INTERNATIONAL HOUSE PROPERTY LIMITED

completed

Environmental Review Summary (ERS)Project Name Tanzania-International House Property Ltd.Region Sub-Saharan AfricaSector Cement and Construction MaterialsProject No. 0048481. This project involves the construction by International House Property Ltd. (IHP) of a seven storey office building in the central business district of Dar-es-Salaam. Sponsors of the project are Mitsubishi Corporation and Konoike Company of Japan, Murray & Roberts Construction Company of South Africa, and the Tanzania Telecommunications Company Limited. Total rentable area will be 6,300 m2. The building will be positioned at the top end of available accommodation in Dar-es-Salaam, and will include such amenities as secure inside car parking, dedicated telecommunications systems, and central air conditioning. A lender’s supervisor will be appointed on IFC’s behalf to oversee that construction specifications and execution are up to standards.2. The site is currently owned by the Government of Tanzania and administered by the Ministry of Lands. Present development on the site consists of four bungalows occupied by civil servants (four families, approximately 25 people) under control of the Ministry of Works. These families will be relocated by the Ministry of Works to other government accommodations.3. Adjoining the site is the city Botanical Gardens. IHP has consulted with the City and a local NGO ‘The Association of the Friends of the Museum of Tanzania’ regarding improving the present deteriorated condition of the Botanical Gardens. For its part, IHP will provide the services of a landscape architect to work with the City Council and the NGO during the detailed design stage in formulating a plan for the gardens. IHP plans to extend improvement works in the areas of walkways, fencing, placing of rubbish bins, and rearrangement of plantings during the initial refurbishment of the gardens, and periodically provide further support together with other good-will citizens and organizations.4. This is a category B project according to IFC''s environmental review procedure because specific impacts may result which can be avoided or mitigated by adhering to generally recognized performance standards, guidelines or design criteria. The review of this project consisted of appraising technical and environmental information submitted by the project sponsor, and the technical appraisal and site review completed by IFC’s Technical and Environment Department staff and an independent consultant. The following potential environmental, health and safety impacts of the project were analyzed:· water supply;· sewage disposal;· installation of PCB-free transformers;· installation of CFC-free refrigeration systems;· fire safety measures;· fuel storage for standby generators; and· earthquake protection.The information provided about how these potential impacts are addressed in the development of the proposed project is summarized in the paragraphs that follow.5. IHP will obtain water for the building from the municipal main. Water for drinking and kitchen purposes will be treated by sand and carbon filters, stored in a roof tank, and treated by ultra violet sterilization prior to use. Domestic sewage from the project will be treated to meet World Bank guidelines prior to disposal, using an underground biodigester plant located below the parking area. Treated effluent will be disposed of via the municipal system. Current plans do not involve use of the effluent for irrigation at the Botanical Gardens; such use may require additional treatment to meet World Bank guidelines for land application.6. IHP plans to install electrical transformers which are manufactured in Tanzania. In compliance with the IFC prohibition on use of transformers or equipment containing polychlorinated biphenyls (PCBs), the manufacturer has confirmed that the locally-made transformers are PCB-free. IHP will also employ refrigeration equipment and central cooling systems that do not involve the use of chlorofluorocarbons (CFCs).7. Fire protection and life safety measures for the project must meet or exceed the performance provisions of the National Fire Protection Association (NFPA). The building has been designed to meet British Standards and Codes of Practice for fire safety, which are in general use in Tanzania and allow use of locally-sourced equipment and spares. Where necessary, upgrades will be specified to meet NFPA requirements. Planned fire systems include installation of sprinklers, smoke detectors, audible alarms and a central fire detection system.8. For power emergencies, the project will include one 750 KVA standby generator. Fuel tanks for the generators will be provided with secondary containment for spill prevention. The building is being designed for earthquake protection in accordance with international codes9. Based on its review of available information regarding potential environmental impacts and proposed mitigation measures, IFC concludes that the proposed project is being designed to meet Government of Tanzania requirements, and World Bank policies, and environmental, health and safety guidelines.10. IFC will monitor IHP’s ongoing compliance with World Bank policies and guidelines during the life of the project by evaluating monitoring reports submitted annually to IFC by the sponsor and by conducting periodic site reviews during project supervision.L:\WPEU\KITT\IHP.ERSMarch 22, 1996 1:40 PM