Authority rejects Governor’s Creek mangrove removal plan

The Central Planning Authority has rejected a developer’s proposal to rezone a significant chunk of mangrove buffer on the west side of North Sound. 

The board considered an application by Investor Nominees Ltd. on 20 February to rezone a 24.4-acre peninsula north of Governor’s Creek. The parcel is zoned low-density residential as well as mangrove buffer, although government notes indicate that the parcel is in reality 98 per cent mangrove vegetation. More than nine acres of mangrove on the parcel do not have protected status. 

‘Critical’ mangrove 

On behalf of the applicant, the Roland and Bodden Company wrote, “We are aware that the natural environment within that zone appears to be untouched which we appreciate. For that reason, we intend to respect the natural environment as much as possible and create a plan/development which is nature friendly.” 

After reviewing submissions by other departments and performing its own research, the Department of Planning not only recommended against rezoning the designated mangrove buffer, but also advised that an environmental impact assessment be done before any portion of the parcel is developed in the future. 

The developer’s plans showed the creation of 23 house lots – with 11 lots falling outside the current protected mangrove zone – as well as removal of 96 per cent of the legally protected mangrove buffer and excavation of the property to create a canal basin of about 15 feet, according to planning records. The developer suggested leaving a strip of mangrove 50 feet in depth along the canal basin. 

“Exceptional circumstances have not been demonstrated that would warrant the removal of the Mangrove Buffer Designation,” according to the planning department. “Additionally, as a result of the rezone inquiry and responses to interagency requests for comments, it is the view of the department that the entire mangrove colony on site 17A9 is critical to the maintenance of water quality in Governor’s Creek and as habitat to marine and terrestrial life, including the 9.13 acres of mangrove on the site outside of the protected Mangrove Buffer Designation, hence the requirement that an EIA be completed and the site deemed capable of withstanding development, without adverse impacts to the Mangrove Buffer Designation and the environs, prior to any application to the department and the authority to develop any portion of [the parcel].”  

80 per cent gone 

Not only is the mangrove colony on the site the largest in the area, but it also is next to a pair of Crown-owned mangrove colonies. 

According to the planning department, the removal of the mangroves would “have adverse effects on the Crown mangrove colony to such an extent that the remaining mangrove will not be able to effect any positive ecological benefits on its environs. Mangroves of a large enough acreage are functionally equivalent to a waste water treatment plant”. 

The planning department states that 80 per cent of the mangrove in Governor’s Creek has already been removed, and the site comprises the majority of the remaining 20 per cent of mangroves in the area. 

“This increases the importance of retaining the remaining 20 per cent as it is still large enough in size to perform valuable ecological functions including habitat provision, flood mitigation, sediment retention and water quality maintenance,” according to the planning department. 

Overall, about 196 acres of mangrove existed on the west side of North Sound in 1999, according to the environmental department. Over the next 12 years, nearly 15 per cent of those mangroves were destroyed, with about 168 acres remaining in 2011.  

‘No pressing demand or need’ 

The planning department said the applicant did not demonstrate sufficient reasons or the existence of exceptional circumstances to justify changing the zoning of the mangrove buffer.  

“As identified by the [planning department], there are other undeveloped parcels in the environs of the rezone site that could be subdivided for development. Much of the land in the area, approximately 75 per cent of residential lots, are vacant so there is no pressing demand or need for housing that would warrant the removal of the mangrove colony on the rezone site and the consequent destruction of wildlife habitat and further degradation of the water quality in Governor’s Creek,” according to the department. 

“The Department of Planning has identified two quays owned by the applicant that could potentially be subdivided instead of site 17A9. The department in its review of the area surrounding the proposed rezone has found that there is already excess capacity present, given the number of vacant lots compared to the number of built lots in the area. However if the applicant wishes to increase the number of vacant lots in the area, there is land available that is more suited to that purpose without encroaching on, or destroying legally protected mangrove buffer,” according to the minutes of the board meeting. 

Other government bodies that opposed or questioned the developer’s plan included the Ministry of District Administration, Lands, Works and Agriculture, the Department of Environment and Water Authority-Cayman, which suggested performing an environmental impact assessment. 

The Department of Agriculture said the property “represented a unique ecosystem of considerable scientific interest, but at present little economic value” and that “traditional commercial crop production is currently impossible on approximately 100 per cent of the parcel. 

The Department of Tourism said if the developer would pursue a “low density tourism development, they would recommend a letter of no objection from the Department of Environment”. 

Neither the National Roads Authority nor Department of Environmental Health had specific objections.