The Central Planning Authority has approved a $12.6 million complex comprising 95 apartments by 20 North Development on Willie Farrington Drive in West Bay, despite concerns by government departments and neighbours about flooding.
The planning board had previously refused to grant permission to the application because its members felt the developer had failed to demonstrate that the site was suitable for an apartment complex of this size.
In their comments on the latest application, which differs little in size and layout from the original, both the Department of Environment and the National Roads Authority raised concerns over the possibility of flooding at the low-lying site, which is, on average, one foot above sea level.
The NRA stated that the area is prone to flooding and “if this application is approved as is, it will cause major flooding issues for homes, etc., around it, therefore, the applicant needs to think more holistically”.
It added, “simply stated, the [storm water management plan] will guide how the site is designed”, and requested that the Central Planning Authority have 20 North Development draw up a “strategic” storm water management plan, not just for the site, but for the area as a whole, considering the recent development of a parcel of land nearby.
The Central Planning Authority, at the 8 May meeting at which the application was considered, disagreed with the NRA that the applicant should be responsible for carrying out such a plan for the site and the area, saying, “if the NRA feels such a study is required, then the NRA should undertake the study themselves”.
However, the board did order the applicant to submit a storm water management plan for the project to the roads authority for approval, prior to beginning construction.
‘Inadequate’ swale
The NRA also said it considered the addition of a 6-foot swale around the site as “inadequate”, stating that it needed to be a minimum of 10 feet.
A swale is a shallow drainage channel with gentle side slopes where water running off a site can collect and soak away. Swales can be used to channel run-off from roads, yards and car parks.
During the meeting, Sam Small, speaking on behalf of the developer, advised that most of the site will have French drains – a buried pipe system used to divert groundwater – which don’t have to be six feet wide. Small also noted that the site will have 40% open space and there will be swales in the lower areas.
The DoE had also noted that the site is very low lying, and stated that “drainage is likely to be a significant concern”.
The low-density-residential-zoned site would include a parking lot with 177 spaces.
Objections
Four neighbours objected to the application. Some of the objectors noted that the application was, in most respects, identical to the previously rejected application, which had not been appealed by the developer.
According to the recently released minutes of the meeting, one of the objectors stated that she did not feel that this was “a new application nor has the applicant responded to CPA’s concerns regarding suitability and density”.
Jess Peacey, representing the developer, told the CPA that there had been some changes to the scheme, including the addition of French drains and swales; an increase to the distance between buildings and the property line; a decrease in the number of parking spaces; and the amount of floor space.
She noted that the average density in the area was 15.44 units per acre, and the proposed development aligned with this.
High demand for apartments
The same developer built the nearby 19 North complex, which has 75 apartments, and is located between Willie Farrington Drive and the Esterley Tibbetts Highway. The developer pointed out that it had retained several of those units as rental stock, for which there had been high demand, noting, over the last three years, for each advertised unit, there had been an average of 10-15 enquiries, with the unit usually rented within 24-48 hours of showings.
“This clearly demonstrates high demand for well located modern living residences,” 20 North stated in supporting documentation on its application.
Outlining its reasons for granting permission for the project this time round, the CPA noted that there were other apartment developments in the surrounding area, such as 19 North, and that the “density of the proposed apartments is consistent with those developments and the Authority is of the view that the proposed apartments are consistent and compatible with the established building character of the area”.
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I have said this before, if the CPA can approve those two ghastly towers on a tiny piece of waterfront land in South Sound, they can approve anything.
Now where will the “French drains” evacuate the water to? Neighbors or is there a basin to capture the excess water in the updated drawings to use to water the large grass area?