According to the agenda for the Central Planning Authority (CPA) meeting to be held on May 8, 2024, a proposal for 95 apartments with 119 bedrooms on Block 5C Parcel 77, Willie Farrington Drive, West Bay, will be discussed again. The CPA is expected to discuss lot width and the suitability of the apartments, notwithstanding that residents previously voiced concerns about potential flooding in the area.
Regarding lot width, the Planning Department analysis said:
Regulation 9(8)(g) states that the minimum lot width for townhouses shall be 100 feet.
The subject parcel has a minimum width at the road of 87 feet and it is noted that the property flares out to a greater width where the majority of development is proposed.
The applicant has submitted a variance letter and the Authority should discuss whether the request is justified in this instance.
Concerning the suitability of the proposed apartments, the Planning Department analysis said, “It should be noted that the previous application for 95 apartments was refused because the applicant failed to demonstrate that the site is suitable for apartments.”
Turning to residents’ concerns, one person who has lived in the area since 1979 highlighted that “this development is going to be located in the vicinity of a buffer zone which is an integral area as it has long served as a buffer that protects the neighborhood during hurricanes.”
She added: “If this buffer is removed, it could be catastrophic for the homes in this area when faced with another hurricane as intense as Ivan.”
She continued:
The area is low lying and even floods easily during regular rains or when there is high tide.
There is also a certain amount of wild life in the zoned area and this development will disturb their natural habitat.
The Department of Environment (DoE) echoed her concerns, noting that “The application site consists primarily of tidally flooded mangrove forest and woodland… and features several ponds or pools.”
The DoE added:
The site is very low-lying, averaging around 1 foot above Mean Sea Level.
As such, drainage of the site and surrounding area is likely to be a significant concern.
The level of the site relative to the water table is likely to mean that commonly used drainage systems such as catch basins and deep wells are likely to be much less effective and may require additional maintenance over time to ensure they operate sufficiently.
The National Roads Authority (NRA)also noted that “The area is prone to flood and if this application is approved as is it will cause major flooding issues for homes etc. around it, therefore, the applicant needs to think more holistically. “
Commenting on the traffic impacts, the NRA said that based on their estimates, “the impact of the proposed development onto Willie Farrington Drive is considered to be moderate.”
Contrary to the NRA’s position, some residents believe that a traffic hazard will arise.
Looking at all of West Bay, if traffic and flooding issues actually worsen due to the total volume of developments, it will be a problem not just for residents but also for MPs seeking election in the relevant area.
The proposal will be discussed in detail at the CPA meeting, which will be held on May 8, 2024, at 10 a.m. in Conference Room 1038, 1st Floor, Government Administration Building, 133 Elgin Avenue, George Town.
