While all Performance Standards are applicable to this investment, IFC's environmental and social due diligence indicates that the investment will have impacts which must be managed in a manner consistent with the following Performance Standards. If IFC's investment proceeds, IFC will periodically review the the project’s ongoing compliance with the Performance Standards.

PS 1 – Assessment and Management of Environmental and Social Risks and Impacts
PS 2 - Labor and working conditions
PS 3 - Resource Efficiency and Pollution Prevention
PS 4 – Community Health, Safety and Security

This proposed investment is an E&S Category B project according to IFC’s Environmental and Social Review Procedure, because potential adverse environmental and social risks are limited, reversible and may be readily mitigated.

Key environmental and social project issues include, control of dust, noise and workplace safety during construction, labor and working conditions during both construction and operation, building energy efficiency and water consumption efficiency and fire and structural safety aspects of the building’s design, construction and operation.

Land was acquired through willing buyer/seller process from the previous private owner. No person or economic activity was displaced as a result of this transaction, meaning that Performance Standard 5 is not relevant to this project.
PS6, PS7 and PS8: the land to be developed is located in a heavily modified habitat, adjacent to a main road and used for storage and car parking. The area has no known special biodiversity significance, nor are indigenous peoples or cultural heritage encountered.

IFC's appraisal considered the environmental and social management planning process and documentation for the project and gaps, if any, between these and IFCs requirements. Where necessary, corrective measures, intended to close these gaps within a reasonable period of time, are summarized in the paragraphs that follow and (if applicable) in an agreed Environmental and Social Action Plan (ESAP). Through the implementation of these measures, the project is expected to be designed and operated in accordance with Performance Standards objectives.

Policy

The project Sponsor implemented a sustainability management system in October 2011, in order to implement its overarching sustainability policy objectives. This project, particularly during the construction phase will be bound by the requirements of that policy. The hotel will vary a Marriott brand and has been designed and will be operated in compliance with Marriott’s sustainability criteria which include, among other things, an aspiration “to be the global hospitality leader that demonstrates how responsible hotel management can be a positive force for the environment”. This vision is supported by design choices to promote energy efficiency, life and fire safety and structural safety, and a Human Rights policy statement that acknowledges and supports the Universal Declaration of Human Rights and includes statements of protection for children and associates.



Social and Environmental Assessment:

Formal environmental and social assessment was not required by the Jamaican National Environmental and Planning Agency. However the project was examined by that Agency, and conditional approval was granted, subject to the fulfillment of a number of conditions in particular development of plans for waste management, emergency response and evacuation, traffic management, and environmental management and environmental monitoring plans. Additional environmental and social assessment was undertaken by a Jamaican environmental consultant on behalf of one of the lenders to the project. In addition to being responsive to local planning requirements, this assessment also considered the lenders’ requirements, and included reports in investigation of soil, soil penetration tests, the LEED scorecard, and the storm water pollution prevention plan.



- Management Program:

Environmental management plans for the construction phase have been developed, and compliance with these plans is contractually required in the construction contracts. These plans include good management practices such as erosion and sediment control, dust control through irrigation, and formal waste management practices. In practice, environmental management responsibility will be devolved to the local project manager, who is also a partner of the Sponsor in project ownership. The local project manager has responsibility to monitor the general contractor’s compliance with the contractual (including environmental and OHS ) responsibilities, including local regulations and the requirements of the lenders and Marriott. Compliance monitoring and reporting will be included in bi-weekly construction coordination meetings.



During the project’s operational phase, the property will be managed by a Marriott team in full compliance with Marriott’s highly regarded social and environmental requirements.



The sponsor’s project manager was trained in application of the Performance Standards by IFC, and has incorporated Performance Standard requirements into project specificati
ons and tendering documents. Marriott’s staff, who will have responsibility for ongoing hotel management have been trained under that company’s environmental program.

Working Conditions and Management of Worker Relationships:

These issues will be managed in compliance with the Marriott Global Employment Principles, and guided by the Marriott International Human Rights Policy Statement. These principles and statement serve as human resources policies and procedures and are very closely aligned with the requirements of Performance Standard 2.



These statements affirm Marriott’s support for the elimination of discrimination of discriminatory practices, support for diversity and freedom of association and elimination of all forms of forced, bonded or compulsory labor. Marriott does not employ children. Salaries and other benefits are set on the basis of Marriott salary scales and local salary surveys and are aimed to be locally competitive.



The Guarantee of Fair Treatment (GFT) / Open Door Process together with a Peer Review Grievance Procedure serve as an employee grievance mechanism.



Occupational Health and Safety:

OHS is an issue of concern primarily during the construction phase of the project.



The Contractor will have responsibility for ensuring safety on the worksite, and will, for example, regularly check that proper sanitary facilities are installed, that cool, safe water is available to all workers, and that protective equipment is worn as required for noise protection (ear-plugs, etc.), dust protection (goggles, etc.), personal fall protection (life-lines, harnesses, etc.) and other more general protective equipment (steel toe boots, reflective vests, hard helmets, gloves, etc.)

Resource Efficiency:

The hotel has been designed to be an efficient user of energy and water, and as a result a LEED Silver certification is expected. Energy efficiency measures incorporated into the building design include a well insulated building envelope, including high performance windows meeting the ASHRAE 90.1 standard, an enthalpy wheel to recover heat from exhaust air to pre-chill supply air, high efficiency HFC-refrigerant based chillers and ventilation systems, selected use of LED lighting, occupancy sensors in guest bedrooms and solar collectors to pre-heat hot water. The annual greenhouse gas emissions of the hotel are expected to be around 1.100 tonnes CO2 equivalent.



Water will be conserved through use of low-flow fittings, and recovery of gray water from showers, wash basins, and the laundry for pre-treatment and reuse in hotel toilets. Overflow will be directed to the city sewer, while make up to the gray water system will be provided from the storm water management system.



Emissions to Air:

Air emissions will arise from the small gas-fired boilers used to heat water: these will be insignificant. The hotel will not have a dry-cleaning facility. A 600 kVA generator will be provided, but for standby purposes only. Zero –ODP refrigerant (R410A) will be adopted in air conditioning systems.



Emissions to Water:

Sanitary waste water and kitchen effluents and overflow from the grey water system will be discharged to the city sewer for further treatment and disposal. A system will be developed to capture storm water, and to store it in an underground tank for percolation to ground water. Storm water run off from the site will not be more than that from the current undeveloped site.



Hazardous Materials

Fuel storage for the emergency generator will be in a double-walled above ground tank. The generator itself will be placed within a containment pond to catch fuel leaks if any.



Solid and Hazardous Wastes:



Wastes generated will include food residues, and paper and plastic wastes, and maintenance residues such as used lubricants, oils and paints. These will be disposed to authorized municipal landfill and hazardous waste management contractors.

The Sponsor has retained professional advice to design the life and fire safety systems of the hotel to be fully compliant with US National Fire Protection Association (NFPA) Life Safety Code requirements, as required by Marriott and meeting IFC requirements in this respect.



Construction plans include an automatic sprinkler system plus hose panels in every floor, which will be supplied by a reservoir tank and a motor driven fire pump. Also, a fire alarm system has been implemented in the designs, which users smoke sensors in every room, hallways, public areas, etc, hose flow sensors, and manual pull stations. Regular checks on construction/implementation progress, and a post-construction but pre-opening check will be made to confirm the correct installation and functioning of all fire protection equipment, and that the as-built property is compliant with the design requirements.



Hurricane activity has also been considered in project design, by incorporating Miami Dade County’s hurricane zone requirements for roofs, exterior walls and windows (windows will be laminated impact resistant glass). The building is designed to withstand wind speeds of 155 mph (a Category 5 hurricane), and a storm water management plan has been developed for temporary storage of heavy rainfall.



Jamaica is seismically active country. Soil samples have been taken and analysis has concluded that liquefaction is not expected in the event of an earthquake. Designs for seismicity and wind loadings are compliant with International Building Code (2009).



After the start of hotel operations, the hotel maintenance team will regularly test swimming pool water quality, and will regularly treat cooling tower water, and maintain domestic hot water at sufficiently high temperature to prevent growth of legionella bacteria, and will test to confirm the effectiveness of these treatments.



The hotel will receive city water which is potable, though regular testing will be undertaken to provide ongoing assurance of water quality.

The developer held a public meeting on October 18, 2012 to discuss the proposed project. The meeting had been previously advertised in the Gleaner newspaper on October 10, 2012. The public meeting took the form of a powerpoint presentation of the project, followed by a question and answer session.

Project documentation is available at Pan Jamaica Investment Trust office, located at 60, Knutsford Boulevard, Kingston 5. The contact is Mr Sam Cooper:

mailto:SamCooper@jamaicaproperty.com
Tel: 876-929-4510-4

Broad Community Support is not applicable for this project

Current client performance is aligned with applicable Performance Standards and EHS Guideline requirements. No E & S Action Plan is required.