Environmental & Social Review Summary
Project Number
10055
Company Name
Indian Ocean Hotel Limited
Date ESRS Disclosed
Feb 5, 2010
Country
Tanzania
Region
Africa
Last Updated Date
Jan 2, 2017
Environmental Category
B - Limited
Status
Completed
Previous Events
Approved : Apr 14, 2000
Signed : May 29, 2000
Invested : Jul 24, 2000
Sector
City and Business Hotel
Industry
Tourism, Retail and Property
Department
Regional Industry - MAS Africa
Project Description
- 3 - November 17, 1998
International Finance Corporation
A Member of the World Bank Group
International Finance Corporation
A Member of the World Bank Group
Environmental Review Summary (ERS)
Project Name Tanzania - Indian Ocean Hotel
Region Sub-Saharan Africa
Sector Hotels and tourism
Project No. 010055
1. This project involves construction of a 100-room high quality hotel, located on the coast eight kilometers north of Dar-es-Salaam city centre on the Msasani Peninsula, a wealthy suburb of the city. The hotel will cater for both tourist and business demands. The site is located along a 10 meter high cliff above coastal reef flats. Facilities will include: a banquet hall with seating capacity of 200; a conference hall with seating capacity of 150; catering facilities supported by a comprehensive kitchen; a large foyer with a lounge and bar; a full size swimming pool set in a landscaped garden; and a shopping centre comprised of six shops. Following successful implementation of the project, the sponsor may embark on Phase II; the development of an additional 100 rooms. Phase II development will not require acquisition of new land.
2. 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 review of the project consisted of appraising technical and environmental information submitted by the project sponsor. The following potential environmental, health and safety impacts of the project were analyzed:
· Land acquisition;
· Public Consultation
· Coastal impacts and erosion;
· Liquid effluent treatment and disposal;
· Solid waste disposal;
· Water and power supply;
· CFCs and PCBs;
· Fire protection; and
· Employee training and general safety.
The information provided by Indian Ocean about how each of these potential impacts will be addressed in the development of the proposed project is summarized in the paragraphs that follow.
3. Land Acquisition and Public Consultation: Title Deed to the land was acquired by the sponsors in 1979. Total area of the plot is 2.231 ha, Phase II (if constructed) will not require acquisition of additional land and infrastructure needs will be provided as defined below for the current project. Construction started in 1995; during the period 1979-1995 there was no formal use of the land and no resettlement has been required as part of the project. The beach area south of the site (which stretches for several kilometers towards the city) has historically been used by the general public as a public space and continues to be used as such. The site itself was covered with scrub and areas north of the site remain covered in scrub, which is what the site looked like. The plot immediate south of the site has been a fenced Police Post for many years. As the site was not an open sandy area like the coast southwards, where the public often play football, restriction of access to the beach by project is not an issue. The site sits on a cliff 10 meters above a rocky coast and there is no natural beach.
In an effort to address public concerns regarding the legality of the land acquisition and project development the sponsor has held several meetings on the site to which residents, NGOs, the Government (including the local MP), the press, Minister of Tourism, and City Authorities have been invited. At the time of the foundation stone laying advertisements inviting all stakeholders to attend the function were placed in Swahili and English language newspapers. Several Ministries, previous Governments, and the current Government (including the current President of Tanzania) have clearly stated that the project is legal and meets all planning requirements, including the 60 meter setback requirement. The World Bank’s Office in Dar-es-Salaam has also confirmed that the land was legally acquired.
4. Coastal Impacts: As mentioned the sponsor will comply with all setback requirements and will not alter the cliff area. Vegetation will be planted along the cliff edge and on the project site to minimize coastal erosion, which has been a problem in coastal areas around Dar-es-Salaam. No boat anchoring or quarrying will be done as part of the project, and guests will have no access to the ocean, thus reef flats in front of the site will remain untouched by the project. Designated footpaths for guests to use are being constructed, which will further minimize the potential for erosion and airborne dust.
5. Sewage and Effluent Treatment: The site is not connected to sewer lines operated by the Dar-es-Salaam Sewage and Sanitation Department (DSSD). The sponsor is therefore installing a mechanical sewage treatment plant (STP), based on an Extended Aeration Activated Sludge System, to treat liquid waste generated from all point sources of the project. Effluent from kitchens and restaurants will pass through grease traps prior to discharge to the STP. Treated wastewater will be reused as irrigation water in the hotel grounds and will meet IFC standards for wastewater reuse. Any excess wastewater and sludge from the STP will be disposed of at the DSSD treatment plant and the municipal landfill at Mwanamanyala. The sponsor will be required to test treated effluent regularly and maintain records which will be submitted to IFC as part of annual monitoring.
6. Solid Waste: Dar-es-Salaam City Commission has privatized the collection of solid waste. All solid waste from the hotel, none of which is hazardous, will be stored in a secure area on site and an authorized private company will be contracted to haul it to designated city dumps.
7. Water and Power Supply: Water will be supplied by the city mains, the sponsor will treat water on site to ensure that it complies with WHO Drinking Water Guidelines. Reuse of wastewater for irrigation will reduce freshwater consumption needs. Power is also supplied by the local grid and the sponsor will maintain backup generators on site. No boilers will be used as part of the project as the sponsor is installing solar water heater units and water temperature will be electrically boosted as necessary. All fuel storage tanks, including those associated with backup power supply, will be equipped with secondary containment structures.
8. PCBs and CFCs: The sponsor has committed that no new or used PCB or CFC based equipment will be installed as part of the project.
9. Fire Safety: The sponsor has incorporated in the building designs some of the features of the NFPA 101 Life and Safety Code which include means of egress, smoke and fire resistant barriers, automatic sprinklers, fire and detection/alarm/public address system, fire hydrants, fire hosereels, adequate water supplies, fire extinguishers. The sponsor undertakes to provide safe atriums, convenience openings, secured LPG tanks, fire protection system in cooker hoods, illumination of means of egress, emergency lighting, directional signage, fire alarm system and signal indication, lightning spark arrestors and reasonable security for occupants having impaired mobility.
10. General Safety and Training: All employees will undergo regular medical check-ups and kitchen staff will have more detailed examinations. An emergency clinic staffed by a nurse will be maintained on site for staff and guests. Employees will be trained as per Golden Tulip (Dutch Hotel Management Company) standards, topics covered will include emergency response, accidents, health, and fire safety. Guidance will also be sought from the Tanzanian Industrial Safety Engineers, Dar-es-Salaam.
11. This ERS will be translated into Swahili and released in the local press, local municipal offices and through a local press bulletin. Availability of the ERS at the project site and municipal offices will also be announced in the local press.
12. Based on its review of available information regarding potential environmental impacts and proposed mitigation measures, IFC concludes that Indian Ocean Hotel proposed project will meet World Bank environmental, health and safety policies and guidelines and host country requirements.
13. IFC will monitor ongoing compliance with World Bank environmental, health and safety policies and guidelines during the lifetime of the project by evaluating reports submitted annually to IFC by Indian Ocean Hotel and by conducting periodic supervision.
International Finance Corporation
A Member of the World Bank Group
International Finance Corporation
A Member of the World Bank Group
Environmental Review Summary (ERS)
Project Name Tanzania - Indian Ocean Hotel
Region Sub-Saharan Africa
Sector Hotels and tourism
Project No. 010055
1. This project involves construction of a 100-room high quality hotel, located on the coast eight kilometers north of Dar-es-Salaam city centre on the Msasani Peninsula, a wealthy suburb of the city. The hotel will cater for both tourist and business demands. The site is located along a 10 meter high cliff above coastal reef flats. Facilities will include: a banquet hall with seating capacity of 200; a conference hall with seating capacity of 150; catering facilities supported by a comprehensive kitchen; a large foyer with a lounge and bar; a full size swimming pool set in a landscaped garden; and a shopping centre comprised of six shops. Following successful implementation of the project, the sponsor may embark on Phase II; the development of an additional 100 rooms. Phase II development will not require acquisition of new land.
2. 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 review of the project consisted of appraising technical and environmental information submitted by the project sponsor. The following potential environmental, health and safety impacts of the project were analyzed:
· Land acquisition;
· Public Consultation
· Coastal impacts and erosion;
· Liquid effluent treatment and disposal;
· Solid waste disposal;
· Water and power supply;
· CFCs and PCBs;
· Fire protection; and
· Employee training and general safety.
The information provided by Indian Ocean about how each of these potential impacts will be addressed in the development of the proposed project is summarized in the paragraphs that follow.
3. Land Acquisition and Public Consultation: Title Deed to the land was acquired by the sponsors in 1979. Total area of the plot is 2.231 ha, Phase II (if constructed) will not require acquisition of additional land and infrastructure needs will be provided as defined below for the current project. Construction started in 1995; during the period 1979-1995 there was no formal use of the land and no resettlement has been required as part of the project. The beach area south of the site (which stretches for several kilometers towards the city) has historically been used by the general public as a public space and continues to be used as such. The site itself was covered with scrub and areas north of the site remain covered in scrub, which is what the site looked like. The plot immediate south of the site has been a fenced Police Post for many years. As the site was not an open sandy area like the coast southwards, where the public often play football, restriction of access to the beach by project is not an issue. The site sits on a cliff 10 meters above a rocky coast and there is no natural beach.
In an effort to address public concerns regarding the legality of the land acquisition and project development the sponsor has held several meetings on the site to which residents, NGOs, the Government (including the local MP), the press, Minister of Tourism, and City Authorities have been invited. At the time of the foundation stone laying advertisements inviting all stakeholders to attend the function were placed in Swahili and English language newspapers. Several Ministries, previous Governments, and the current Government (including the current President of Tanzania) have clearly stated that the project is legal and meets all planning requirements, including the 60 meter setback requirement. The World Bank’s Office in Dar-es-Salaam has also confirmed that the land was legally acquired.
4. Coastal Impacts: As mentioned the sponsor will comply with all setback requirements and will not alter the cliff area. Vegetation will be planted along the cliff edge and on the project site to minimize coastal erosion, which has been a problem in coastal areas around Dar-es-Salaam. No boat anchoring or quarrying will be done as part of the project, and guests will have no access to the ocean, thus reef flats in front of the site will remain untouched by the project. Designated footpaths for guests to use are being constructed, which will further minimize the potential for erosion and airborne dust.
5. Sewage and Effluent Treatment: The site is not connected to sewer lines operated by the Dar-es-Salaam Sewage and Sanitation Department (DSSD). The sponsor is therefore installing a mechanical sewage treatment plant (STP), based on an Extended Aeration Activated Sludge System, to treat liquid waste generated from all point sources of the project. Effluent from kitchens and restaurants will pass through grease traps prior to discharge to the STP. Treated wastewater will be reused as irrigation water in the hotel grounds and will meet IFC standards for wastewater reuse. Any excess wastewater and sludge from the STP will be disposed of at the DSSD treatment plant and the municipal landfill at Mwanamanyala. The sponsor will be required to test treated effluent regularly and maintain records which will be submitted to IFC as part of annual monitoring.
6. Solid Waste: Dar-es-Salaam City Commission has privatized the collection of solid waste. All solid waste from the hotel, none of which is hazardous, will be stored in a secure area on site and an authorized private company will be contracted to haul it to designated city dumps.
7. Water and Power Supply: Water will be supplied by the city mains, the sponsor will treat water on site to ensure that it complies with WHO Drinking Water Guidelines. Reuse of wastewater for irrigation will reduce freshwater consumption needs. Power is also supplied by the local grid and the sponsor will maintain backup generators on site. No boilers will be used as part of the project as the sponsor is installing solar water heater units and water temperature will be electrically boosted as necessary. All fuel storage tanks, including those associated with backup power supply, will be equipped with secondary containment structures.
8. PCBs and CFCs: The sponsor has committed that no new or used PCB or CFC based equipment will be installed as part of the project.
9. Fire Safety: The sponsor has incorporated in the building designs some of the features of the NFPA 101 Life and Safety Code which include means of egress, smoke and fire resistant barriers, automatic sprinklers, fire and detection/alarm/public address system, fire hydrants, fire hosereels, adequate water supplies, fire extinguishers. The sponsor undertakes to provide safe atriums, convenience openings, secured LPG tanks, fire protection system in cooker hoods, illumination of means of egress, emergency lighting, directional signage, fire alarm system and signal indication, lightning spark arrestors and reasonable security for occupants having impaired mobility.
10. General Safety and Training: All employees will undergo regular medical check-ups and kitchen staff will have more detailed examinations. An emergency clinic staffed by a nurse will be maintained on site for staff and guests. Employees will be trained as per Golden Tulip (Dutch Hotel Management Company) standards, topics covered will include emergency response, accidents, health, and fire safety. Guidance will also be sought from the Tanzanian Industrial Safety Engineers, Dar-es-Salaam.
11. This ERS will be translated into Swahili and released in the local press, local municipal offices and through a local press bulletin. Availability of the ERS at the project site and municipal offices will also be announced in the local press.
12. Based on its review of available information regarding potential environmental impacts and proposed mitigation measures, IFC concludes that Indian Ocean Hotel proposed project will meet World Bank environmental, health and safety policies and guidelines and host country requirements.
13. IFC will monitor ongoing compliance with World Bank environmental, health and safety policies and guidelines during the lifetime of the project by evaluating reports submitted annually to IFC by Indian Ocean Hotel and by conducting periodic supervision.
Environmental and Social Mitigation Measures
Broad Community Support
Related SII
