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Planning

The firm provides advice to individuals, businesses across a range of industry sectors, and to local authorities and other statutory bodies on all aspects of planning law, including:
•    Planning applications and appeals
•    Regulatory compliance
•    Unauthorised development and enforcement
•    Development plans, local area plans and strategic development zones
•    Section 5 referrals
•    Compulsory acquisition of land
•    Protected structures
•    Land Conversion
•    Environmental impact assessment, strategic environmental assessment and appropriate assessment
•    Planning due diligence
•    Litigation, including judicial review, injunctions and defence of planning prosecutions

We represent and advise one of the 14 local authorities in Mauritius and has done so in the last 5 years.

DURING THE BUDGET SPEECH OF 2016-2017 THE GOVERNMENT HAS DECIDED THAT ALL APPLICATIONS FOR BUILDING PERMITS FOR PROPERTIES OVER 150 METRE SQUARE NEEDS TO BE DONE ONLINE.

Our firm will specialise in assisting with ALL the stages of the application process – from application to Appeal against refusal.

All developments require a Building and Use Permit in Mauritius. These permits are issued by the Local Authority and if refused the applicant/s can appeal against the decision of the Local Authority at the Environment and Land Use Appeal Tribunal (ELUAT).

 WHAT IS A BUILDING AND LAND USE PERMIT APPLICATION (BLP or BLUP)?
A  Building  and  Land  Use  Application is  a  formal  request for permission  to  carry out a proposed development/building construction.
Development in relation to any land –
(a)  Means the carrying out of any building, engineering, mining, or other works
or  operations  in,  on,  under  or  over  land,  or  the  making  of  any  material change to the use of land or to any building or Morcellement;
(b)  Includes:
  • Use of land;
  • Morcellement;
  • The erection of a building;
  • The carrying out of a work;
  • The demolition of a building or work;
  • Any  other  act,  matter  or  thing  that  is  controlled  by  a  planning  instrument. 

A Building includes:
  • A manufactured home, a movable dwelling or other movable structure;
  • A permanent or temporary structure erected or made on, in or under any land;

“building work”-
(a) Means construction works involving a permanent or temporary structure,: and  includes:
The erection, extension, alteration or demolition of a building;

i.    The alteration of, or repair to, a building.
ii.    The provision, extension or alteration of permanent services and equipment in or  in  connection  with  a  building  such  as  air-conditioning  services,  or ventilating, electrical, plumbing or telecommunication systems;
iii.    The  alteration  of  existing  interior  spaces  or  the  design  of  new  interior spaces,  including  the  demolition  of  non-load  bearing  wall  partitioning  or interior features within the interior space;
iv.    Any site preparation works or excavation works carried out for the purpose of subparagraph (i), (ii), (iii), or (iv),including urban landscaping works.


WHAT IS EXEMPT DEVELOPMENT?
Exempt development is a development that does not require a BLP.
Small  scale  enterprise/office  activity  that  is  carried  out  in  the  home  without modification of thedwelling is exempt development that does not require a BLP provided the following criteria are satisfied –
  • Daily vehicle movements associated with the enterprise are limited ( less than 8 vehicles movements in total, to and from the site); 
  • There  would  be   no  adverse  external  nuisance  such  as  noise,  dust,  fumes, vibration etc.; Loading and unloading are  not disruptive to the amenity of the surrounding residential neighborhood; 
  • Operator  of  enterprise  should  normally  reside  on  the  premises  and  the number of staff employed on site is small (typically less than 3 in total) 
  • Adequate parking is available for staff and visitors; 
  • All materials can be safely stored on site and stored materials are not unduly visible or intrusive in the street scene.

DO YOU NEED A BLP?
•  Under  Section  117(2)  of  the  Local  Government  Act  2011  “  every  person  who intends to
(a)  Commence  the  construction  or  demolition  of  a  building  or  effect extensive alterations, additions or repairs to an existing building:
(b)  Carry out development of land;
(c) Carry out development, including demolition of a building in the Buffer Zones, shall  apply  to  the  Municipal  City  Council,  Municipal  town  Council  or District Council, as the case may be, for an Outline Planning permission or a Building and Land Use Permit”
•  A change in Cluster as per the Eleventh Schedule of the Local Government Act 2011 would require a Building and Land Use Permit.
You would not require a BLP if you satisfy the following criteria:
1. You are carrying out an Exempt Development as defined above
2. If you change the use of a building within the same cluster except  Sui Generis.and your change of economic activity within the same cluster does not result in:
(a)  direct or indirect dangerous or congested traffic conditions on any nearby street or road;
(b)  adverse  external  nuisance  such  as  noise,  dust,  smell,  fumes,  soot,  ash,vibration or any other similar nuisance;
(c)  loading and unloading causing disruption to the amenity of the surrounding neighbourhood;
(d)  inadequate parking on site for staff and visitors; or
(e) unsafe storage of materials.

WHAT IS AN OUTLINE PLANNING PERMISSION (OPP)?
As  per  the  Town  &  Country  Planning  Act   “an  Outline  Planning Permission  is  a  permission  for  the  development  of  land  sought  from  a  local authority  at  an  early  stage  and  irrespective  of  whether  a  Building  and  Land  Use Permit  is  to  be  granted  or  not  and  before  any  substantial  costs  are  incurred  in relation to the development of the land.”

Industrial uses such as metal workshops and manufacture of  wooden furniture are not normally condoned within residential areas.
 
 
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