4848 - INTERNATIONAL HOUSE PROPERTY LIMITED

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Environmental & Social Review Summary

Project Number

4848

Company Name

International House Property Limited

Date ESRS Disclosed

Feb 5, 2010

Country

Tanzania

Region

Africa

Last Updated Date

Dec 31, 2016

Environmental Category

B - Limited

Status

Completed

Previous Events

Approved : Jun 17, 1996
Signed : Mar 5, 1997
Invested : Jun 23, 1997

Sector

Construction and Real Estate

Industry

Tourism, Retail and Property

Department

Regional Industry - MAS Africa

Project Description

Environmental Review Summary (ERS)

Project Name Tanzania-International House Property Ltd.

Region Sub-Saharan Africa

Sector Cement and Construction Materials

Project No. 004848

1. This project involves the construction by International House Property Ltd. (IHP) of a seven storey office building in the central business district of Dar-es-Salaam. Sponsors of the project are Mitsubishi Corporation and Konoike Company of Japan, Murray & Roberts Construction Company of South Africa, and the Tanzania Telecommunications Company Limited. Total rentable area will be 6,300 m2. The building will be positioned at the top end of available accommodation in Dar-es-Salaam, and will include such amenities as secure inside car parking, dedicated telecommunications systems, and central air conditioning. A lender’s supervisor will be appointed on IFC’s behalf to oversee that construction specifications and execution are up to standards.

2. The site is currently owned by the Government of Tanzania and administered by the Ministry of Lands. Present development on the site consists of four bungalows occupied by civil servants (four families, approximately 25 people) under control of the Ministry of Works. These families will be relocated by the Ministry of Works to other government accommodations.

3. Adjoining the site is the city Botanical Gardens. IHP has consulted with the City and a local NGO ‘The Association of the Friends of the Museum of Tanzania’ regarding improving the present deteriorated condition of the Botanical Gardens. For its part, IHP will provide the services of a landscape architect to work with the City Council and the NGO during the detailed design stage in formulating a plan for the gardens. IHP plans to extend improvement works in the areas of walkways, fencing, placing of rubbish bins, and rearrangement of plantings during the initial refurbishment of the gardens, and periodically provide further support together with other good-will citizens and organizations.

4. 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 this project consisted of appraising technical and environmental information submitted by the project sponsor, and the technical appraisal and site review completed by IFC’s Technical and Environment Department staff and an independent consultant. The following potential environmental, health and safety impacts of the project were analyzed:

· water supply;
· sewage disposal;
· installation of PCB-free transformers;
· installation of CFC-free refrigeration systems;
· fire safety measures;
· fuel storage for standby generators; and
· earthquake protection.

The information provided about how these potential impacts are addressed in the development of the proposed project is summarized in the paragraphs that follow.

5. IHP will obtain water for the building from the municipal main. Water for drinking and kitchen purposes will be treated by sand and carbon filters, stored in a roof tank, and treated by ultra violet sterilization prior to use. Domestic sewage from the project will be treated to meet World Bank guidelines prior to disposal, using an underground biodigester plant located below the parking area. Treated effluent will be disposed of via the municipal system. Current plans do not involve use of the effluent for irrigation at the Botanical Gardens; such use may require additional treatment to meet World Bank guidelines for land application.

6. IHP plans to install electrical transformers which are manufactured in Tanzania. In compliance with the IFC prohibition on use of transformers or equipment containing polychlorinated biphenyls (PCBs), the manufacturer has confirmed that the locally-made transformers are PCB-free. IHP will also employ refrigeration equipment and central cooling systems that do not involve the use of chlorofluorocarbons (CFCs).

7. Fire protection and life safety measures for the project must meet or exceed the performance provisions of the National Fire Protection Association (NFPA). The building has been designed to meet British Standards and Codes of Practice for fire safety, which are in general use in Tanzania and allow use of locally-sourced equipment and spares. Where necessary, upgrades will be specified to meet NFPA requirements. Planned fire systems include installation of sprinklers, smoke detectors, audible alarms and a central fire detection system.

8. For power emergencies, the project will include one 750 KVA standby generator. Fuel tanks for the generators will be provided with secondary containment for spill prevention. The building is being designed for earthquake protection in accordance with international codes

9. Based on its review of available information regarding potential environmental impacts and proposed mitigation measures, IFC concludes that the proposed project is being designed to meet Government of Tanzania requirements, and World Bank policies, and environmental, health and safety guidelines.

10. IFC will monitor IHP’s 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.

L:\WPEU\KITT\IHP.ERS
March 22, 1996 1:40 PM

Environmental and Social Mitigation Measures

Broad Community Support

**Information on IFC's Policy and Performance Standards on Environmental and Social Sustainability can be found at www.ifc.org/sustainability

IFC supports its clients in addressing environmental and social issues arising from their business activities by requiring its real sector clients to set up and administer appropriate grievance mechanisms and/or procedures to address complaints from Affected Communities in relation to environmental and social issues arising from IFC's clients' business activities. Since 2012, IFC's Financial Intermediary clients applying the Performance Standards are required to develop External Communications Mechanisms to receive and review inquiries or complaints from any interested party regarding the E&S risks and impacts of their operations.

For IFC projects that are active or under consideration, individual(s), or their authorized representative(s), who allege they have been or will be adversely affected by E&S risks or impacts arising from IFC's clients' business activities, may submit a complaint to IFC directly for consideration. When receiving an E&S complaint, IFC engages with complainants and works with its clients to find solutions to E&S concerns as quickly and efficiently as possible.

Complaints can be submitted to IFC online at www.ifc.org/escomplaints or by email to EScomplaints@ifc.org.

IFC complaint response is separate from and complementary to IFC’s clients’ project level grievance mechanisms and IFC’s Independent Accountability Mechanism (CAO). Lodging a complaint directly with IFC does not, at any time, restrict access to CAO.

Affected communities have unrestricted access to the Compliance Advisor Ombudsman (CAO), the independent accountability mechanism for IFC and MIGA. CAO facilitates the resolution of complaints related to IFC and MIGA projects and sub-projects, undertakes reviews of IFC’s and MIGA’s environmental and social compliance, fosters public accountability for their commitments, and enhances the environmental and social performance of IFC and MIGA.

Independent of IFC and MIGA management and reporting directly to the IFC and MIGA Boards of Executive Directors, CAO helps resolve issues raised about the environmental and social impacts of projects through a neutral, collaborative, problem-solving approach via its Dispute Resolution function. It also reviews IFC’s and MIGA’s compliance with environmental and social policies, assesses related harm, and recommends remedial actions through its Compliance function. Additionally, CAO provides advice to IFC, MIGA, and their Boards to enhance environmental and social sustainability performance and minimize the risk of harm.

Complaints may relate to environmental and social harm regarding any aspect of the planning, implementation, or impact of a project or sub-project, and can be made by any individual, group, community, entity, or other party affected or likely to be affected by the environmental or social impacts of an IFC- or MIGA-financed business activity.

Complaints can be submitted by any of the following methods:

Online form: available at https://www.cao-ombudsman.org/
Mail/Hand Delivery to: 2121 Pennsylvania Avenue, NW, Washington, DC 20433, USA
Voice mail: +1 202 458 1973
Email: cao@worldbankgroup.org
SMS, WhatsApp, Telegram, and Signal: +1 202 650 2627

CAO receives and addresses complaints in accordance with the CAO Policy, which can be accessed at: https://www.cao-ombudsman.org/policies-guidelines.

This Environmental and Social Review Summary (ESRS) is prepared by IFC to disclose its findings and recommendations related to environmental and social considerations regarding potential investments. Its purpose is to enhance the transparency of IFC's activities. For any project documentation or data included or attached herein, whether prepared by the project sponsor or otherwise, authorization has been given for public release by the project sponsor. IFC considers that this ESRS is of adequate quality for release to the public, but has not necessarily independently verified all of the project information therein.
It is distributed in advance of IFC Board of Directors' consideration and may be periodically updated thereafter. Board dates are estimates only and this document should not be construed as presuming the outcome of the Board Directors’ decision. The following ESRS is disclosed in accordance with IFC's Access to Information Policy (AIP).

The map is for illustrative purposes and does not imply the expression of any opinion on the part of the World Bank, concerning the legal status of any country or territory or concerning the delimitation of frontiers or boundaries. Country borders or names do not necessarily reflect the World Bank Group's official position. In some cases, available project location information is limited to the country of the project's activities. Locations are approximate.

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