A developer has applied for planning permission to build a 157-apartment, five-storey, luxury complex along Moon Bay in Bodden Town.
FS Inc’s $100 million proposal consists of six buildings with basement parking for 243 cars, three pools and two cabanas on a vacant 6.3-acre seafront plot off Bodden Town Road.
The plan has received seven letters of objection from neighbouring residents and landowners, with one calling the design out of context with the area and “horrific”.
Other concerns include road safety, traffic congestion, security, damage to turtle nests, risks for swimmers, flooding, light and noise pollution, and beach erosion.
The Central Planning Authority will consider the application at its meeting on Wednesday, 22 Nov. The decision will be published in the minutes in about three weeks.
Green and spacious
In its application letter, the developer said the buildings will be configured along the 1,037-foot length of the site within the regulated high-water-mark setbacks.
They have been designed to be “nestled behind the existing natural ridgeline and spaced to allow for three pools and two garden courtyards between them,” they wrote.
The design retains the natural shore and some of the natural vegetation, and preserves the features and character of the site by limiting the building footprint, they said.
The developer explained that the complex, on a site west of the Moon Bay condos, will take place in three phases, with two buildings constructed at a time.
Public beach right of way will be maintained on either side of the site.
The planned buildings will contain one- and two-bedroom apartments with penthouse units on the top two levels – all with sea views and floor-to-ceiling, wall-to-wall glass facades.
“Large wraparound balconies with kitchenettes and outside showers allow for generous outside living and deep shading,” the developer said in their letter.
They explained that over one-and-a-half years, they have met with several relevant authorities and incorporated their advice, guidance and requirements into the project.
‘Disconcerting’
The seven letters of objection for the proposal were included in the agenda for the upcoming meeting.
A letter from owners and renters at Moon Bay condos said it is “disconcerting” the government is allowing more construction without considering the environment or people.
They expressed particular concern about increased traffic delays and accidents as well as the environmental impact of construction on the surrounding waters.
The letter objected to any new construction of complexes to the east of Savannah and suggested the government put a halt on it pending research on its impact.
Another neighbouring resident said there will be a negative cultural impact of a complex that size near to Bodden Town.
“Bodden Town is where the first school and the first church were located. It is where democracy started in the Cayman Islands.
“The quaintness of Bodden Town and its historical importance must be preserved for generations of Caymanians to come,” they wrote.
Another objection letter said the proposed development is “completely out of context” with the east side of the islands and the peaceful lifestyle, adding the size is “horrific”.
They stressed there is no infrastructure to deal with the levels of sewage that will be produced.
Height and eco worries
In its analysis of the plan, the Department of Planning said that in a hotel/tourism zone, the maximum permitted height is 65 feet or five storeys, whichever is less.
The proposed build would be six storeys, including the basement parking, or 77 feet in height, which would not satisfy regulations.
It added that the proposed rooftop structures were not included in the plan as a storey.
The department advised authority members to consider this when examining the application.
The Department of Environment expressed concerns about the removal of primary coastal shrubland habitat which “may consist of many endemic and ecologically important species”.
“Primary habitat is in severe decline and becoming a scarce and highly threatened resource as a result of land conversion for human activities,” the analysis added.
The DoE also raised concerns about the sandy eastern portion of the site which has experienced activity during the 2023 turtle nesting season, and said artificial lighting could impact that.
The department also warned that strong currents in the sea in front of the site parcel make it unsafe for offshore swimming and snorkelling.
Related Videos
