‘Backup plan’ submitted for Emerald Sound site

The developer of Emerald Sound has submitted a “backup plan” for Central Planning Authority approval in case Cabinet does not approve the coastal works licence application for the controversial South Sound project.  

Meanwhile, workers are clearing the 91-acre site, and the National Roads Authority Board has yet to make a decision on whether to relocate South Sound Road some 30 to 75 feet inland. 

The planning authority could hear the new planning application in February, project architect Burns Conolly said. If the planning authority approves the new application – for 23 residential lots and two lakes – that doesn’t negate approval for Emerald Sound, consisting of 81 houses, 160 apartments, canals and a bridge. 

“It just means the Central Planning Authority agreed you can use the site in another way. It doesn’t automatically remove current planning approval,” Mr. Conolly said. “This is what you call a backup plan.” 

Katrina Jurn of Protect South Sound, a group opposed to the Emerald Sound plan, said it is difficult to say whether the group will support the new plan until more details are released. 

“However, if the new development will be a low density residential development with 23 residential lots and 2 lakes, the only aspect of the new plan that we object to is the relocation of South Sound Road,” she said. “Otherwise, subject to further details from the developer, we do not object to the latest proposal and welcome the developer’s decision to move forward with the development of his land without the marina component (without canals, dredging of the Sound and a bridge over South Sound Road).” 

Emerald Sound site 

When asked how many buildings or residential units are in the new plan, Mr. Conolly said the application is for a low-density residential subdivision and two lakes only, and does not include any structures. 

According to zoning regulations, the maximum density in a low-density residential zone is four units per acre for houses or duplexes, and 15 units per acre for apartments. Accordingly, the number of houses that could be built on the 91-acre plot (not accounting for public space, streets, lakes, etc.) would be 364, and the maximum number of apartment units would be 1,365. 

Mr. Conolly said workers are using equipment, such as bulldozers, to clear the site in preparation for development, but the work being done is not construction of the new South Sound Road. “We’re clearing the site. That’s all. That’s it,” he said. 

He also said “there is absolutely no blasting occurring” on the site right now. 

South Sound Road 

Mr. Conolly said the new plan is independent of moving South Sound Road, but does anticipate the road being moved. Developer Rene Hislop’s RC Estates Ltd. has proposed moving the road inland and constructing it at 6 feet above sea level, rather than the current 3 feet.  

“This plan is assuming that it is being moved, and it has taken that into account,” he said. 

The developer has said the existing South Sound Road would remain in place as a private access road for future homes on 22 seaside lots also owned by RC Estates. 

Brian Tomlinson, managing director of the National Roads Authority, said last week the his agency is not involved with the activity at the Emerald Sound site, and that the roads authority board had not made a decision on the road relocation. 

“We don’t know when that will happen. It’s up to the Board’s discretion on scheduling it,” Mr. Conolly said. 

The planning authority approved the application for Emerald Sound in August. In late September, the roads authority began the process to swap public land now occupied by South Sound Road in exchange for land owned by the developer. The Roads Law grants the roads authority power to swap land in order to relocate a road, without needing Cabinet approval. 

People affected by the road relocation had until 23 November to submit their input. Ms Jurn was aware of more than 100 letters of objection sent to the roads authority. “One was sent from Protect South Sound, and the others were sent from concerned individuals, South Sound residents, and people island wide,” she said. 

She said the petition against Emerald Sound, signed by more than 2,200 people, was also addressed to the roads authority, in addition to other entities. 

Coastal works 

Unlike the land swap for the road, Cabinet would have to approve the coastal aspects of Emerald Sound, including dredging 0.7 acres of South Sound. In November, MLA Mike Adam said Cabinet would not consider the coastal works license application. Mr. Conolly and Ms Jurn had heard nothing further on the coastal works since then. 

“Nothing really has changed on the status of Emerald Sound other than we’re clearing property for it,” Mr. Conolly said. “And we’re doing the backup plan.”