahebourg

Bus-station

Municipal

market

Rue de Hollandais

Old Trees

Cluster

Bazar street

Sivananda street

Mahebourg

Creativity Centre

The Bay

key features

a t M a h e b o u r g W a t e r f r o n t

2

Old Trees Cluster

The Islands

The islands that are near the Mahebourg can contribute both visually and also in

terms of the tourist activties that may be planned for the waterfront development

The widespread tree cover gives this part of the waterfront a beautiful,shaded

environment and a unique character, especially when compared to La Caudan

and the Grand Baie waterfront

Bay at Mahebourg

It is suggested that no reclamation be taken up in this region since it would

reduce the size of the bay further.

Kiran Keswaniarchitect

Bangalore, India

[email protected]

mobile no : 91-99169-02049

Pier with kiosk

Scenario 1

Existing SPDC land (including 2)

as per the applicable norms and guidelines

3

Scenario 2

Existing SPDC land + M of A&C land

some of the building norms removed, such as the restriction

on number of floors

Plan showing

LAND components

M of A&C land

Land 2

SPDC

land

k i r a n k e s w a n i a r c h i t e c t . I n d i a

U R B AN & A R C H I T E C T U R A L D E S I G N

Mahebourg waterfront

(RESORT)

Scenario 3

SPDC land + M of A&C land + Bus Terminal land

with some of the norms and guidelines removed

All structures are G+3 floors

Here, the SPDC + Bus Terminal land will have a Hotel,

Shopping, Casino, Food court and a Cinema hall. The

Ministry of Arts & Culture Land may be developed as a

Resort/Hotel and ‘Land 2’ will be utilised for Parking.

4Plan showing LAND components

M of A&C land(RESORT)

Land 2(PARKING)

SPDC

land

Bus Terminal land


Promenade

Bus Terminal

Combat

Naval

Pier with kiosk

Historic

structures

Plan 1a

This shows the urban FORM of the

development along the Mahebourg

waterfront

Plan 1b

This plan shows the urban SPACES of the

development that are an outcome of the

architectural form i.e. the spaces between

the buildings that are being proposed.

Axis 1 : The imaginary line that passes through

the Combat Naval on Pointe des Regates

Axis 2 : The axis that runs through the pier with

kiosk

Axis 3 : The axis that is in line with the

promenade parallel to Sivananda street

Axis 2

Axis 3

Axis 1

5


Scenario 1

Urban Design Plan


Land belonging

to

Ministry of

Art & Culture

(M of A&C land)

SPDC land

Mahebourg

Bus terminal

Parking 1 Parking 2 Parking 3


Scenario 1

All structures are not higher than G+2

Land belonging to Ministry of Arts & Culture Land is utilised for Resort (in Scenario 2 & 3)

Land 2 serves as a Parking facility for visitors to the waterfront (in Scenario 3) and is part of the Resort/Hotel (in Scenario 2)

SPDC land is utilised for Hotel, Shopping, Cinema, Casino & Food Court

Land 2

6


North


Architectural design Scenario 1 : Ground floor plan

7

Hotel rooms

Shopping & Restaurants

Promenade / Pedestrian zones

Utilities

Historic structures

Bus Terminal

Promenade

Pier with kiosk

30 M from high

water mark

Combat

Naval

Parking 2

Hotel rooms : 62

Shops : 30

(excluding Restaurants)

P e d e s t r i a n

z o n e

P e d e s t r i a n z o n e

Open air

Programs

Children’s

Play area

Old Trees

Cluster


North

8


Architectural design Scenario 1

1 View from the northside – the guest rooms of the hotel facing the waterfront and the pedestrian zones that create linkages with the Pointe des Regates


P r o m e n a d e

P e d e s t r i a n

z o n e

To the

Pointes des Regates

B a y

AB

D

C

E

North

Promenade

Parking for

4-wheelersBus station

Combat

Naval

Pier with kiosk

Historic

structures

Plan 4a

This shows the urban FORM of the

development along the Mahebourg

waterfront

Plan 4b

This plan shows the urban SPACES of the

development that are an outcome of the

architectural form i.e. the spaces between

the buildings that are being proposed.

Axis 1 : The imaginary line that passes through

the Combat Naval on Pointe des Regates

Axis 2 : The axis that runs through the pier with

kiosk

Axis 3 : The axis that is in line with the

promenade parallel to Sivananda street

The dotted line indicates the 30M distance from

the high water mark. It is within this line that

permanent construction is permitted as per the

building norms

.

Axis 2

Axis 3

Axis 1


Scenario 2

Urban Design Plan

9




10



Utilities

Bus Terminal

Promenade

Pier with kiosk

30 M from high

water mark

Old Trees

Cluster

Hotel rooms : 38

Shops : 20


P e d e s t r i a n

z o n e

P e d e s t r i a n z o n e

Open air

Programs

Children’s

Play area

Hotel rooms


North


Architectural design

Scenario 2 :

11

Total number of Cottages/Guest rooms : 35

Land 2

Land

belonging to

Ministry of

Arts &

Culture (M of

A&C)

+

Resort / Hotel

Restaurant &

Kitchen

Guest rooms

Reception &

Office

Access road

& Parking

Landscaped

areas

Entrance

to Resort/Hotel

Pathways

& Verandahs

Parking


SPDC land

North

View of the guest rooms facing the waterfront with the shopping and cinema on the west side 12




P r o m e n a d e

P e d e s t r i a n

z o n e

Pointes

des Regates

B a y

AB

C

Promenade

Proposed Bus stop

Combat

Naval

Pier with kiosk

Historic

structures

This plan shows

the urban FORM of

the development

along the

Mahebourg

waterfront

and

the urban SPACES

that are an outcome

of the architectural

form i.e. the spaces

between the

buildings that are

being proposed.

Axis 1 : The imaginary line that passes through the part of Promenade closer to the Pointe des Regates

Axis 2 : The axis that runs through the pier with kiosk

Axis 3 & 4 : These axes connect similarly to the promenade further south.

Axis 2

Axi

s 3

Axi

s 1

13A

xis

4


Scenario 3

Urban Design Plan




14

Hotel rooms



Utilities

Historic structures

Bus Stand

Pier with kiosk

30 M from high

water mark

Combat

Naval

Hotel rooms : nil

Shops : 62


P r o m e n a d e

P e d e s t r i a n

z o n e

Open air

Programs

Children’s

Play area

Old Trees

Cluster

A

B


Casino

Cinema

North

1 A Bird’s eye view of the project from the Bus terminal zone looking beyond at the ocean 15




P r o m e n a d e

P e d e s t r i a n

z o n e

B a y

A

B

C

North

2 View from the North end of the Promenade – adjacent to Pointe des Regates 16




P r o m e n a d eP e d e s t r i a n

z o n e

To the

Pointes des Regates

B a y

A

B

C

North

a Raised Promenade

This would allow people to enjoy a view of the beautiful ocean from a higher

level and an experience that is different from that at Grand Baie or at La

Caudan. As the building curves along, the promenade offers changing views

of the sea.

3 The entire façade of the hotel with the Restaurant & Salad bar at the south end

k i r a n k e s w

a n i a r c h i t e c t . I n d i a

17




P r o m e n a d e

B

18

Design Studies

These are some of the design studies done during the conceptualisation of the

project. These can be taken forward to develop a façade for the waterfront buildings

that has elements of Creole architecture, such as the sloping roof shown here.

Raised

Promenade

Covered

walkway

High water mark

Shop

Shop

Cafetaria

The sketch sections included here show a G+3 building. At present, the Planning & Policy Guidelines allow only a

G+2 structure. However, it is suggested that special permission be sought from Municipal Council for an additional

floor to evolve architectural options that can generate better revenue for the Mahebourg Waterfront project.

DESIGN STUDY

Section 1


Construction Norms*

The regulations to be followed for architectural development along the Mahebourg waterfront are :

0 – 15 M from high water mark No construction is allowed. Only jetty or kiosks are permitted.

15M – 30 M from high water mark Temporary shelters – i.e. with Grass roof or Iron sheet roof

Beyond 30M from high water mark Permanent structures of height not exceeding 13 to 15M

* Reference : Limbada & Limabda Consulting Engineers, Needs & Options Report – Technical aspects, April 2009 19

Covered

walkwayHigh water

mark

Cafetaria

Shop

Shop

DESIGN STUDY

Section 2


M A H E B O U R G

a Sustainable approach

to

development

20

Endnote

It is suggested that the design options be discussed in a wider

consultation exercise involving a public exhibition and symposium.

From this, a consensus view will emerge on the needs of the

project and how to ensure continual support from the residents

and the public on its success and the long-term sustainable

strategy for the Mahebourg waterfront development.

Kiran Keswani

architect

Bangalore, India

[email protected]

waterfront development in mauritius

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