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Mahebourg

Waterfront Development – Phase II


State Property Development Company Ltd. (SPDC)
MAURITIUS

Bazar street
Municipal
market

Rue de Hollandais
Mahebourg
Mahebourg Creativity Centre
Bus-station Old Trees
Sivananda street Cluster
Promenade

The Bay Land belonging to


Ministry
of Arts & Culture

Pier with
kiosk

Pointe des
Regates

Transaction Advisor : CRISIL Risk & Infrastructure Solutions Ltd.


URBAN & ARCHITECTURAL DESIGN

Consulting architect : Kiran Keswani


Old Trees Cluster

key features
at Mahebourg Waterfront

The widespread tree cover gives this part of the waterfront a beautiful,shaded
environment and a unique character, especially when compared to La Caudan
and the Grand Baie waterfront
The Islands

Pier with kiosk The islands that are near the Mahebourg can contribute both visually and also in
terms of the tourist activties that may be planned for the waterfront development

Bay at Mahebourg

Kiran Keswani
architect

Bangalore, India
kiranmkeswani@gmail.com
mobile no : 91-99169-02049 It is suggested that no reclamation be taken up in this region since it would
reduce the size of the bay further. 2
U R B AN & A R C H I T E C T U R A L D E S I G N
Mahebourg waterfront

kiran keswani architect . India


Scenario 1
Existing SPDC land (including 2)
as per the applicable norms and guidelines

Scenario 2
Existing SPDC land + M of A&C land
some of the building norms removed, such as the restriction
on number of floors

SPDC
M of A&C land land

(RESORT)

Plan showing
LAND components
Land 2
3
Scenario 3
SPDC land + M of A&C land + Bus Terminal land
with some of the norms and guidelines removed
All structures are G+3 floors

Here, the SPDC + Bus Terminal land will have a Hotel,


Shopping, Casino, Food court and a Cinema hall. The
Ministry of Arts & Culture Land may be developed as a
Resort/Hotel and ‘Land 2’ will be utilised for Parking.

kiran keswani architect . India


SPDC
M of A&C land land
(RESORT)

Land 2 Bus Terminal land


(PARKING)

Plan showing LAND components 4


Combat
Naval

Mahebourg waterfront
Scenario 1 Promenade

Ax

kiran keswani architect . India


is 1
Urban Design Plan
Pier with kiosk

Axis 1 : The imaginary line that passes through


the Combat Naval on Pointe des Regates

Axis 2 : The axis that runs through the pier with


kiosk
Axis 3
Axis 3 : The axis that is in line with the
promenade parallel to Sivananda street
is 2
Ax

Historic
structures Bus Terminal

Plan 1a
This shows the urban FORM of the
development along the Mahebourg
waterfront

Plan 1b
This plan shows the urban SPACES of the
development that are an outcome of the
architectural form i.e. the spaces between
the buildings that are being proposed. 5
Mahebourg waterfront
Scenario 1

All structures are not higher than G+2

Land belonging
to
Ministry of SPDC land North
Art & Culture
(M of A&C land)

kiran keswani architect . India


Mahebourg
Bus terminal
Land 2

Parking 1 Parking 2 Parking 3

Land belonging to Ministry of Arts & Culture Land is utilised for Resort (in Scenario 2 & 3)

Land 2 serves as a Parking facility for visitors to the waterfront (in Scenario 3) and is part of the Resort/Hotel (in Scenario 2)

SPDC land is utilised for Hotel, Shopping, Cinema, Casino & Food Court 6
Mahebourg waterfront
Architectural design Scenario 1 : Ground floor plan

kiran keswani architect . India


Hotel rooms

Shopping & Restaurants


Promenade
Combat Promenade / Pedestrian zones
Naval

Utilities
Open air
Programs

k
30 M from high k ios
water mark ith
rw
Pie

P
ed
es
tr
ia
n
zo
ne

North
Hotel rooms : 62

Shops : 30 Pedestrian
Old Trees
Cluster zone
(excluding
Restaurants)

Children’s
Play area

Historic structures

Parking 2 7
Bus Terminal
Mahebourg waterfront
Architectural design Scenario 1

D E

A
B

kiran keswani architect . India


Pedestrian
zone
Bay

P
ro
m
e
n
a
d
e

To the
Pointes des Regates
North

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1 View from the northside – the guest rooms of the hotel facing the waterfront and the pedestrian zones that create linkages with the Pointe des Regates
Combat
Naval

Mahebourg waterfront
Scenario 2

kiran keswani architect . India


Promenade

Ax
is 1
Urban Design Plan
Pier with kiosk
Axis 1 : The imaginary line that passes through
the Combat Naval on Pointe des Regates

Axis 2 : The axis that runs through the pier with


kiosk

Axis 3 : The axis that is in line with the Axis 3


promenade parallel to Sivananda street

The dotted line indicates the 30M distance from


the high water mark. It is within this line that
permanent construction is permitted as per the is 2
Ax
building norms
Historic Parking for Bus station
structures 4-wheelers
.

Plan 4a
This shows the urban FORM of the
development along the Mahebourg
waterfront

Plan 4b
This plan shows the urban SPACES of the
development that are an outcome of the
architectural form i.e. the spaces between
the buildings that are being proposed. 9
Mahebourg waterfront
Architectural design Scenario 2 : Ground floor plan

kiran keswani architect . India


Hotel rooms : 38
Hotel rooms
Shops : 20
(excluding Shopping & Restaurants
Restaurants) Promenade
Promenade / Pedestrian zones

Open air Utilities


Programs

k
30 M from high k ios
water mark ith
rw
Pie

Pe
de
st
ria
n z
on
e

North
Pe
zo de
ne str
i an

Old Trees
Cluster

Children’s 10
Play area
Bus Terminal
Mahebourg waterfront

kiran keswani architect . India


Architectural design Guest rooms

Restaurant &
Scenario 2 : Kitchen

Reception &
Office

Access road
& Parking

Landscaped
areas

Pathways
& Verandahs
Parking
SPDC land

Land Entrance
belonging to to Resort/Hotel
Ministry of
Arts &
Culture (M of
A&C)

+ North

Land 2

Resort / Hotel
Total number of Cottages/Guest rooms : 35

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Mahebourg waterfront
Architectural design Scenario 2

Bay
Pointes
des Regates
A
B

kiran keswani architect . India


n
i a
tr C
s
e
d e
e
P on
z

Promenade

View of the guest rooms facing the waterfront with the shopping and cinema on the west side 12
This plan shows
the urban FORM of
Mahebourg waterfront the development
Scenario 3 along the
Mahebourg
Urban Design Plan waterfront

1
Combat

Axis
Naval and

the urban SPACES

kiran keswani architect . India


that are an outcome
Promenade is 2
Ax Pier with kiosk of the architectural
form i.e. the spaces
between the
buildings that are
being proposed.

3
is
Ax

Axis 4
Historic
structures

Proposed Bus stop

Axis 1 : The imaginary line that passes through the part of Promenade closer to the Pointe des Regates

Axis 2 : The axis that runs through the pier with kiosk

Axis 3 & 4 : These axes connect similarly to the promenade further south.
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Mahebourg waterfront
Architectural design Scenario 3 : Ground floor plan

kiran keswani architect . India


Hotel rooms

Shopping & Restaurants

Combat
Naval Open air
Programs
A Promenade / Pedestrian zones

sk
30 M from high k io
th Utilities
water mark r wi
Pie

Cinema

Hotel rooms : nil Casino North

Shops : 62

(excluding
Restaurants) Old Trees
Cluster B
Promenade

P
Children’s zo ed
Play area ne es
tr
ia
n
Historic structures

Bus Stand

14
Mahebourg waterfront
Architectural design Scenario 3

Bay

C
P
zo
ed e

kiran keswani architect . India


n
es
tr
ia
n

Pr
om
en
ad
e

North
B

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1 A Bird’s eye view of the project from the Bus terminal zone looking beyond at the ocean
Mahebourg waterfront
Architectural design Scenario 3

kiran keswani architect . India


B

Prom
enad
e
P
ed
es
zo tr
ne ia
C
n

Bay

To the
Pointes des Regates

a Raised Promenade
This would allow people to enjoy a view of the beautiful ocean from a higher
level and an experience that is different from that at Grand Baie or at La
Caudan. As the building curves along, the promenade offers changing views
of the sea.

North

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2 View from the North end of the Promenade – adjacent to Pointe des Regates
Mahebourg waterfront
Architectural design Scenario 3

kiran keswani architect . India


B

kiran keswani architect . India


nade
Prome

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3 The entire façade of the hotel with the Restaurant & Salad bar at the south end
Design Studies

kiran keswani architect . India


These are some of the design studies done during the conceptualisation of the
project. These can be taken forward to develop a façade for the waterfront buildings
that has elements of Creole architecture, such as the sloping roof shown here.

DESIGN STUDY
Section 1

Raised
Promenade

Shop

Cafetaria
Shop
Covered
walkway

High water mark

The sketch sections included here show a G+3 building. At present, the Planning & Policy Guidelines allow only a
G+2 structure. However, it is suggested that special permission be sought from Municipal Council for an additional
floor to evolve architectural options that can generate better revenue for the Mahebourg Waterfront project.
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DESIGN STUDY
Section 2

Shop

Shop

Covered
Cafetaria walkway
High water
mark

kiran keswani architect . India


Construction Norms*

The regulations to be followed for architectural development along the Mahebourg waterfront are :
0 – 15 M from high water mark No construction is allowed. Only jetty or kiosks are permitted.
15M – 30 M from high water mark Temporary shelters – i.e. with Grass roof or Iron sheet roof
Beyond 30M from high water mark Permanent structures of height not exceeding 13 to 15M

* Reference : Limbada & Limabda Consulting Engineers, Needs & Options Report – Technical aspects, April 2009 19
MAHEBOURG
a Sustainable approach
to
development

Endnote
It is suggested that the design options be discussed in a wider
Kiran Keswani
consultation exercise involving a public exhibition and symposium. architect
From this, a consensus view will emerge on the needs of the
project and how to ensure continual support from the residents
Bangalore, India
and the public on its success and the long-term sustainable kiranmkeswani@gmail.com
strategy for the Mahebourg waterfront development.

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