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    • The use of decorative plants;

    • Waste treatment and disposal; and

    • The risk of erosion of the dunes area, not only during the operation but also during the construction phase.

      • 3.9.3

        Development Controls

Although development control is often shunned as an attempt by government to impose restrictions on private development and is often seen as inappropriate in these circumstances, it is necessary in order to protect the value of private property and to retain the unique image of the Xai-Xai area. It is an imperative element in the successful development of the area into a highly valued tourist area. This view was supported by the stakeholders, e.g. Friends of the Xai- Xai Praia Association.

Development control measures should be simple and easy to implement. A board consisting of members of the Ministry of tourism, the municipality and the residents’ organisation should be established to consider building and site development plans. These plans should be submitted in order to evaluate their impact on neighbouring properties and on the natural environment, as well as to evaluate whether the plans are in accordance with the current character of the area.

The development controls consist of building controls and architectural considerations. These are meant as guidelines for the development and evaluation of development’s suitability. Although being only guidelines, discrepancies should be evaluated with circumspection. The objectives of the building codes and guidelines are not to make all the houses in the area uniform, but primary to protect the public and common interests, as well as to avoid possible conflicts between the concession owners.

General Guidelines for Residential Areas

Height restrictions:

Houses can have a basement, ground and the first floor, and attic. The

rooftop should not exceed 9 meters from the ground floor level. The ground floor level is defined as the average height of the natural terrain of the site.

Auxiliary structures:

Auxiliary structures, such as garage, storage spaces, etc. should, in principal, be attached to the main structure. If detached, the building line rule should be applied.


Fences can be erected around each lot. Transparent fences are recommended, such as a low hedge. The neighbours should agree on the type of the fence separating their lots.

Green space:

Areas of the lot with a slope steeper than 1:4 should be retained in their natural state.


Landscaping on the site should mainly consist of indigenous plants.

Low density residential areas


The built area on the ground floor (including covered areas on an upper floor) should not exceed 25 % of the lot surface. The built area of the auxiliary structures is included in this.

Floor area ratio:

The floor area ratio of the total buildings should not exceed 0,5. The floor area at the attic should not exceed 50 % of the ground floor coverage.

Building lines:

All built structures should not be built closer than 5 meters to the lot boundaries (this includes auxiliary structures). It is recommended buildings be removed at least 10 meters from the street boundary.

Minimum stand size:

frontage of

The minimum stand size is 1000m2 with a minimum 25m.



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