The Central Planning Authority has refused an application by Legoland Real Estate to build a 10-storey residential block on Boilers Road in George Town.
Legoland’s Eduardo Bernal had argued in front of the planning board in June that the proposed $92 million, 162-unit development, called ‘The Eldemire’ would provide accommodation in the capital, which, he said, becomes a “ghost town” at weekends.
According to the recently released minutes of the 19 June meeting, CPA members resolved to refuse planning permission, stating that the site was not a “suitable location” because of the amount of traffic it would generate on the “already narrow and heavily used” Boilers Road. The development included parking for 251 vehicles.
The authority noted the increased traffic volume would not just impact Boilers Road, but also the nearby Walkers Road and Seafarers Way and the intersections in the area.
The minutes stated that the CPA was also of the opinion that the proposed building does not contain amenities for the residents to enjoy recreation or commercial activities.
“In this regard, the Authority acknowledges that there is a pool on the roof of the building but that this alone is not sufficient for 162 units,” the minutes noted.
The issue of density was also addressed during the 19 June and an earlier CPA meeting in April. The members felt the applicant had failed to demonstrate how the building density would satisfy their request that the proposed density be similar to that of the nearest residential zone, which in this case is zoned as low density residential.
“Not only did the applicant fail to demonstrate how such a significant proposed density would fit into the area, the proposed density was so extensive as to even exceed the highest permitted density contemplated in the Development and Planning Regulations,” the minutes noted.
The application was for 189 bedrooms within the proposed 162 units, which the CPA stated, “not only far exceeds the nearest residential zone density requirements, the subject project would have the highest density on Grand Cayman”.
Bernal had compared this project to two other approved developments in the area, One GT and Kapok. The CPA pointed out that One GT is a hotel and Kapok is an apartment building located in a Planned Area Development and said it did not consider these to be comparable to the Legoland development.
The CPA also stated, in its reasons for turning down the application, that there was a lack of commercial and other activities and developments in the area to support the number of residents that would occupy ‘The Eldemire’ building.
“In this regard, the applicant was not willing to provide ancillary commercial uses on the ground floor of the proposed building,” the minutes noted. “This would result in increased traffic movements as it is unlikely for residents to walk great distances to supermarkets and other commercial retail shops.”
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