Environmental & Social Review Summary
Project Number
7881
Company Name
Complexo Turistico Oasis de Xai-Xai, Lda
Date ESRS Disclosed
Feb 5, 2010
Country
Mozambique
Region
Africa
Last Updated Date
Dec 31, 2016
Environmental Category
B - Limited
Status
Completed
Previous Events
Approved : Jun 26, 1997
Signed : May 27, 1998
Invested : Nov 24, 1998
Sector
Resort Hotel (Including Lodges)
Industry
Tourism, Retail and Property
Department
Regional Industry - MAS Africa
Project Description
ENVIRONMENTAL REVIEW SUMMARY
Project Name Mozambique-Complexo Turistico Oasis de Xai-Xai Lda.
Region Sub-Saharan Africa
Sector Hotels and resorts
Project No. 007881
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1. This project, which is to be financed through the Small Enterprise Fund (SEF), involves the development of tourist facilities near the town of Xai-Xai in Gaza province, about 220 km north of Maputo. The sponsor plans to build a lodge complex consisting of 32 one bedroom units and 5 two bedroom chalets (a total of 37 keys), a 98-seat restaurant and a games room. There are also plans for a beach bar, shower and toilets on the beach, to be constructed out of wooden poles and thatch. The development will cater to medium and high income tourists, both domestic and foreign. The project site consists of approximately 4 ha of coastal property, for which the sponsor has been granted a 50-year renewable concession.
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. Key environmental, health and safety issues that are of potential concern in this project include:
• site selection criteria;
• solid and liquid waste disposal;
• impacts of construction and operation on the surrounding ecosystem, with special emphasis on the marine environment;
• impacts on local communities;
• safety issues pertaining to water sports and other recreation activities;
• power and water supply;
• CFC-free storage;
• employee training and safety; and
• fire protection and emergency response measures.
3. The sponsors have provided an Environmental Management Plan for the project. Major findings of this Plan as regards the key issues listed above, are described below.
4. Site selection criteria: The project site was acquired by the sponsors in 1994 under an agreement with the government of Gaza Province. The Ministry of Tourism, Ministry of Planning and Finance and Ministry for the Coordination of Environmental Affairs endorsed the proposed project in 1996. The site is located north of Xai-Xai beach, in an area that the government has designated for up-market tourist development. The primary dunes along the coast are separated by a single lane tarmac road from the secondary dunes, which are considerably steeper and higher. The resort is to be developed largely on these secondary dunes. The Government of Mozambique recently approved a National Tourism Master Plan and Tourism Development Strategy. The government is presently developing four Regional Tourism Master Plans to guide tourism developments in the country. The Xai-Xai region is one of the regions for which a Master Plan is being developed. The section of coastline where the project site is located has been designated for resort development, and the beach opposite the site is designated for swimming and other water sports. Because the soils are not suitable for farming or other commercial use, there have been virtually no human settlements in the vicinity of the project site. Most local residents engaged in fishing along the coast live inland from the area.
5. Solid and liquid waste disposal: Sewage wastes from the complex will drain to a series of septic tanks and soakaways: one for the restaurant and a total of five for the guest chalets (one tank to handle the wastes from three chalets). The septic tanks will be constructed as far away from the chalets and restaurant building as possible, and at the maximum distance from the beach to ensure that no wastes percolate into the groundwater or ocean. The septic tank will be sited to enable the system to be gravity-fed, thus eliminating the need for pumps. The tank will be emptied at regular intervals and the solids disposed at a municipal landfill. The beach bar facilities will be equipped with completely sealed chemical "camping" toilets without drainage. The kitchen facility will be equipped with grease traps to prevent oil and grease from draining to the septic tank and interfering with microbiological digestion of the sewage wastes. Other solid wastes will be collected in bins and removed by a private waste collection company on a weekly basis.
6. Impacts of construction and operation on the surrounding ecosystem: The sponsors originally intended to construct brick and concrete structures on the site. The design has been altered, however, and it is now proposed that all structures will be of wood and thatch. The revised design will have significantly less impact on the dunes than the original design would have, especially during the construction phase. Unskilled construction workers will be recruited locally and will therefore not require lodging at the project site. Skilled workers and supervisors will need to be hired from outside the area. They will be housed in rented premises in or near Xai-Xai beach.
7. The sponsors have taken several steps to ensure that neither the primary or secondary dunes are damaged either during construction or operation. The natural contours of the secondary dunes, where most of the resort will be located, will be protected wherever possible, and no sand will be excavated unless absolutely necessary; as, for example, to construct the swimming pool. There will be only one road into the complex, leading to the restaurant. All other access to and through the complex, as well as from the complex to the beach, will be raised wooden boardwalks. Hotel literature and signs posted throughout the complex will request that guests stay on the boardwalks at all times. The boardwalks will be constructed at the commencement of site preparation, and all construction workers will be required to utilize them as well. The sponsor has confirmed that no trees will need to be removed during site preparation or construction, and the tender documents for the construction companies will reflect this agreement. At least one of the sponsors will be on site at all times during construction to ensure that the provisions of the tender agreements are adhered to at all times. Construction workers will be expressly prohibited from interfering with trees or other vegetation. Failure to comply with this restriction will result in immediate dismissal. The sponsors intend to landscape the area around the complex with casuarina trees, bougainvillea and other plants, both to hold the soils in place and provide shade. The only construction on the primary dunes adjacent to the coastline will be the beach bar and changing/shower/toilet facilities. These will be constructed out of “temporary” materials (wooden poles and thatch) which will have minimal impact on the dunes. Raised wooden boardwalks will lead from the main resort complex to the beach facilities.
8. Impacts on local communities: There are no villages in the immediate vicinity of the project site, and very few people living along the Xai-Xai beach coastline at all. A number of residents from outside the immediate site area are involved in the subsistence fishing activities that take place along the Xai-Xai coast. Some of these individuals have fishing licenses issued by the Provincial Department of Agriculture and Fishing. The project sponsors have stated their intention not to interfere with local fishing operations. Rather, they intend to support the small-scale fishing industry by purchasing and serving line fish and shellfish in the restaurant.
9. Safety issues pertaining to water sports and other recreation activities: The sponsors will hire trained lifeguards to monitor the swimming pool and beach areas during the day. Signs will be posted stating that swimmers do so at their own risk during the hours that their is no guard on duty. The sponsors intend to identify an independent ocean sports contractor to willing to bring his own boats and equipment and operate from the lodge complex at his own risk. Boats will be stationed at a nearby facility at night and moored off the beach when not in use during the day. Windsurfing and other equipment will be stored in a shed adjacent to the beach bar. The sponsors intend to hire trained and experienced staff will be hired to oversee these activities and ensure they are conducted safely at all times.
10. Power and water supply: At present, electric power lines terminate at a point approximately 1 km from the project site. The power line will be extended, at the sponsor''s expense, to the project site. Because of the frequent power interruptions in Mozambique, the sponsors also plan to have a stand-by diesel generator on site. The site is sufficiently close to Xai-Xai beach, where fuel can be purchased on an as-needed basis, that the resort will not need to store standby fuel supplies. Fuel will be delivered on a regular basis and pumped directly to the generator. The generator will be set in a cement bund with sufficient capacity to contain the entire contents of the generator in the event of a spill when the tank is being filled. The sponsors intend to drill two boreholes on the property. Preliminary engineering surveys indicate that drilling will need to be to a depth of 45 meters. Each of the two boreholes is expected to provide 8 m3 of water per hour. Each will be equipped with a water storage tank with a capacity of 10 m3. Depending on the demand for water at any given time, the boreholes will operate either during alternate periods of simultaneously.
11. CFC-free cold storage: The sponsors have agreed to install cold storage and air conditioning equipment that utilizes non-CFC refrigerants, in accordance with the provisions of the Montreal Protocol on Substances that Deplete the Ozone Layer.
12. Employee training and safety: Employees will receive training in the skills required for their specific type of employment. All employees will receive fire safety and response training, and selected employees will be given basic first aid training. Depending on which water sports are offered, the sponsors have agreed to hire trained and experienced staff to oversee these sports and ensure that they are conducted safely.
13. Fire protection and emergency response measures: Each guest chalet will be equipped with a fire extinguisher. The design for the rest of the complex indicates that the restaurant will be equipped with six extinguishers, the game room with three and the reception area with one. All guest rooms and closed public areas will be equipped with trickle cell battery power smoke detectors. Fire exits from all facilities will be appropriately signed, in accordance with the fire safety regulations of the Government of Mozambique. The facility will be equipped with a high-pressure fire hose, which will be connected directly to the water tank in the event of a large fire. All employees will receive fire safety and response training. In the event of a medical emergency, guests will be taken to the Provincial hospital in Xai-Xai. If their condition is serious, they will transferred to a hospital in Maputo or South Africa with adequate facilities to attend to the illness or injury.
14. Based on its review of CTOX''s Environmental Management Plan, IFC concludes that the proposed project is being designed and will be operated to meet Government of Mozambique requirements as well as all relevant World Bank policies and environmental, health and safety guidelines. 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.
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April 30, 1997 11:48 AM
Environmental and Social Mitigation Measures
Broad Community Support
Related SII
