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CHAPTER5: COMPLIANCEWITHPLANNINGPOLICYGUIDELINES

5.1 GENERAL

The Design Guidance provides advice on the development design process for
IndustrialDevelopmentandidentifiesrelevantissuesateachstage.

As explained in Chapter 4 Technical Characteristics of Solar Farm, the proposed


solar farm at Bambous has been designed to blend into the environment both in
termsofthearchitecturaldesign,planningandoverallmassingaswellasintermsof
thefunctionalplanningoftheentirephotovoltaicfarmactivities.

5.2 INDUSTRIALDESIGN

The proposed photovoltaic farm at Bambous has been designed in accordance with
relevantdocumentsofthePPGwhichare:
a) DesignGuidanceforIndustrialDevelopment
b) DesignSheetforIndustryAdjacenttoSensitiveUsers
c) TechnicalSheetforIndustrial&CommercialRoads

5.2.1 IndustrialActivity

ThephotovoltaicfarmatBambous canbeclassifiedasbelongingtoGroup3Light
andServiceIndustry

5.2.2 SiteContext

The site of extent 80A or 337,668.24m2 earmarked for the project development is
locatedatLaFerme,intheregionofBambous,inthedistrictofBlackRiver.

The site is situated towards the south of La Ferme Reservoir, approximately at 580
metresfromtheGeoffroyRoadB91asshownontheLocationPlanenclosedatAnnex
1AattheendofChapter1ProjectParticulars.

Itisborderedasfollows:
TowardsthenorthbyLaFermeReservoir
TowardsthewestbythevillageofBambous
TowardsthesouthandeastbysurplusofStateLand
Thenearestresidentialpocketwhichisasquatterareaislocatedapproximatelyat30
metres from the northwestern site boundary. Although this population pocket
consists mainly of squatters who may be considered therefore to be occupying the
landillegally,yetthesocialapproachadoptedbythepromoterinthecontextofthis
firstevergreenindustrialundertakingisoneofconsultationandnegotiationaimedat
creatingthemuchdesiredwinwinsituation.

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5.2.3 DesignObjectives

ThefirsteverMauritiangreenprojectinthefieldoftheproductionofelectricitywill
becarriedoutinBambous.

The purpose of the construction and operation of a PV solar farm will be for the
supply of 15MW of electricity to the grid of the Central Electricity Board. The
productionofelectricitygeneratedbytheprojectwillbeusedsolelyforaddingupto
the electricity produced by the Central Electricity Board, thus reducing the
importation of fossil fuel (a nonrenewable raw material) for the production of
electricity.

Thisprojectwillproposecleanenergyandatthesametimereducetheemissionof
carbonthroughburningofalternativefossilfueltotheatmosphere.

5.3 INDUSTRIALDESIGNCOMPLIANCE

5.3.1 PlotRatio

AccordingtotheDesignGuidanceforIndustrialDevelopment,theplanningguidance
specifiesthatfornewindustrialdevelopments,itwillbeexpectedthattheplotratios
willgenerallybebetween35%to40%,andnogreaterthan50%onanyoneplot.

For the purpose of producing 15MW of electricity, 620 tables with 100 PVmodules
split into two batches of 156 tables and 464 tables will be installed on site.
Consequently, the photovoltaic solar panels will occupy the majority of the site,
approximately106.0m2representing31.4%ofthesite.

Theremainingsitewillencompassthesupport/backupbuildingswhichcompriseof
thecomponentsaslistedinTable51below.
Table51:ProjectComponents
ProjectComponent FootprintArea(m2)

GateHouse 6m2
InformationandWelcomeCentre 30m2
OfficeBuilding 60m2
8NoTransformerRooms 8x17.3=138.4m2
SubstationRoom 36m2
TotalFootprintArea 270.4m2

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Thecalculationsregardingtheplotcoveragearegivenbelow:
TotalBuildingFootprintArea...270.4m2
Totalareaofland337,668.24m2
Hence plot coverage is 0.1%, which is very much below the limit of 40%
stipulatedbyDesignGuidanceforIndustrialDevelopmentofthePolicyPlanning
Guidelines.
It can be observed that the land area occupied by the modular photovoltaic solar
panels has been into taken into consideration when calculating the plot ratio given
thattheyareconsideredasenclosedbuildings.

5.3.2 SetBacksfromRoad

Setbackisthedistancebetweentheplotboundaryandthebuildingwallorthekerb
edgetoparkingspaces,accessroadsorpedestrianroutes.

As per the design guidance, the setback from the roads and car parking/internal
accessdrivewayisgiveninTable52below.
Table52:PPGSetBackRequirements
FrontageArea

MainStreetFrontage Building 6metres


(AandBRoads)
CarParking/InternalAccessDriveway 3metres
SideArea
SideStreetFrontage Building 3metres
CarParking/InternalAccessDriveway 3metres

RearArea

Building 2metres

CarParking/InternalAccessDriveway 2metres

As per the PPG stipulations, setbacks from roads should normally be 15m from
motorways, 6m from any A road, 6.0m from any B road and 3.0m from any other
road adjoining minor road and relaxed to 3 metres in the case of lightly trafficked
road.

Theprojectsitebordersanexistingmountainslopetrackroadwhichstartsattheend
ofAvenueCentrale,astreetwithintheBambousVillagewhichleadstothesite.This
narrowuntrafficabletrackroadwhichpresentlyrunsalongthenorthernboundaryof
thesitewillremainasis.Themainentrancetothesolarfarmpremiseswillstartfrom
theendpointofAvenueCentrale.Thismainentrancewillleadtotheprojectsaccess
road which will be within the sites premises and which will be 6 metres wide to
providecomfortable2wayaccesstotheprojectbuildings.

A minimum setback of the different project buildings from the site boundary is
reproducedinTable53below.

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Table53:SetbackfromMinorRoad
ProjectComponent SetbackfromSiteBoundary(metres)

GateHouse 3metres
BusParking 5metres
CarParking 5metres

5.3.3 BoundarySetbacks

As per Table 52 above, the PPG recommends that the setback from side and rear
boundariesshouldbe3.0and2.0metresrespectively.

A minimum of 3.0 metres has been allowed along the boundary site as can be
evidencedbytheProjectLayoutPlanenclosedatAnnex4AattheendofChapter4
TechnicalCharacteristicsofSolarFarm.

Theminimumboundarysetbacksarereproducedbelow:
Minimum building setback (gate house) from the western boundary
i.e.VillageofBambous....33metres
Minimumbuildingsetback(substation)fromtheeasternboundaryi.e.surplus
ofstateland.5metres
Minimum building setback (modular photovoltaic solar panels) from the
northernboundaryi.e.LaFermeReservoir...55metres
Minimum building setback (modular photovoltaic solar panels) from the
southernboundaryi.e.surplusofstateland.....120metres
TheDesignGuidanceforIndustrialDevelopmentalsostipulatesthatbuildingsetback
should be proportionate to the scale of the structure and in consideration of the
existingadjoiningdevelopment.Largerstructuresrequiresetbackareaforabalance
ofscaleandsoasnottoimposeonneighbouringuses.Generallya2or3metreside
andrearsetbackisadequateforaonefloorfactorybuildingofnotmorethanabout
4metreshigh.

In the context of the proposed solar farm, all project buildings will be of GF
configuration, whose height will not exceed 4 metres high, hence setback of 3
metreswouldbeadequate.

5.4 INDUSTRYADJACENTTOSENSITIVEUSERS

ThePPGmakesprovisionintheDesignSheetforIndustryAdjacenttoSensitiveUsers
whereindustrialareasareadjacenttononindustrialuses,forappropriatebuffering
techniques such as setbacks, screening and landscaping need to be provided to
mitigateanynegativeeffectsoftheindustrialoperations.

The proposed solar farm project is located at approximately 30metres from the
nearest population pocket situated towards its western boundary. As onsite buffer
areas,combinationofnaturalfeatures,landscaping,wallsandfencingwillbeusedto
decreaseanyvisualimpactthatmayarisealongthewesternboundary.

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5.4.1 BufferDistance

AspertheIndicativeBufferDistancesbetweenBadNeighbourIndustryandSensitive
Land Users, no buffer distance for power station has been stipulated since the
acceptabledistanceneedstobedeterminedonacasetocasebasis.

Given the fact that the operations prevailing at the photovoltaic farm will not be
generatingpotentialnuisancessuchasnoise,smoke,fumes,odourordust,abuffer
of30metresisacceptablesincetheproposedsolarfarmindustryisconsideredasa
cleanenergydevelopment.

5.4.2 LandscapingBuffer

Theindicativeonsitestandardsforlightandserviceindustryrequireaminimum6.0
metre landscape buffer alongside a minimum 6.0metre building setback. It also
stipulatesthatthelandscapebuffershouldincludea2metrehighwallbermorscreen
anddenseunderstoreyplantingandtrees.

Indeedthisminimum6.0metrelandscapebufferhasbeenrespectedintheindustrial
design of the solar farm by including an endemic garden, 10metres wide, between
thewesternboundaryandthefirstbatchofsolarpanels,justbehindthestaff/mess
roomascanbeobservedfromtheProjectLayoutPlanenclosedatAnnex4Aatthe
endofChapter4TechnicalCharacteristicsofSolarFarm.

Furthermore,prioritywillbegiventohardandsoftlandscapinginspecificareassuch
as:
a) Entranceofproject
b) Frontageareas
c) Parkingareas
d) Mountaintoparea

5.4.3 Screening

The proposed endemic garden located along the western boundary will act as
landscaping buffer but also as screening of the solar panels so as to decrease the
visual impact from this angle of the site. The proposed frontage wall and fencing
togetherwiththeendemicgardenwillfullyperformtheirroleofscreening.

5.4.4 WallsandFences

Thewallandfencingaswellasthesecuritygatehouseatthesiteentrancewillensure
screeningofcars,vehiclesandhencemaintainsecurityofthepremises.

Thewallusedaspropertyfrontagewillbekeptaslowaspossiblewhileperforming
screeningandsecurityfunctions.Thewallandfenceswillbedesignedtoavoidlong
monotonousfacesandwillbeopenasmuchaspossible.

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5.5 VEHICULARACCESS

TheaccessroadtotheprojectsitestartsattheendofAvenueCentralewhichitself
stemsfromtheGeoffroyRoadoveralengthof580metres.Thisaccessroadwillbe
5metreswideandwillrunwithinthesitespremises.

5.5.1 InternalRoad

AsperTechnicalSheetforIndustrialandCommercialRoadsofthePPG,accessroads
withinanindustrialdevelopmentareashouldbepreferably7mwidebutnolessthan
6metreswide.Itisalso essentialtoprovidesufficientmanoeuvringspacetoenable
vehiclestoenter,turnaroundandleavethesiteinforwardgear.Thereshouldnever
beanyneedforvehiclestoreverseoutofsitesontothepublicroad.

Theinternalroadatthesolarfarmhasbeendesignedas6.0metrewideroadsbeing
givenitsremotelocationrelativetothevillage.Moreover,asthesiteissituated,the
project access road will be utilized solely by the project users. Adequate
manoeuvringspacehasbeenprovidedtoallowcarsandbusestoenter,turnaround
toleavethesite.

5.5.2 KerbRadii

Asageneralguide,TechnicalSheetforIndustrialandCommercialRoadsofthePPG
suggeststhatkerbradiishouldbe10matjunctionswithMainsClassAandBRoads
and6matjunctionswithlocalaccessroads.

Akerbradiusof6metresatthesiteentrancehasbeenprovidedhencemeetingthe
requirementofthePPG,forthesamereasonsasindicatedatsubsection5.5.1above.

5.5.3 VehicleParkingAreas

The Technical Sheet for Industrial and Commercial Roads of the PPG stipulates that
adequate onsite parking spaces should be provided for both staff and visitors. The
car park should be hard surfaced, clearly laid out and retained for such use. The
industrial siteshould be a selfcontained development capable of accommodating
itsownonsiteparkingneeds.

Thesolarfarmprojectmakesprovisionforacarparkingareaforstaffandvisitorsas
well as a bus parking area for school buses and visitors vehicles as the site will be
openedforeducationalpurposes.

Thecarparkingareawillofferacapacity of10lots forvisitors. Eachcarparking lot


willbe5mx2.5m.Therewillbeadedicatedstaffparkingprovidingfor5lotsnextto
theofficebuilding.

Thebusparkingwillofferacapacityof2lots.Eachparkinglotwillbe14mx3.5m.

Alltheparkingspaceswillbeprovidedwiththerequiredturningspacetoenablecars
toexitinforwardgear.

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5.5.4 PedestrianCirculation

Provision for pedestrians footpaths connecting the car/bus parking area to visitors
centre will be included for safety reasons so that they can be seen by drivers,
adjoining building occupiers and other pedestrians. The footpaths will be well
connected and safe. However, they need not be provided with night lighting on
accountofthefactthatthefacilitywillbeclosedatnight,exceptforwatchmenand
minimumoperatingstaff.

Nevertheless,thewholepremiseswillbegenerallywelllit.

5.6 SIGNS

For most industrial activities, signage is required to identify the presence of the
businessandcanbeanimportantpublicsignatureforthebusiness.

The signage indicating the presence of the photovoltaic park will be located at
conspicuouslocationstoinformthepublicofitspresence:
a) LocationofsignagealongtheRiviereNoireA3Road
b) LocationofsignagealongtheroadbranchingofffromthemainGeoffroyRoad
c) Locationofsignageattheprojectentrance,attheendofAvenueCentrale

5.7 LIGHTING

Theneedforsecuritylightingshouldbebalancedwiththeneedtoreducebothlight
pollutionandthenuisancecausedtoothers.

Lightingintheformoffloodlightwillbeusedwithintheprojectpremisestoprovide
illumination for security and safety of onsite areas such as parking areas, building
entrancesandwithintheperimeterareaatconspicuouslocations.

5.8 FIRERISKS

TheproposedphotovoltaicfarmprojectatBambouswillcomplywiththeguidelines
setbytheFireServicesDepartmentonallaspectsoffiresafety,preventionandfire
fighting.

In due course, the promoter will apply for clearance from the Government Fire
Servicestothateffect.

5.9 SOCIALCONTRIBUTION

As a social contribution offered by the solar farm project, the existing grotto and
religiousshrine, presently situated at the end of Avenue Centrale, will be upgraded
through discussions with the Forces Vives of the Bambous Village, with the aim of
creatingawinwinsituation.

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Atthispointintime,thefollowingimprovementworksareenvisaged:
(i) Lightfencingoftheshrinearea
(ii) Repainting
(iii) Lightlandscapinganddecorations
(iv) Placingofappropriatesignage

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