1. General
Development standards are necessary to ensure that tourism developments are carried out in such a manner that it is socially and environmentally acceptable, and that the development meets the needs of tourists and contributes to the overall policy and objectives for Sri Lanka's tourism sector.
2.InfrastructureWater Supply to all tourist establishments should be adequate in terms of quality and quantity, and sources of supply should be sustainable. For hotels the minimum requirement is 450 liters per guest per day. Encourage the use of glass bottle water.
Surface Water - drainage should be adequate to remove water without causing dampness and damage. Collection and re-use should be incorporated into the design and operation.
Electricity - all tourist establishments should have adequate and reliable power supply or generation capacity. Environmentally friendly alternative sources, particularly solar energy, should be encouraged.
Telecommunication - For hotels a minimum of 1 line per 10 to 20 rooms, depending on the nature of demand and the level of service, would be appropriate.
Sewage - for small tourist facilities a properly designed and constructed septic tank and soakage pit system meeting minimum requirements would be acceptable subject to ground water pollution constraints. All new hotels and other sizeable tourist facilities should be linked to effective neighborhood sewerage systems or have their own package treatment facilities designed and installed to produce effluents to CEA approved standards.
Solid waste - hygienic collection and storage facilities, preferably with separation for re-cycling, should be provided. For hotels an allowance of 0.5 kg per guest per day would enable suitable sizing of plant and equipment. On-site incineration of waste may be viable for large-scale project. Compacting of waste should be encouraged.
Underground Cabling - for new tourist development, cabling and services should run underground to enhance the visual appearance. For existing tourist areas and attractions encouragement should be given to "undergrounding" existing supply lines.
3. Environmental Impact AssessmentAll tourism related projects would be referred to the Central Environmental Authority for their clearance. Based on the scale of project and the sensitive of the area the Central Environmental Authority will request to carryout an Initial Environmental Examination or a detailed Environmental Impact Assessment study.
4. Social Impact Assessment (SIA)
A SIA should be carried out for major tourist development and for all projects in socially vulnerable locations.
5. Setbacks
Adequate setbacks to be maintained as per the regulations of the Coast Conservation Department, Urban Development Authority, Railway department, Wild Life Department, Archaeological Department, Irrigation Department, Mahawali Authority, etc.
The Coast Conservation Department in their Coastal Zone Management Plan has identified the set back limits. In the Tourism Zones those set backs are to be maintained. Within the set back no permanent construction of any kind will be permitted. However soft developments, which are removable easy without permanent foundation, will be permitted.
Buildings relating to water sports where there is need to construct structures close to the beach for their operational purpose to be considered on a case by case by the Ceylon Tourist Board.
6.Consumption of natural resourceIt is always encouraged to utilize cleaner production techniques, low water consumption utensils, effective use of rainwater, and alternative power sources in all tourist service establishments.
7.Sewage disposal system - for small tourist facilities, and accommodation units not exceeding 20 rooms a properly designed and constructed septic tank and soakage pit system meeting minimum requirements would be acceptable, subject to ground water pollution constraints. All new hotels and other sizeable tourist facilities should be linked to effective neighbourhood sewerage systems or have a site package treatment facilities designed and installed to produce effluents to CEA approved standards that will allow for recycling. Recycle water should be utilized for washing and gardening, and any excess water should be discharged in acceptable manner to CEA and local authority.
8.Surface Water disposal - drainage should be adequate to remove water without causing dampness and damage. Collection and re-use should be incorporated into the design and operation.
9.Safety and security - Adequate provision should be made for guest safety and security. There should be adequate fire warning and fire escape provision.
10.Site Coverage Density
It is recommended that a maximum site coverage (i.e. the area of the "footprint" of a building as percentage of the area of the whole site) of 30% be applied for development. Potential development sites should be graded by low, medium or high density. Consideration should be given to factors such as local site conditions, the general location, and site topography, bearing capacity and sociological and environmental aspects. Typically maximum densities by grade are as follows ;
Low Density : 25 double guest rooms per hectare;
Medium Density : 62 double guest rooms per hectare;
High Density : 125 double guest rooms per hectare;
Higher densities should only be considered on sites where the carrying capacity and the EIA and SIA studies recommmends that such increase can be sustained. Subsequent extensions should be permitted up to, but not exceeding the density originally designated.
11. Landscaping
The existing and proposed landscaping of a site requires comprehensive analysis. A full landscape design should be a component of the development proposal submission. It should be a fully integrated proposed giving consideration to factors such as privacy, noise pollution, visual enhancement and wind screening. The proposal should include depiction of boundary fences, paths, roadways, street furniture and area lighting. It should also incorporate existing trees into the plan. However, if trees of importance,have to be uprooted, it is to be carefully root balled and replanted elsewhere on the site. Scenic vantage points should be sensitively considered and other such features included where appropriate. On site plant nurseries should be encouraged.
12.Visual Security
Visual security must be considered, especially in village style resorts. A minimum distance of 10m should be allowed between buildings with openings facing each other. The minimum distance should be 8m if an opening faces a blank wall and 3m between buildings that have not openings, this also allows for pathways and maintenance activities.
13.Ventilation and Air Conditioning
Encouragement should be given to designing the public areas of tourist facilities with effective natural ventilation, supplemented by the use of fans, both to enhance the interior design and also to reduce electricity demands and operating costs. Special attention should be given to the design of bedrooms, in particular the placement of windows and screens should be designed to facilitate free flow of air. This should be supplemented by fans and by the inclusion of an appropriately located wall or spilt air conditioning unit. This would offer the guest the choice for either a naturally ventilated or an air-conditioned bedroom.
14.Vehicle Parking
Vehicle parking should be fully integrated into the landscaping plan to minimize the visual impact of large paved surfaces. Encouragement should be given to breaking down parking areas into a number of smaller units by inclusion of changes of level and vegetation for shade and visual amelioration. Car parking spaces should be 2.4 meters x 4.8 meters with a minimum area of 30 square meters per space for open car parking. Adequate coach parking spaces should be provided.
Surfaces should be consistent with the overall design of the whole facility, such as concrete or washed gravel with tuff employed in areas of low traffic. Tarmacadam paving is generally not suitable. Traffic flow within sites should be planned in detail with parking limited to designated areas.
15.Roads
Within development sites circulation roads for two-way traffic should be a minimum of 6 meters wide and should be designed for the safety and enjoyment of guests taking a major role, including a full pedestrian walkway system and adequate consideration for lighting and planting. Planting "boulevards" and walkways should be at least 1.2 meters wide. At the principal entrances to development sites particular attention should be paid to sight lines and the ease with which site traffic can enter or leave the general traffic flow. Turning circles should have a minimum radius of 6 meters, but a greater radius is desirable for easier traffic flow.
16.Services
Care should be taken in design all service areas to minimize the operational difficulties and to be designed to blend with the environment and be visually unobtrusive.
17.Building height in the coastal area
To be of 3 stories or less and have a maximum roof apex height of 12 meters (6.5 meters to the parapet for flat roofs). For exceptional sites, that require special architectural treatment, the height restrictions might prove too onerous, but it should be recognized that the architectural form should not dominate the surrounding environment. However, if approval is given to exceed the suggested 16m to roof apex, the roof in question should not exceed 5% of the gross ground floor area.