Mahebourg Waterfront Development – Phase II

State Property Development Company Ltd. (SPDC) MAURITIUS
Bazar street

Municipal market

Rue de Hollandais
Mahebourg Bus-station Sivananda street Old Trees Cluster

Mahebourg Creativity Centre

Promenade

The Bay

Land belonging to Ministry of Arts & Culture

Pier with kiosk
Pointe des Regates

Transaction Advisor : CRISIL Risk & Infrastructure Solutions Ltd.
URBAN & ARCHITECTURAL DESIGN

Consulting architect : Kiran Keswani

Old Trees Cluster

key features
at Mahebourg Waterfront 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 The Islands

Pier with kiosk

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 Bay at Mahebourg

Kiran Keswani
architect

Bangalore, India kiranmkeswani@gmail.com mobile no : 91-99169-02049

It is suggested that no reclamation be taken up in this region since it would reduce the size of the bay further.

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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
kiran keswani architect . India

Scenario 1 Existing SPDC land (including 2) as per the applicable norms and guidelines

Scenario 2 Existing SPDC land + M of A&C land some of the building norms removed, such as the restriction on number of floors

M of A&C land

SPDC land

(RESORT)

Plan showing LAND components

Land

2
3

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.

M of A&C land (RESORT)

SPDC land

Land

2

Bus Terminal land

(PARKING)

Plan showing LAND components

kiran keswani architect . India

4

Combat Naval

Mahebourg waterfront

Scenario 1
is 1 Ax

Promenade
kiran keswani architect . India

Urban Design Plan
Pier with kiosk

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

Axis 3 : The axis that is in line with the promenade parallel to Sivananda street
Ax

is 2

Historic structures

Bus Terminal

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.

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Mahebourg waterfront

Scenario 1
All structures are not higher than G+2

Land belonging to Ministry of Art & Culture (M of A&C land)

SPDC land

North

Land

2

Mahebourg Bus terminal

Parking 1

Parking 2

Parking 3

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

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kiran keswani architect . India

Mahebourg waterfront Architectural design

Scenario 1 : Ground floor plan
kiran keswani architect . India

Hotel rooms Shopping & Restaurants Promenade
Combat Naval

Promenade / Pedestrian zones Utilities

Open air Programs 30 M from high water mark
k ith ios k

rw Pie

P

ed

es

tr

ia

n

zo

ne

North Hotel rooms : 62 Shops : 30 (excluding
Restaurants) Children’s Play area Historic structures Parking 2 Old Trees Cluster Pedestrian zone

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Bus Terminal

Mahebourg waterfront Architectural design

Scenario 1

D C

E

Pedestrian zone Bay

P

ro

m

e

n

a

d

e

North

To the Pointes des Regates

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

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kiran keswani architect . India

B

A

Combat Naval

Mahebourg waterfront
Promenade
kiran keswani architect . India

Scenario 2
is 1 Ax

Urban Design Plan
Pier with kiosk

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 3

Ax

is 2
Parking for 4-wheelers

Historic structures

Bus station

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.

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Mahebourg waterfront Architectural design

Scenario 2 : Ground floor plan
kiran keswani architect . India

Hotel rooms : 38 Shops : 20 (excluding
Restaurants)

Hotel rooms Shopping & Restaurants Promenade Promenade / Pedestrian zones

Open air Programs 30 M from high water mark

Utilities
ios k

rw Pie

k ith

Pe

de

st

ria

n z on e

North
Pe zo de ne str i

an

Old Trees Cluster

Children’s Play area

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Bus Terminal

Guest rooms Restaurant & Kitchen Reception & Office Access road & Parking Landscaped areas Pathways & Verandahs

Scenario 2 :

SPDC land

Parking

Land belonging Ministry Arts Culture (M A&C)

to of & of

Entrance to Resort/Hotel

+
Land 2

North

Resort / Hotel
Total number of Cottages/Guest rooms : 35

kiran keswani architect . India

Mahebourg waterfront Architectural design

11

Mahebourg waterfront Architectural design
Bay

Scenario 2
Pointes des Regates

A

B
kiran keswani architect . India

s e d e e P on z

i tr

a

n

C

Promenade

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

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Mahebourg waterfront

Scenario 3
Urban Design Plan
Combat Naval
Axis 1

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.

Promenade

Ax

is 2

Pier with kiosk

Historic structures

Proposed Bus stop

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 4

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kiran keswani architect . India

Ax is

3

Mahebourg waterfront Architectural design

Scenario 3 : Ground floor plan

Hotel rooms Shopping & Restaurants
Combat Naval Open air Programs 30 M from high water mark

A
r Pie th wi sk k io

Promenade / Pedestrian zones Utilities Cinema

Hotel rooms : nil Shops : 62 (excluding Restaurants)

Casino

North

Old Trees Cluster Promenade

B

Children’s Play area Historic structures

P zo ed ne es tr

ia

n

Bus Stand

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kiran keswani architect . India

Mahebourg waterfront Architectural design

Scenario 3

Bay

A C
kiran keswani architect . India

P zo es ed e n tr ia n

Pr

om

en

ad

e

North

B

1

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

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Mahebourg waterfront Architectural design

Scenario 3
kiran keswani architect . India

B

Prom

enad

e
P ed es zo tr ne ia n

C

A

Bay

To the Pointes des Regates

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.

North

2

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

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Mahebourg waterfront Architectural design

Scenario 3
kiran keswani architect . India

B

Prome

nade

3

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

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kiran keswani architect . India

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.
kiran keswani architect . India

DESIGN STUDY Section 1

Raised Promenade Shop

Cafetaria Shop Covered walkway High water mark 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.

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DESIGN STUDY Section 2

Shop

Shop Covered walkway
kiran keswani architect . India

Cafetaria High water mark

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

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MAHEBOURG a Sustainable approach to development

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 kiranmkeswani@gmail.com

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