Compact subdivision planned on 39-acres of mangrove and woodland

A developer has submitted plans to subdivide 39 acres of mangroves and woodland into 138 small lots which could eventually contain 75% more houses than is currently allowed.

High Rock 67 says its request for variance on the size will make the lots more affordable for residents in East End with limited means.

However, the Department of Environment said clearing and filling the site could result in flooding in the surrounding area as it will reduce its natural capacity to retain storm water.

In addition, mangroves are a protected species with unique ecosystems and a critical part of the natural environment, the department added.

The subdivision plans have been published in the Central Planning Authority’s agenda ahead of its Wednesday, 24 May, meeting.

Manageable and affordable

The developer’s application asks for the site on the east side of High Rock Drive to be split into 136 residential lots, one parcel for public purposes, and one road parcel.

These will be just 70-foot wide, despite current regulations only permitting a minimum of 80-foot wide lots.

“This small reduction in size will allow us to include more units in the development, increasing the overall affordability of the lots,” High Rock 67 said.

“Additionally, the smaller lots will be more manageable for first-time homeowners and families with limited means.”

The developer said it understands that any development must be consistent with the overall goals and guidelines of the CPA board.

“That is why we have designed the development to include ample green space and infrastructure that will support the needs of the residents.

“Furthermore, the smaller house lots will have a minimal impact on the environment and local infrastructure.”

High Rock 67 said the design of the subdivision has been planned with “great care and attention to detail”.

All necessary measures will be taken to ensure that the development is sustainable and in compliance with all relevant regulations, it added.

“I believe that the proposed smaller house lots will benefit both the community and the individuals looking to buy or build a home in High Rock,” the developer said.

Protected mangroves

Meanwhile, Department of Environment Director Gina Ebanks-Petrie, in a submission on the plans, said the entire 39-acre site is made up of seasonally flooded mangrove forests and woodland.

She reminded the applicant that mangroves are a protected species under the National Conservation Act with an adopted conservation plan.

Ebanks-Petrie said mangrove forests provide benefits such as flood control and carbon sequestration, assisting to mitigate the effects of climate change.

“Mangrove wetlands are extremely biodiverse and provide habitat and food for an immense variety of species,” she added.

Inland wetlands in urban areas are valuable to surrounding development, counteracting the greatly increased rate and volume of surface-water runoff from hardstanding and buildings.

They also improve water quality by filtering, diluting and degrading toxic wastes, nutrients, sediments, and other pollutants, she said.

And mangrove wetlands are extremely effective at sequestering carbon from the atmosphere and serve as carbon sinks.

Ebanks-Petrie said that the large-scale removal of significant tracts of mangrove habitat releases captured carbon back into the atmosphere.

“The removal of mangrove habitats reduces the extent and value of this natural asset and removes the ecological services the habitat currently provides,” she said.

She also noted the subdivision proposal would introduce a density of development that is new for the area.

“The clearing and filling of this site could result in flooding in the surrounding area as it will reduce the site’s natural capacity to retain storm water,” Ebanks-Petrie said.

She suggested that the developer provide a storm water management plan as part of the application and incorporate sustainable drainage systems.