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description of a lot and thus register it and secondly, it is impossible to construct the roads because of the steep undulating topography. Even if the roads could be constructed, some lots would not be able to get access because of the steepness of some slopes.

The layout also poses severe environmental problems: firstly, the existing road next to the ocean is exposed and leads to the destruction of the sensitive foredune area. In some areas this road has been so eroded that it is impassable. The proposed roads, which cut across the dunes without taking into account the steepness of the slopes, will not only be difficult to construct but also expensive to maintain, especially with regards to storm water runoff and will also lead to severe erosion.

In spite of these limitations, the local surveyors embarked on the marking of lots, starting from a certain point on the ground and then just adding lots according to their placing in the diagram but without a clear layout plan showing the relations of all the lots and their co-ordinates. The main guiding principle with the demarcation was the dimension and size of lots. Due to the inadequate registration of issued concessions and staff replacements within the responsible Municipal department, it was difficult to inventorise all issued concessions. As far as could be determined, approximately 120 concessions have been issued in this area. Two of these properties have been developed6. No services have been installed but the owners of plots are constructing rudimentary roads.

Decision on Demonstration Project

During the first session of the working team and particularly at the first meeting of the Steering Committee the above-mentioned obstacles in the plan implementation became evident. The mayor of Xai-Xai, as well as the Association of Friends of the Xai-Xai Beach7 suggested to MICOA and the working team to elaborate a new layout for Praia Velha. The Steering Committee accepted the proposal suggesting to the working team to elaborate a detailed plan. After considering the proposal MICOA and PAP/RAC decided to take the Praia Velha area as a demonstration project. It was decided that, besides the elaboration of a detailed plan, it was possible and necessary to implement some of its foreseen components, such as the remarcation of the lots, the construction of roads and if the budget allows, the development of a segment of the new infrastructure network.

It was agreed that the following criteria should be taken as given elements for the drafting of the Detailed Plan:

The minimum lot size should be 1000 m²;

The quality of the given concessions should be accepted and within a new layout approximately the same number of lots should be provided with a seaward orientation;

The approximate locality of each lot should be retained and the current concept of three rows of lots parallel to the beachfront should be respected;

The lots which are already developed or under development should be regarded as fixed elements and kept in their exact positions and thus accommodated within the new layout;

A minimum of 100 meters8 green belt along the beach and on the bluff top of the foredunes should be provided to protect the sensitive dunes; and



The concession rights granted by the municipality will approximately 120 lots should be secured within a new layout;


6 One existing house occupies 2 lots of approximately 1000m² each, while another site that is currently being developed occupies 3 lots.



The Association of Friends of the Xai-Xai Beach is an NGO representing some of the concessionaires. 100m from the high water mark.


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