Environmental & Social Review Summary
Project Number
10034
Company Name
Royal Saly S.A.
Date ESRS Disclosed
Feb 5, 2010
Country
Senegal
Region
Africa
Last Updated Date
Jan 2, 2017
Environmental Category
B - Limited
Status
Completed
Previous Events
Approved : Jul 26, 2000
Signed : Feb 22, 2002
Invested : Nov 25, 2002
Sector
Resort Hotel (Including Lodges)
Industry
Tourism, Retail and Property
Department
Regional Industry - MAS Africa
Project Description
- 5 -
Environmental Review Summary (ERS)
Project Name Senegal - Hotel Royal Saly
Region Sub-Saharan Africa
Sector Hotels and Resorts
Project No. 10034
1. This project is to build a two-star seaside resort at North Saly, one of the most attractive touristic areas of Senegal, about 80 kilometers from Dakar. The complex will be developed on a 2.8 hectares with a sea front of 122 meters. The complex called Royal Saly will have 130 rooms with a total of 326 beds. A 350 site-restaurant, a bar (60-80 people), a 150/170 site-conference room, few boutiques, a fitness room, a mini-club, a swimming pool and a tennis court will complement the complex. Construction works will be carried out by Fougerolles, a major French Construction Company, under a fixed price contract.
2. At IFC’s request, the sponsor completed an independent focused environmental impact assessment. The sponsor has committed to implement all of the key recommendations and mitigation measures identified in the environmental impact study including in particular a compensation plan for the squatters currently on site.
3. This is a category B project according to IFC''s environmental review procedure because specific impacts may result which can be avoided or mitigated by adhering to generally recognized performance standards, guidelines or design criteria. The following key environmental health and safety issues were analyzed:
· Site location and current land use;
· Possible need for Public Consultation;
· Relocation of and compensation to people currently occupying or utilizing the land if applicable ;
· Coastal erosion and siltation of surface waters;
· Impacts of construction and operation on the surrounding ecosystem,
· Impacts on sensitive areas of auxiliary activities such as snorkeling and diving;
· Cumulative impacts on the North Saly area of existing projects;
· Sewage and liquid effluent treatment and disposal;
· Solid waste disposal;
· Water and power supply;
· Fuel storage;
· CFC’s;
· Employee safety training and emergency response; and
· Fire protection measures;
Key mitigation measures contained in the environmental impact study are summarized in the paragraphs that follow.
4. The project is located in the rural community of Malicounda, 80km south of Dakar and close to the city of Mbour. The area has been classified as priority zone for tourism and the structure in charge of its development was created in 1974. The objective was to combine the promotion of tourism, with the general development of the area and provide a source of clients for products of fishing and agriculture. Development started in the southern area, Saly Sud and the project is part of the realization of the Saly Nord zone.
5. The Saly North area is characterized by a very flat topography and the beach over 2,5 km long, is free from reefs and rocks. Vegetation comprises Filaos trees on the seaside and a baobab forest inland. Several touristic residences are already implanted at the Saly North part of the resort (Safari Village, Teranga Village, and Paradis Village) and the project will be the first hotel. The project will be situated within 30 meters of the high water mark. It will cover a total surface of 2,8 ha with 122m on the sea front. At IFC ''s request, the sponsor has agreed to protect the maximum number of baobab (Adamsonia Senegalensis) which, while not protected in the Saly area, nevertheless represent a significant visual aspect of the landscape.
6. Owners of plots within the area delineated for Saly North have been compensated in cash and in kind by SAPCO in 1987 and relocated to a new village constructed specifically (cité Espoir). The project site is currently occupied by an informal restaurant and shop and the huts of compensated owners, not yet demolished are being occupied by 2 squatters. One of them is occupied by the watchman of the owner, who has already been compensated by SAPCO in 1987 and given a plot of land, lives in Dakar. The other one is occupied by a squatter who has a small informal restaurant. At IFC ''s request, the sponsors have agreed to compensate those known occupants negatively affected by the project in terms of loss of income or accommodation and which have not been already compensated under the SAPCO scheme. Submission to IFC of an appropriate plan drafted in consultation with the squatters will be made into a condition of disbursement.
7. Coastal erosion can be a problem in this part of Senegal through the use of sand derived from the beaches. Use of such sand is prohibited under Senegalese regulations and the sponsor will ensure that all sand to be used is only supplied from authorized quarries. A list of the quarries and copies of their authorization will be supplied to IFC prior to the start of the construction.
8. Power Supply is to be provided by the Resort Network and a spare generator will be kept on site for emergency purposes. The generator and the fuel to be stored on site will be kept in secure and locked rooms with cemented floor to prevention soil pollution in case of accidental spill.
9. Water will be supplied from the network currently being installed. The quality of the water is checked daily by the SONES laboratory. Where possible, the hotel will use only biodegradable detergents/soaps. Water efficiency measures will be implemented through the use of installation of equipment designed to minimize water consumption, and guests will be encouraged to minimize laundering of towels and sheets. In addition, treated wastewater will be reused for watering purposes.
10. Liquid waste disposal: The existing treatment station, build for Saly Sud, is well over capacity and cannot accept any additional flux. Consequently, a rehabilitation and extension of this WWPT has been planned so that it can accept all of the Saly North effluents. The feasibility study is currently under way but implementation scheme and financing mechanism are yet to be defined. As a temporary measure and while the WWTP is not operational, Royal Saly waste waters will be treated through a succession of anaerobic septic tanks and a sand filter, to be dimensioned and installed by Transtech, who guarantees that the treated effluents will meet IFC ''s guidelines. Sludges will be disposed off. This type of treatment is currently being tested at an experimental station located in Dakar through a research program supervised by Bureau Veritas and SONAS. The sludges issued from the treatment will be dried and reused as amendment for the gardens. At IFC request''s, treated water will be regularly monitored, and the submission of a monitoring program and budget to IFC will be made into a Condition of Disbursement.
11. Run Off Water: Run off waters will be collected through a specific draining network and discharged at sea.
12. Solid waste disposal: Solid waste is collected daily throughout the resort by a private company and disposed off in an on site dump. The dump has recently been fenced and a tractor is used to compact the waste. This system however is temporary and a budget of 2.5 M CFA has been set aside by SAPCO upgrade the dump to a sanitary landfill and install a composting unit.
13. The sponsor has committed not to install any equipment containing CFC’s or PCBs.
14. An Environment Management Plan to incorporate the recommendations of the environmental assessment study has been drafted and the final Plan will be reviewed by IFC, and included in the Investment Agreement. It will address the following issues:
· Mitigation of impacts during construction;
· Measures for erosion control;
· Worker''s safety during construction;
· Integration the architecture and landscaping into the natural environment and respect of the coastal rehabilitation plans;
· Sewage and stormwater control;
· Solid waste management and disposal including the implementation schedule for the upgrading up the waste disposal facility;
· Contingency plans;
· Monitoring of environmental indicators;
· Removal of hazardous waste (if necessary);
· Waste management requirements during construction and exploitation;
Sponsor will also require that all contractors submit health and safety plans and provide training to their staff.
15. Senegalese Health and Safety Regulation requires appropriate training and safety equipment be provided to employees. The sponsor will ensure that all staff are receive induction training (including emergency response procedures), training in health related issues, and be provided with refresher courses on a regular bases.
16. Fire and safety: As is standard for all IFC hotel investments, the sponsor will complete an independent desk review of project design proposals by a fire safety expert to ensure compliance with World Bank guidelines for fire prevention and life safety. This audit will be a condition of first disbursement of IFC’s loan. The sponsor is committed to designing the hotel to meet international fire safety standards and will immediately implement all audit recommendations. As is standard for all IFC hotel investments, the sponsor will complete an independent desk review of project design proposals by a fire safety expert to ensure compliance with World Bank guidelines for fire prevention and life safety. The same Expert shall test systems for performance once in place. This audit will be a condition of first disbursement of IFC’s loan.
Although the sponsor is committed to designing the hotel to meet international fire safety standards and will immediately implement all audit recommendations, the company management must develop and implement a comprehensive management plan for fire protection and life safety. The most important measures to consider are:
- Control of fire load (the presence and control of ignition sources and combustible material inside and outside the premises),
- Confinement (the passive fire safety features aimed at dividing the building into compartments, which restrict the spread of fire and smoke. The resistance of the building frame to the effects of fire and smoke is also checked).
- Installation of fire detection and alarm (the capabilities to detect fire and smoke and alerting the occupants and public fire services in case of emergencies).
- Provision of adequate means of egress (the means for safe and accessible exiting of the building. Topics include the exit system, emergency power, lighting and exit marking).
- Fire fighting methods (the methods and tools to achieve positive fire fighting. It includes manual fire-fighting capabilities and/or automatic suppression systems such as sprinklers, etc…).
- Emergency response plans (the prepared action plan and procedures for overseeing and monitoring the evacuation period. All necessary actions and co-ordination by hotel staff and local fire brigade are addressed).
- Maintenance and housekeeping (the hotel management awareness towards Life and fire safety. All necessary actions to ensure the integrity of fire and life safety protection systems and equipment through routine maintenance, inspection, reviews and updates as well as with training of hotel staff are addressed).
17. Release of the ERS will be done in French though the national press and the full document will be displaced at the SAPCO offices in Saly, and at the Mbour town hall.
18. Based on its review of available information regarding potential environmental impacts and proposed mitigation measures, IFC concludes that, subject to completion of a the agreed studies and consultations detailed above, and based on the sponsor’s commitment to immediately implement audits recommendations, the proposed project is being designed to meet Government of Senegal requirements, and World Bank policies, and environmental, health and safety guidelines.
19. IFC will monitor ongoing compliance with World Bank policies and guidelines during the life of the project by evaluating monitoring reports submitted annually to IFC by the sponsor and by conducting periodic site reviews during project supervision.
Environmental Review Summary (ERS)
Project Name Senegal - Hotel Royal Saly
Region Sub-Saharan Africa
Sector Hotels and Resorts
Project No. 10034
1. This project is to build a two-star seaside resort at North Saly, one of the most attractive touristic areas of Senegal, about 80 kilometers from Dakar. The complex will be developed on a 2.8 hectares with a sea front of 122 meters. The complex called Royal Saly will have 130 rooms with a total of 326 beds. A 350 site-restaurant, a bar (60-80 people), a 150/170 site-conference room, few boutiques, a fitness room, a mini-club, a swimming pool and a tennis court will complement the complex. Construction works will be carried out by Fougerolles, a major French Construction Company, under a fixed price contract.
2. At IFC’s request, the sponsor completed an independent focused environmental impact assessment. The sponsor has committed to implement all of the key recommendations and mitigation measures identified in the environmental impact study including in particular a compensation plan for the squatters currently on site.
3. This is a category B project according to IFC''s environmental review procedure because specific impacts may result which can be avoided or mitigated by adhering to generally recognized performance standards, guidelines or design criteria. The following key environmental health and safety issues were analyzed:
· Site location and current land use;
· Possible need for Public Consultation;
· Relocation of and compensation to people currently occupying or utilizing the land if applicable ;
· Coastal erosion and siltation of surface waters;
· Impacts of construction and operation on the surrounding ecosystem,
· Impacts on sensitive areas of auxiliary activities such as snorkeling and diving;
· Cumulative impacts on the North Saly area of existing projects;
· Sewage and liquid effluent treatment and disposal;
· Solid waste disposal;
· Water and power supply;
· Fuel storage;
· CFC’s;
· Employee safety training and emergency response; and
· Fire protection measures;
Key mitigation measures contained in the environmental impact study are summarized in the paragraphs that follow.
4. The project is located in the rural community of Malicounda, 80km south of Dakar and close to the city of Mbour. The area has been classified as priority zone for tourism and the structure in charge of its development was created in 1974. The objective was to combine the promotion of tourism, with the general development of the area and provide a source of clients for products of fishing and agriculture. Development started in the southern area, Saly Sud and the project is part of the realization of the Saly Nord zone.
5. The Saly North area is characterized by a very flat topography and the beach over 2,5 km long, is free from reefs and rocks. Vegetation comprises Filaos trees on the seaside and a baobab forest inland. Several touristic residences are already implanted at the Saly North part of the resort (Safari Village, Teranga Village, and Paradis Village) and the project will be the first hotel. The project will be situated within 30 meters of the high water mark. It will cover a total surface of 2,8 ha with 122m on the sea front. At IFC ''s request, the sponsor has agreed to protect the maximum number of baobab (Adamsonia Senegalensis) which, while not protected in the Saly area, nevertheless represent a significant visual aspect of the landscape.
6. Owners of plots within the area delineated for Saly North have been compensated in cash and in kind by SAPCO in 1987 and relocated to a new village constructed specifically (cité Espoir). The project site is currently occupied by an informal restaurant and shop and the huts of compensated owners, not yet demolished are being occupied by 2 squatters. One of them is occupied by the watchman of the owner, who has already been compensated by SAPCO in 1987 and given a plot of land, lives in Dakar. The other one is occupied by a squatter who has a small informal restaurant. At IFC ''s request, the sponsors have agreed to compensate those known occupants negatively affected by the project in terms of loss of income or accommodation and which have not been already compensated under the SAPCO scheme. Submission to IFC of an appropriate plan drafted in consultation with the squatters will be made into a condition of disbursement.
7. Coastal erosion can be a problem in this part of Senegal through the use of sand derived from the beaches. Use of such sand is prohibited under Senegalese regulations and the sponsor will ensure that all sand to be used is only supplied from authorized quarries. A list of the quarries and copies of their authorization will be supplied to IFC prior to the start of the construction.
8. Power Supply is to be provided by the Resort Network and a spare generator will be kept on site for emergency purposes. The generator and the fuel to be stored on site will be kept in secure and locked rooms with cemented floor to prevention soil pollution in case of accidental spill.
9. Water will be supplied from the network currently being installed. The quality of the water is checked daily by the SONES laboratory. Where possible, the hotel will use only biodegradable detergents/soaps. Water efficiency measures will be implemented through the use of installation of equipment designed to minimize water consumption, and guests will be encouraged to minimize laundering of towels and sheets. In addition, treated wastewater will be reused for watering purposes.
10. Liquid waste disposal: The existing treatment station, build for Saly Sud, is well over capacity and cannot accept any additional flux. Consequently, a rehabilitation and extension of this WWPT has been planned so that it can accept all of the Saly North effluents. The feasibility study is currently under way but implementation scheme and financing mechanism are yet to be defined. As a temporary measure and while the WWTP is not operational, Royal Saly waste waters will be treated through a succession of anaerobic septic tanks and a sand filter, to be dimensioned and installed by Transtech, who guarantees that the treated effluents will meet IFC ''s guidelines. Sludges will be disposed off. This type of treatment is currently being tested at an experimental station located in Dakar through a research program supervised by Bureau Veritas and SONAS. The sludges issued from the treatment will be dried and reused as amendment for the gardens. At IFC request''s, treated water will be regularly monitored, and the submission of a monitoring program and budget to IFC will be made into a Condition of Disbursement.
11. Run Off Water: Run off waters will be collected through a specific draining network and discharged at sea.
12. Solid waste disposal: Solid waste is collected daily throughout the resort by a private company and disposed off in an on site dump. The dump has recently been fenced and a tractor is used to compact the waste. This system however is temporary and a budget of 2.5 M CFA has been set aside by SAPCO upgrade the dump to a sanitary landfill and install a composting unit.
13. The sponsor has committed not to install any equipment containing CFC’s or PCBs.
14. An Environment Management Plan to incorporate the recommendations of the environmental assessment study has been drafted and the final Plan will be reviewed by IFC, and included in the Investment Agreement. It will address the following issues:
· Mitigation of impacts during construction;
· Measures for erosion control;
· Worker''s safety during construction;
· Integration the architecture and landscaping into the natural environment and respect of the coastal rehabilitation plans;
· Sewage and stormwater control;
· Solid waste management and disposal including the implementation schedule for the upgrading up the waste disposal facility;
· Contingency plans;
· Monitoring of environmental indicators;
· Removal of hazardous waste (if necessary);
· Waste management requirements during construction and exploitation;
Sponsor will also require that all contractors submit health and safety plans and provide training to their staff.
15. Senegalese Health and Safety Regulation requires appropriate training and safety equipment be provided to employees. The sponsor will ensure that all staff are receive induction training (including emergency response procedures), training in health related issues, and be provided with refresher courses on a regular bases.
16. Fire and safety: As is standard for all IFC hotel investments, the sponsor will complete an independent desk review of project design proposals by a fire safety expert to ensure compliance with World Bank guidelines for fire prevention and life safety. This audit will be a condition of first disbursement of IFC’s loan. The sponsor is committed to designing the hotel to meet international fire safety standards and will immediately implement all audit recommendations. As is standard for all IFC hotel investments, the sponsor will complete an independent desk review of project design proposals by a fire safety expert to ensure compliance with World Bank guidelines for fire prevention and life safety. The same Expert shall test systems for performance once in place. This audit will be a condition of first disbursement of IFC’s loan.
Although the sponsor is committed to designing the hotel to meet international fire safety standards and will immediately implement all audit recommendations, the company management must develop and implement a comprehensive management plan for fire protection and life safety. The most important measures to consider are:
- Control of fire load (the presence and control of ignition sources and combustible material inside and outside the premises),
- Confinement (the passive fire safety features aimed at dividing the building into compartments, which restrict the spread of fire and smoke. The resistance of the building frame to the effects of fire and smoke is also checked).
- Installation of fire detection and alarm (the capabilities to detect fire and smoke and alerting the occupants and public fire services in case of emergencies).
- Provision of adequate means of egress (the means for safe and accessible exiting of the building. Topics include the exit system, emergency power, lighting and exit marking).
- Fire fighting methods (the methods and tools to achieve positive fire fighting. It includes manual fire-fighting capabilities and/or automatic suppression systems such as sprinklers, etc…).
- Emergency response plans (the prepared action plan and procedures for overseeing and monitoring the evacuation period. All necessary actions and co-ordination by hotel staff and local fire brigade are addressed).
- Maintenance and housekeeping (the hotel management awareness towards Life and fire safety. All necessary actions to ensure the integrity of fire and life safety protection systems and equipment through routine maintenance, inspection, reviews and updates as well as with training of hotel staff are addressed).
17. Release of the ERS will be done in French though the national press and the full document will be displaced at the SAPCO offices in Saly, and at the Mbour town hall.
18. Based on its review of available information regarding potential environmental impacts and proposed mitigation measures, IFC concludes that, subject to completion of a the agreed studies and consultations detailed above, and based on the sponsor’s commitment to immediately implement audits recommendations, the proposed project is being designed to meet Government of Senegal requirements, and World Bank policies, and environmental, health and safety guidelines.
19. IFC will monitor ongoing compliance with World Bank policies and guidelines during the life of the project by evaluating monitoring reports submitted annually to IFC by the sponsor and by conducting periodic site reviews during project supervision.
Environmental and Social Mitigation Measures
Broad Community Support
Related SII
