Tourism development in Seychelles is categorized under specific zoning classifications that prioritize responsible and sustainable use of land. The Planning Authority designates zones specifically for tourism-related facilities such as resorts, guesthouses, and eco-lodges, which are often located in areas of scenic or ecological value.

Zoning Considerations for Tourism Projects:

Tourism Accommodation Zones

Areas specifically designated for hotels, resorts, lodges, and other hospitality establishments fall under the tourism accommodation classification. These zones are often near coastlines or natural attractions and are regulated to ensure minimal environmental impact.

Mixed-Use Zones

In some cases, tourism zones may allow mixed-use developments that combine tourism facilities with low-density residential housing or small-scale commercial operations. Mixed-use zones are beneficial for integrated community-oriented developments that include visitor accommodations, local businesses, and amenities.

Protected and Sensitive Areas

Tourism facilities are restricted or heavily regulated in environmentally sensitive zones, such as protected marine parks, wetlands, and nature reserves. Developments in or near these areas may be subject to additional environmental assessments and conservation measures.

By strictly managing land use and zoning, Seychelles balances the need for tourism infrastructure with the preservation of its fragile ecosystems, ensuring long-term sustainability in the sector.

The SPA sets specific limits on plot coverage and building density for tourism developments to maintain the natural landscape, reduce environmental footprint, and prevent overcrowding. These limits define the percentage of the plot that can be developed with buildings or other permanent structures, leaving sufficient space for natural vegetation and landscaping.

Plot Coverage Limits for Tourism Projects:

Maximum Plot Coverage

Tourism zones generally allow a maximum plot coverage of 60%, meaning 40% of the plot should be reserved for open or green spaces. This restriction is intended to minimize environmental disruption, maintain scenic beauty, and allow for stormwater infiltration.

Subdivisions and Building Density

Tourism developments typically require larger plot sizes to support low-density building configurations. This allows for adequate spacing between structures, reducing the visual and ecological impact on the landscape. For instance, high-density accommodations or clustered hotel buildings are discouraged in favor of more spaced-out, low-impact designs.

These plot coverage and density guidelines help to prevent the negative impacts of overdevelopment, such as erosion, habitat loss, and water pollution, which are particularly relevant in coastal or ecologically sensitive areas.

The natural beauty of Seychelles is central to its tourism appeal, and the SPA emphasizes that tourism development should enhance rather than detract from the environment. Projects in tourism zones must incorporate green landscaping and utilize environmentally friendly building practices to protect local ecosystems and reduce their ecological footprint.

Key Environmental Guidelines:

Natural Vegetation and Landscaping

Tourism facilities are required to retain a significant portion of natural vegetation on-site, with landscaping that supports native flora. By using indigenous plants, developments reduce water consumption, prevent soil erosion, and create a habitat for local wildlife.

Stormwater Management

Tourism developments, especially those near water bodies, must include stormwater management systems to minimize runoff. This may involve rain gardens, retention ponds, or permeable pavements that allow water infiltration, preventing pollution in nearby marine or freshwater ecosystems.

Environmental Impact Assessments (EIA)

For larger tourism projects or those near sensitive areas, an EIA is required to evaluate potential impacts on biodiversity, air and water quality, and land integrity. Developers must outline mitigation measures to minimize environmental disturbance during and after construction.

Setbacks from Shorelines and Water Bodies

Tourism developments near coastlines or rivers are subject to setback regulations that require buildings to be constructed a specified distance away from the water. These setbacks protect coastal habitats, reduce the risk of erosion, and safeguard developments from storm surges and sea-level rise.

Seychelles promotes sustainable building practices for tourism developments to preserve the natural environment and appeal to eco-conscious travelers. Developers are encouraged to adopt construction and operational practices that reduce energy and resource consumption, as well as support the local community.

Sustainable Tourism Design Principles:

Energy Efficiency 

Tourism accommodations should incorporate energy-efficient systems, including solar panels, energy-saving lighting, and natural ventilation. These systems not only lower operational costs but also reduce the environmental impact of energy consumption.

Waste Management

Facilities are encouraged to implement recycling, composting, and waste reduction programs. Hotels and resorts may also adopt refillable toiletries and bulk products to minimize plastic waste.

Water Conservation

Water-saving fixtures, rainwater harvesting systems, and greywater recycling are recommended to conserve water resources, particularly in areas where water supply may be limited.

Eco-Lodges and Low-Impact Structures

Developers are encouraged to create low-impact accommodations such as eco-lodges, which blend with the natural landscape and use sustainable materials like bamboo, recycled wood, and thatch. These structures have minimal environmental impact and appeal to tourists seeking an immersive natural experience.