An Urban Redevelopment Authority for Port Louis

Port Louis has been losing its glamor and is increasingly shunned by the government and developers. With new development projects and business parks being built outside the capital, ebene, rose belle, highlands, tianli, to name a few, PL is starting to lose it's status as the cultural, financial, and political center of Mauritius. PL today from a planning and Port Louisian perspective is a city of contrasts, from the colorful waterfront next to the port and the glitzy MT building, houses of parliament, chinatown, to the more residential areas of valet-pitot and pleine verte, to chickens and goats grazing on side of the street. Although PL has all the bells and whistles to be a world class international city it has suffered from an extreme lack of investment in both infrastructure and property development. The city has everything from a historic race track to a 17th century citadel, a bustling chinatown and financial district, dying cultural scenes and art scenes, decrepit colonial buildings, plazas, mosques, cathedrals, temples, a grand market, narrow streets, and parks, all surrounded by spectacular mountains and the Indian ocean. Port Louis has the foundation to grow organically unlike many of the planned (bland) development projects suggested by the government. It has a soul (ever so weak) and pulse (during the day at least), it has character, a feel, a vibe, in addition to 300 years of history. With the exodus of most of the middle class to the Rose-Hill, Vacois, Quatre-Bornes pan-handle, the residential areas of Port Louis have suffered with regard to property investment, maintenance and development of cultural sites and buildings, and any sensible planning or vision for the municipality.




Suggestions:

The Municipality of Port Louis in collaboration with the Government's development plans around Port Louis, mainly ebene, pailles, and now Riche Terre needs an Urban Redevelopment Authority (URA). An Urban Redevelopment Authority would prepare long term strategic plans, as well as detailed local area plans, for physical development, and then co-ordinate and guide efforts to bring these plans to reality. Prudent land use planning has enabled small areas such as Singapore to enjoy strong economic growth and social cohesion. The Authority would need to take into consideration not just the current needs of the city, such as fixing a creaking infrastructure, road congestion, lack of investment, but more crucially a vision which will provide sufficient land for economic growth and future development in the long term. It would be tasked with the mission of making PL a great city to live, work, and play and paternering with the community to create a vibrant, sustainable and cosmopolitan city of distinction.

An Urban Redevelopment Authority would not only be involved in creating a vision for the city, it would also serve as an integrated institution controlling the sale of sites, conservation, development, control and co-ordination, transportation development, and creating and maintaining a vibrant residential and commercial property market.

A Concept Plan

Port Louis needs a broad, strategic, intensive, long term land use and transportation plan for the next ten years (which could be updated every 10 years or so) to guide Port Louis' physical development (re-development at first). First and foremost the development plan would need to focus on maintaining the city's status as the commercial hub and institutional hub of the nation, for instance updating the creaking infrastructure and developing a Mass Rapid Transit System - which is absolutely necessary, connecting the M1 corridor. Secondly, the concept plan would also need to map out a vision for Port Louis in the next 20 to 30 years based on a population scenario, there is ample room for mid-rise luxury apartment growth and further commercial property growth in the downtown core (des froise street area / caudan). The concept plan should be put together without delay after public consultation through focus groups, internet or sms feedback, public dialogues, and exhibitions. From a city of 147,00 in an area of 16 sq. mi. the population can easily increase to 250,000 with sensible planning in the next 10 years.

The vision should set out to develop Port Louis into a thriving world-class city in the 21st century and as the gateway to Africa.

Key suggestions:

- Introducing more mid-rise city living,

Using the limited space more efficiently whilst protecting the beauty of the mountains and views of the ocean for all. Architecturally eco-friendly and sensible, protecting the treasure of Mauritius it's environment, both from scenic and development point of view.

- Providing more new homes in familiar places

Whilst keeping in tune with some of the architectural marvels of Port Louis' history, colonial Mauritian style houses and gardens, rejuvenating classical Mauritian architecture whilst integrating modern materials, designs, and layouts.

- Offering more choices for recreation

More parks, and green space, especially smaller green spaces like in London, greening some of the squares and plazas perhaps, creating a modern shopping district / cultural district - something akin to Soho in New York, cafes, shops, art galleries, theaters. A great city ideally has two shopping / cultural areas, one where it's classical yet modern - Newburry street - Quincy Market in Boston, Soho in New York, Bond Street in London; and another area such as Times Square or Leicester Square. I would prefer the classical, since Caudan and other mall developments already exist and could evolve into something noisier.

- Allowing greater flexibility for businesses

Creating intelligent modern buildings, which are architecturally innovative and stimulating. Using building codes, setting benchmarks, involving the business community in integration of facilities and services.

- Establishing a global business centre

I feel we can have two, certainly Ebene is rivaling PL in this regard, however I feel the old business can still be in PL - merchant banks, insurance, financial services, corporate HQs, law firms, and the new economy can be in Ebene, BPO companies, Tech sector, Venture capitalists, Bio-Tech, start ups, etc. This would fit into the "clustering" concept which is often referred to.

- Building an extensive rail network

We used to have one, actually Mark Twain wrote his famous line while traveling on it, "You gather the idea that Mauritius was made first, and then heaven; and that heaven was copied after Mauritius." If we are going to increase our population of our space challenged island we will need to build one or walk. Little did we know that the same rail tracks Mark Twain was traveling on could be our only option of sustaining his famous quote. For PL an undergournd system connected to the M1 corridor would be preferable to save space.

- Developing a Marina bay - luxury mid/high rise residential area (An IBS)

Through expanding the Caudan waterfront or creating a new district with luxury mid-rise developments catering to both foreigners and Mauritians looking for high-end living, leisure attractions, greenery, town homes, hotels, views of the port, and waterfront. An Integrated Business Scheme, a mixed high density commercial and residential development area, bringing together different designs, concepts, ideas; connecting and enhancing the core of the city.


- Focusing on identity and preserving our land (especially our beaches) and environment.

The benefits of planned developments have yet to be realized yet many countries and cities including Mauritius (IRS) continue to undertake them presumably because they can rapidly change the landscape. Yet the long term ramifications of such planned cities or developments compared to organic growth couldn't be more antinoymic. Port Louis needs to enhance, cherish, and preserve it's identity - modern development needs to be woven into the existing fabric of the city and it's residents. We must also preserve public spaces such as access to our beaches, waterfront, mountain tracks, and the most scenic areas should be accessible/democratized (build promenades, make the waterfront area a slim waterline park).

Crucially, the URA must maintain global best practices. A city and public which is aware of design quality and the demand for good design in the built environment would create a new niche for Mauritius by encouraging a more vibrant professional design community which could expand in the region and the country as infrastructure and investment picks up. The URA would need to work hard to enhance the standing and profile of PL's built environment which currently is very poor.