On February 13, 2024, the Central Planning Authority (CPA) will discuss an application from Legoland Real Estate Ltd. (Arco) to build a ten-storey building on Boilers Road (Block 14BJ Parcels 7 to 11 & 16 and Block 14E Parcel 661). The building will have 162 apartment units and 189 bedrooms and is “a replacement or redevelopment of an existing residential development.”
Based on the Planning Department Analysis in the CPA agenda, matters to be considered include zoning, density and building height.
Regarding zoning, the Analysis noted that “Regulation 13(10) states that residential development may be permitted on any or all floors of a building in a General Commercial zone, a Neighbourhood Commercial zone, or a Marine Commercial zone” if certain conditions are met.
The Analysis added:
The development is located within areas General Commercial 1, General Commercial 2, General Commercial 3, or General Commercial zone 4.
In this instance the proposal is replacing existing residential development and is entirely located within the General Commercial 1 zone.
Therefore, residential uses are permitted on all floors of the building.
Concerning density, the Analysis said:
The Regulations are silent upon the number of units in a General Commercial zone.
In these instances, the Authority typically looks to the nearest Residential zone for guidance.
The nearest residential zone is LDR to the west in this instance.
The Analysis continued:
Regulation 9(8)(c) allows a maximum of 15 units per acre or 22 units for this size of property. Using the HDR provisions, 36 units would be allowed.
Similarly, the LDR and HDR provisions would allow 35 and 69 bedrooms.
The applicant is proposing a total of 162 units and 189 bedrooms and the Authority should determine if this level of density is appropriate for the site and area.
Regarding building height, the Analysis said, “CIAA has advised that the building cannot exceed 46 meters (150 feet) AMSL.”
In this case, “The proposed building height is 130′ and the applicant has submitted a drawing that the building won’t exceed 145 AMSL,” the Analysis concluded.
Explaining the benefits of the proposed development, the applicant’s letter said, “As part of the integral efforts from the Ministry of Planning, Agriculture, Housing and Infrastructure, aimed at bringing life and vibrancy back to Cayman’s capital, The Eldemire is a project in line with George Town’s Revitalization led by Legoland Real Estate Limited to capitalize of the projects that the Cayman Government is implementing in Downtown.”
The applicant’s letter added: “We want to bring life and vibrancy back to our capital in response to the Government efforts. Proposing the allowable 10 stories to be of residential apartments is the best way to give back to Caymanians the opportunity to enjoy the beautiful plans developed by Government.”
The applicant’s letter continued:
162 families living at The Eldemire will bring life to Georgetown.
They will enjoy its amenities at walkable distances and work in the area avoiding the over us or cars.
The Eldemire looks to change George Town, into the vibrant, bustling community it should be. We believe like the Government that there is an opportunity to turn this around.
The residents of The Eldemire will contribute to this flourishment of the city preserving our history, balancing development with conservation initiatives and and people’s needs to quality living close to services and work.
Regarding Government agency comments, the Cayman Islands Fire Department approved the proposal and “The CIAA has no objections to this proposed development, provided that the building or any extensions of the building do not exceed 46m AMSL.”
The Cayman Islands Department of Environment recommended that “the applicant consider incorporating Sustainable Drainage Systems (SuDS) into the stormwater management for the site to mitigate against the inundation of the surrounding area.”
No comments were noted from the National Roads Authority, particularly the impact on traffic in the area.
The application will be discussed at the CPA meeting on February 13, 2024, at 10 am in Conference Room 1038, 1st Floor, Government Administration Building, 133 Elgin Avenue, George Town.
