Massive BT subdivision poses more mangrove threats
(CNS): A planning application by Lookout Holdings Ltd for a subdivision of 437 house lots off Harvey Stephenson Drive, Bodden Town, raises numerous concerns, the Department of Environment has said. In its comments on the application, the DoE noted the lack of an updated overarching development plan, as well as the lack of data to inform the impact of such a significant project on local infrastructure and services, or an environmental impact assessment (EIA) for the proposed East-West Arterial Road extension, which will run through it. The site is a combination of partially modified, regrown and primary mangrove areas and runs along the boundary of the Central Mangrove Wetlands.
Commenting on behalf of the National Conservation Council, the DoE experts pointed out that, as well as the direct environmental threat that the project poses to the critical wetlands habitat, such a substantial development would impact the existing social infrastructure, such as schools, clinics, supermarkets and roads, which would not sustain a full build-out. With all of the lots marked for family homes and no provision for other use, the development itself could put further pressure on the area for more development to support it.
In addition to this fundamental problem, the DoE has also questioned the demand for such a subdivision, as other large scale subdivisions recently granted approval have not been developed.
“The current Lookout Gardens Subdivision is approximately 40% built out, which raises the question of the need for the proposed subdivision development when more than 50% of the existing subdivision remains undeveloped and within the ownership of the original developer,” the DoE stated in the comments to the Central Planning Authority.
The application is scheduled to be heard today, and granting permission for this project would see yet more damage to the natural environment now without any sign of development for years to come.
Given that the national development plan is “severely outdated” and no longer reflects a realistic future, the DoE urged the CPA not to clear this project until an updated development plan outlines the vision of how the island should progress. The department also warned that granting development in the absence of such a plan could lead to the unnecessary fragmentation of pristine habitats and loss of valuable limited natural resources.
The DoE also noted a fundamental challenge for the subdivision, which incorporates the proposed East–West Arterial extension, namely that the EIA for this has not yet been completed. Given the major concerns the experts have about the highway’s potential to flood the communities along its route unless it is re-directed, there are no certainties surrounding the layout of this project.
“The EIA will determine the best location to put the road and will determine the design required to maintain a suitable hydrological regime. This may include changing the road layout,” the DoE warned. At the request of the Ministry of Planning, the currently proposed EIA will only cover the portion of the road from Woodland Dr to Harvey Stephenson Road because government is not ready to build the road any further at this stage. But when it does, the outcome of that next EIA could impact the subdivision, and the subdivision may also impact the outcome of that EIA, the DoE explained.
“Approving the subdivision application without knowing the outcome of the EIA is premature,” the DoE experts said, as they recommend the application be shelved until the EIA is finalised.
Always wary that their advice not to grant planning permission may be ignored, the DoE said that if the CPA did grant the application, it strongly recommended the retention of the primary mangrove habitat, especially along the boundary of the Central Mangrove Wetland. The Lands for Public Purpose (LPP) included in the application should at least be relocated north to keep the area of primary habitat and create a buffer adjacent to the wetlands area.
“The retention of the primary habit would assist in the maintaining some of the drainage capacity of the site for storm water and surface sheet flow runoff. It could also be used as an amenity area with access by a boardwalk, meaning the preservation of ecosystem services,” the DoE team advised.
However, they made it clear that the number of issues raised by this application calls into question its suitability and urged the CPA to at least place the application in abeyance until a full EIA for the East-West Arterial is completed and the development plan for Grand Cayman has also been rolled out, given the environmental and infrastructure implications of the proposed project.
The DoE’s concerns regarding the potential threat to the central wetlands were echoed in a letter of objection from the National Trust for the Cayman Islands, which is a neighbouring landowner. The Trust supported the proposal that the developer set aside the northern portions of the property as the LPP to preserve the mangroves.
“Unfortunately, mangroves are one of the Cayman Islands’ most undervalued and severely impacted habitats. The CMW is an internationally recognized Important Bird Area (IBA) and a biodiversity hotspot. As well as being a critical ecosystem for wildlife of all kinds, the CMW performs many services for the people of the Cayman Islands,” the Trust stated as it outlined the numerous benefits of mangroves.
“This critical ecosystem must be protected,” the non-profit entity said. “It is clear that the National Roads Authority planned for the new EW Arterial to pass just south of the CMW, avoiding it whenever possible. Therefore the placement of the road seems an obvious marker of where to draw the line between the residential lots planned by the developer on previously disturbed land to the south, and the LPP across the major road to the north that would be left in its natural wetland state.”
No submissions from the landowner were submitted with Wednesday’s agenda but the applicant is scheduled to appear before planning Wednesday morning.
See the details on the CPA Agenda in the CNS Library
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Category: development, Local News
The people who claim that sea walls don’t work are liars. When you come to Hogsty Bay across from Bayshore Mall to the Cayman Museum, thats a sea wall. Without that one, Northwesters would be throwing fish and lobsters on the General Post Office. What about the one that protects Mary Street? Come on Chris you own part of it. Tell all those environmental fools thats why you have a deed for that land. Keep going north, Calico Rackam bar and Restaurant. Over there by Arthur Bodden’s further north Burger King. Stop the lying, you can see them with your eyes they didn’t go anywhere. They never needed maintenance or repair. They were built around the thirties. It was built by Caymanians who built Schooners and other famous buildings in town.
9:15? They are walls built on existing ironshore. A seawall built on beaches is different. No comparison. People see the difference. No intellectual dishonesty Bo Bo.
I’m so confuse by some of the people who still don’t get it. One hurricane spent over 24 hours and didn’t move over Honduras. It took down every tree and house made of wood. But we also have people who say mangroves grew back after the hurricane. Didn’t Honduras and Puerto Rico have 2 hurricanes in one season. Did you forget? So how is our new climate working out for you? So how can mangroves be the answer? We need to build out island higher than the sea which is coming saltwater is not good for trees. If you believe it is plant your fruits and vegetables in them. At the end of the day we don’t eat mangroves.
So let’s provide for the future, let’s put more fill behind a wall and bring up the height of land. Every time I hear of someone saying they walked down south sound canals by the mangroves I laugh. Because I only saw cars hiding in the canals by the swamp and nobody was walking even their dogs. We need to be honest it is 4, 41/2 miles of swampland thats in the middle from Northside to Bodden Town going frank sound road. So it’s only a small portion of swamp going to the North sound. Most of that kind of property is already developed. From Rackleys’ to Morgans Harbor so if you want to REALLY need swampland get it from there. Buy up all those houses going south from West Bay to Prospect? If you really want to fix the problem. Maybe from Dolphin Cove 2000 feet is what DOE says we need to not develop.
People please remember who was standing next to Jon Jon on nomination day no other than Harvey Stephenson who endorsed Jon Jon nomination for Bodden Town…
XXXX wasn’t it also in this area that Jon Jon fixed a constituent rental property roof on their house.. paid for by the peoples money ( Government)
He also endorsed Chris Sainders (I) on his initial run for public office. He and Theresa Pickerin (I) were alleged to be running mates during that election year when they were endorsed by Harvey Stephenson, with many political-strategy meetings held at his Tiverton Street, Lookout Gardens Residence, at the time. Both candidates lost that election.
Mark Scotland (UDP) was also another candidate he endorsed. He was successful in 2 of 3 election runs.
Independent (I)
United Democratic Party (UDP)
People have special interests AND life is full of people with personal agendas 🙂
I am reading about a lot of development plans that encroach on the natural environment. With all the pushback from the public, one would think the developers would back off. Seems as though the developers are pushing even harder to destroy the natural ecosystem. With all the reports and “recommendations”, one would think that developers would concede to accommodate the ecosystem. With a shrinking island (#1 beach erosion), it is a travesty to see any development until the beaches can be reclaimed and the ecosystem can left to redevelope on their own.
If it ain’t broken, don’t fix it.
If we truly care about saving the environment in Cayman, we will first have to shut the doors on the runaway immigration policy we currently have.
As Cayman takes in more people, what do we think is going to happen??!!! Economy grows, people consume and the environment is destroyed in the process.
But of course, some of the biggest eco-warriors we have today are the first generation of those who moved here not so long ago. So this won’t be a popular idea.
Yep. Newly-arrived expats are a large part of the problem but some of them would be the first to say that multigenerational Caymanians don’t care about the environment.
Is this development likely to be affordable to the average Caymanian? If so we can expect the environmental warriors (including the National Trust ) to object. on the other hand if Dart takes it over and develops for high end earners then most objections will fall away.
Caymanians want afford housing. Supply and demand. Increase supply, and the cost drops for land and homes making them more affordable.
Take a look around you. Right now the market is already flooded, but prices don’t reflect that.
True. No one can afford the townhomes (CI$300K-CI$500K per 2 & 3 bed units); while residential homes (CI$300K-CI$400K per 2 & 3 units)
If you can afford CI$90,000 minimum per house lot i.e. by definition, 100×100 sq. ft. lot.
As a first-time Caymanian property or homeowner you may be eligible for a waiver.
I understand that mangroves are rich in biodiversity, which is a good and important thing, but for the past 30 years I’ve heard over and over about how mangroves protect the island during hurricanes. However, I haven’t seen any scientific basis for that claim. Has there been a conclusive scientific study on this? If so, can someone please link it? Without that, this claims sounds like several others I’ve heard over the past three decades that makes me want to classify it as an old wives’ tale.
No one is your servant. Do your own research if you have doubts.
There is an abundance of evidence. Try Google. The reason they don’t work is because most of the coastal mangroves and trees that protect us from storm surge and hurricane damage have all been ripped out to make way for development.
Great contribution Chris Johnson . Let us hope that the politicians …especially those who will form the next political directorate take your contribution on board.
“The current Lookout Gardens Subdivision is approximately 40% built out, which raises the question of the need for the proposed subdivision development when more than 50% of the existing subdivision remains undeveloped and within the ownership of the original developer.” Obviously on these lease-to-own lots, they will remain under the developer until its paid off…
The lots that comprise the expansive Lookout Gardens subdivision was previous advertised to be financed by owner. The initial commercial promos were done by CIBC-FCIB, at the Lookout Gardens Real Estate Office (located next door to the Lookout Gardens Convenient Store & Juice Shop). But, in purchase agreement of the said house lots are on a lease to owned/payment plan basis. Several people have paidoff for their lots via this means. Seem like he has swaths of cash or a stellar credit line with local banks.
There’s got to be a way for the new government to fast-track mangrove protection specifically so that this nonsense and foolishness gets stopped in its tracks once for all. Let’s get it done as the first act of the new parliament and the first resolve of the new cabinet.
No coincidence here with MP Joey Hew’s road building agenda and this type of insider politics Where Developments mysteriously linked up to meet the road path. Those who’s magical prior knowledge of the government plans which enables them to constantly profit from the Government’s projects is both outrageous and predictable. The real question how long are we going to let these persons destroy the environment for their own benefit Cayman. Not even Construction money and jobs are now available to local job seekers. VOTE THEM OUT!
The road corridor is public knowledge and ‘easily’ available from NRA. (‘Easily’ = just walk in and ask them. I did.) Any landowner/developer along the path with any sense would do this and plan their development around a major road. (Remember Hyatt having a croquet green right where the highway eventually went?) Which is the point of the DoE warning. The more people do this the more the path of the road becomes ‘locked in’. So if when someone actually looks at the land for the road and realises there is a better route (less swamp so less cost for example) its too late because part-way along there’s already someone building out to the old back-of-an-envelope plan. Hence do the EIA then confirm the road plan then approve the subdevelopments that will follow. (And hopefully confirm VIG policy of no building in the central mangrove wetland north of the bypass.) But that all assumes CIG making a plan and sticking to it. Vision 2028 anyone?
Anyone remember how beautiful South Sound was before all the mangroves we’re torn up and they put that ugly walk way infront of the ocean view?
I remember. I’ll never forget and never forgive the destruction of my land of soft fresh breezes.
Darn foreigners. Oh wait….
Your house is on stilts, built above the mangroves then?
8.39 If your view of the ocean is obstructed by that boardwalk then you better crawl back in your hole because the crabbers are coming.
Ivan tore the mangroves up in South Sound, not humans.
No actually the mangroves where just damages bur grew back where they where left to recover. Rene Hislop drestroyed south sounds mangroves by dumping fill all along the coastline to create new land which he could then sell.
Quite correct. The mangrove behind Mary Read Crescent grew back after Ivan and is now 20 feet high in places. Humans indeed destroyed some of the mangrove. We need fix our planning laws and come into the current century.
This terrible destruction is going to continue unabated The Construction/development Mafia which now funds and clearly owns this Government and it’s lavish lifestyles don’t give flying Fu#@ about the mangrove or Cayman in general they simple don’t care about anything and will simply buy out this coming election from right underneath the voters and if you think they don’t have the full support of Government and it’s resources keep dreaming Cayman. On the 14 th April 2021 in 2 weeks you have a choice ! Build a future for those arriving here or preserve our environment for future generations and please do not let them distract your attention byThreatening you with our Covid 19 success which We all Sacrifice a lot to save our own lives not the government outrageous claim of them being the sole entity responsible for this !
12:41 The Future is CONSTRUCTION /DEVELOPMENT
What you think thousands of Children leaving school will be doing with the ENVIRONMENT!
What do you think they will be doing when there is not one square inch left to build on?
7:19 The answer is very simple, that will be Their TIME, to do what was Done in a Place Smaller than this
The Great Manhattan!
Once again the rush to jam through development proposals before the election….enough is enough. Any kind of long-term thought has long been tossed out of the window in the greed rush to the bank…mine, mine, mine $$$$$$$$$$$$
This is the latest trick in the book..by land under the guise that it is farmland then get Al’T and gang to switch it for high density residential and make a fortune on it
That’s exactly the connection needed to make sh!t like that happen. Disgusting.
Could they send the bulldozers into Belford Estates accidentally on purpose, instead? They’d clear out some slum landlords there!
The Belford Development is inundated with shanties. Every household is an established tenement yard, operated by slum landlords. Planning & DOE are slack with enforcements. The sewage disposal/leaks and waste disposal is unsanitary and, as result, in violation of the Planning Code.
Ex. #1: septic water routed to a decommissioned cistern (because of overcapacity of tenants);
Ex. #2: septic water spill-over exterior pipe installed to dispense septic waste in the boundary of a private vacant lot (to curtail cost of the frequently pumping/emptying the septic);
Ex. #3: Kitchen & bath waste water run-off along property boundaries and behind thick brush.
Ex. #4: Accumulation of junk/salvage material scattered in yards- and the overnight burning of toxic scrap materials, and so on.
It’s just a nasty neighborhood!
CNS: You’re muddling DoE with DEH. See here.
Belford is a little Jamaica – the grungy parts!!
Anyone ventured into Lookout Gardens & Belford Estates to see the amount of garbage/household trash that thrown on the roadside, interior lands, and vacant lots- even direlic vehicles? Those neighborhoods are regular dumping grounds. There’s enough garbage to keep DEH Employees busy.
Dey is Jon Jon woters wutch u talking bout Willis !
Here we go again, the DOE opposes development of privately owned land. So unless the buyer of private land wishes solely to maintain a swampy field of brush, the DOE will oppose.
I’m so sick of the DOE crying foul on any attempt to build anything. People buy private land to do something with it. So if I buy a lot, and god forbid, I want to clear the lot and put up a house, the DOE will object?
(Sorry CNS, I know your bias on these stories, and you can tell I think by my IP address my take on these stories. I like healthy debate which is why I keep coming back to CNS😀. As I have said before in comments on other similar stories, I believe I am part of the silent majority on development, but am open minded enough to stand corrected. Keep up the good reporting and allowing dissenting voices like mine to appear on your comments!)
ugh, I’m sick of the Department of Environment pushing their environmental agenda.
ugh, all the Department of Education wants to talk about is schools.
blah blah blah, the Department of Agriculture going on again about farms.
yawn, the Department of Fire Services droning on about fire prevention.
There is a particular element that seems to have escaped all. That is the one of global warming. Cayman over the past twenty years has contributed to global warming by cutting down trees and fauna. Whilst it may be miniscule we should address it and make our contribution to the world’s problem.
Another interesting point is that Miami is replacing 15% of its palms trees with shade trees such as olive trees. The Cayman government ought to look into this before embarking upon its George Town beautification enhancement. Other parts of the island should be treated similarly. For example how about trees around the sporting grounds. The Jimmy Powell Oval that I visited last week is in serious need of trees and fauna with not a single tree on the boundary. Go down and see the Smith Road oval and find the same. Service clubs have done their bit over the years but the Government has fallen short. The airport could do with some help and the bypass to hide the hideous dump and junk yards just past the Thompson roundabout.
Of course one answer is to charge the developers a fee to go towards the Enrviromental fund. In any event Cayman needs more trees and fauna.
Thanks Chris for a sensible constructive article.
Well, that’s ok, I guess. Restore what we have trashed. But if we didn’t trash the forest in the first place…..duh! …Just adding to the world situation: https://www.theguardian.com/environment/2021/mar/31/destruction-of-worlds-forests-increased-sharply-in-2020-loss-tree-cover-tropical
Erm, Mr Johnson, you do realise the word fauna means animals/live things?? Do you mean flora, perhaps?
9:09 How many Trees did IVAN leave!
All excellent points Chris, and I’d like to take the planting of trees one further. If Government is spending our money on trees, let them plant fruit trees please! Mango trees are excellent shade trees and I seriously doubt that any fruit will fall to the ground. ; ) In the effort to raise our level of food security by promoting home gardens and agriculture, Government can at least plant beautiful fruit trees in place of pretty decor. Surely they aren’t afraid to give us fruit for our money?! I specifically mentioned this to several of our current Parliamentarians over the past two, even three administrations… no response. What do you think? Good idea or not?
Or beautiful flowering trees like poinciana etc. Singapore looks like a garden from above, it’s so green. We are well on our way to becoming a tarmac desert.
It seems that the CPA is 100% interested in making money…… for themselves. DISGUSTING!!!!! I wonder why none of our “leaders” can see that!
Trying to be pushed through while his buddy Jon Jon and Big Mac are still on their thrones..
Politicians are in the thick of it. Pay attention.
As a 35 year old caymanian who has been in my present job for 10 years making 3k per month I’m all for this project IF the price will be under 300k as I cannot qualify for the current 400k+ prices that are going around. I would love to own a small piece of my home and I will support anyone who allows me to do so, it’s not like the other developments that take mangroves from the seaside, even those the government passes their application.
You have no idea what impact this will have on our priceless ecosystems. It’s worth more than any house you could ever buy. Ignorance will destroy this beautiful island. Fools
And to add to it this development is not on the seaside so it is not removing coastal protection it simply goes to the boundary of the central mangrove wetlands. It’s up to govt to enforce no building beyond the boundary. Many many developments for the rich have been permitted and even given concessions. It time now to approve one for locals that they can hopefully afford.
Which is the point of the objection being reported on. To enforce the boundary of the central mangrove wetland. Which is what the development intrudes into.
Such developers are not worried about the enviornment and obviously neither is the present or past governments.
What I do know though is this, let another Ivan hit us and there is no coastal natural protection i.e. Mangroves, we are f*****.
Mother Nature rules always and let us not forget or she will remind us.
And how did the mangroves protect us during Ivan ?
The sea just came over them and through them. If you want storm protection build sea walls.
Sure, build seawalls…take a walk down Seven Mile Beach and start at the Marriott and see how many sea walls were destroyed from the last Norwester. In fact take a look and see how much beach (white sand) sand is still there.
We thought we could just allow everyone to build right down on the beach well check it out now and see what your think.
Didn’t say any of that garbage 11.17.
I just pointed out that Mangroves offered no protection during Ivan.
You literally said “build sea walls”
Chill people.
7:49pm is being sarcastic.
This site has everyone from dumber to dumber, this comment goes beyond.
You are so unbelievably wrong I wonder if you even graduated school. Rooted Vegetation will always protect us more than a concrete wall or a huge development. Go see for yourself on the smb stretch from royal palms to Marriott.
3:27 Did Mangroves really Protect Cayman from Ivan!
Yes they did! It would have been much worse without them!!!
Much worse? How would it have been worse? Please state facts and not opinion.
You typed a reply from a research tool. Do your own and quit being so lazy.
Now you are not being sarcastic.
You are a plain idiotic shit-stirrer.
I would not really want to guess if they did, Jackass of the Day @ 8:04pm.
The science says all of that.
Yes!!! Omg yes! How dense are you?
And come to think of it – the land for this proposed sub-division was probably bought with public funds borrowed through the Agricultural and Industrial Development Board, AIDB (under the disguise of to be used for agricultural use) on which the payment defaulted many times over.
My memory is a bit foggy but where there is smoke, there is fire.
Yup. Yup. Yup!
Who’s the Original Owner/Developer?
Harvey Stephenson
He always gets his way…
Tell the truth: Who is the “truly” the Original Owner vs. Developer?
RSW Sr. must be turning in his grave where his Estate is concerned.
Agree. It’s real shame.
What about the B&B that was there, using money through the Go East Initiative, that has long since been closed?
Fidelity was big on granting loans/mortgages to their senior & executive employees back them. I wonder if any financial assistance came to be.
Stephenson was one of the founders of Fidelity in Cayman, no?
If things go according to plan Fidelity will soon be Proven Investments & Wealth Management (Jamaica). There’s a lot of logic in the process. Let’s see how CIMA handles this proposed Fidelity-Proven acquisition,
as part of, and along with, the supervision of Fidelity’s 3-year restructuring plan. CIMA, Cayman is watching!
I recall that happening, a lot. When Fidelity Bank (Cayman) Ltd. was formerly known as British American Bank (Cayman) Ltd.
Makes sense, now.
There’s plenty smoke now with this…so, it must be fire somewhere. Here comes the TRUTH 🙂
CIMA, are you paying attention? And, will you do your job, as outlined by the FATF (Grey List) & UK-USA FATCA Mandates. Otherwise, the Blackl List is where the Cayman Islands is heading.
REMEMBER Compliance 101: Nominees are not UBOs. All RPs must be accounted for.
Have a look see what Baraud Development is up to near Snug Harbour too…
Snug is looking a bit tired these days, a little lift wouldn’t hurt.
Vastly overrated area. As is Brittania too.
Imagine how that will increase the traffic, specially mornings and evenings commute as well if approved . This don’t make any sense for a development of that magnitude.
There’s a lot more money in development than farming.
Until the food runs out for us…
3:43 The Food will have to run out, because Cayman will never ever be able to supply their own food CONSUMPTION!
Exactly. Farming was merely a ploy to purchase the property and later see it repurposed for residential development or gated communities. If Agriculture was the intent, by now, Lookout Gardens (i.e. Lookout Holdings Cayman Ltd.) would have seen more of it by the so called Owner/Developer???Harvey Stephenson.
Anyone can tell say with certainty the identity of previous owners of that parcel complete Lookout Estate, Bodden Town (Grand Cayman)? CIG Lands & Survey Incumbance Register “should have” conveyed such details.
Why can’t we name these applicants? Why are they allowed such anonymity when they are literally signing the application documents being submitted to the CPA, which anyone with interest (and stamina for the absurd) could attend?
I’ve always caught more fish and lobsters once bridges and docks than any mangroves. Seems to me if we can to improve marine habitat, we need more bridges and docks
The linked website might help you. Baby fish live in mangroves and then move to reef, bridges, docks etc. when they get big.
Like a hole in the head, sounds like the air leaked out of yours long time ago.
They won’t be happy until the whole Island is under water like Randyke Gardens, and Newlands after a slight drizzle. Fools.
Randyke gardens was developed a long time ago by a Caymanian family.
They saved money by minimum filling and no water management , and they were allowed to get away with it by a less than competent planning department of the day.
Everything is much more professional now and surface water management/drainage are strict requirements.
I seriously doubt “rubber Stamp” Al’t and the Planning Department we have now is much better..
Biggie Rankine
If the developer guarantees that all hardware will be purchased from a large store near a roundabout, he’s good to go.
Went there today and the lady watched me bag my own stuff! I usually help anyway, but this was a blatant “I can’t be bothered” attitude.
what is wrong with bagging your own stuff!
What’s wrong with the lady’s attitude?
That’s what they get paid for.
Lol. Cayman is small. Often things are known or can be figured out.
Pretty sure the developer brings his stuff in from off island, his last House (now sold) was outfitted from Canada if memory serves.
Exactly what they could possibly need from a hardware store to clear and subdivide land…. smh
With the increase in population and lack of available and affordable land in the west (largely due to one developer buying everything up), the population of Cayman are going to be forced to move east. This will have unfortunate consequences for the environment and of course … traffic.
11:27 should the East ever get anything!
That’s why BT has been fastest growing district and a 30 min journey to work 10 years ago now takes 2 hours.