Four shipping containers fitted out as homes on an industrial estate in George Town must be removed within three months, the Central Planning Authority has ordered.
The instruction came as the authority refused retrospective planning permission for the four two-bedroom houses and a duplex at the end of Webb Road near a warehouse and offices.
In the recently published minutes of the 7 June meeting when Cleveland Dilbert’s application was considered, the board gave three reasons for its decision.
Firstly, it said, the application is not consistent with the objectives of The Development Plan 1997.
“The use of metal storage containers for the purposes of human habitation would not enhance the quality of life for the persons residing in the containers,” the authority wrote.
“Nor would it safeguard the cultural, social and general welfare of the persons residing in the containers.”
It explained that regardless of whether the containers could be fitted out to comply with the building code, they are not an “appropriate form of housing”.
The authority’s second reason for denying the application was related to the site being zoned as ‘medium density residential’.
According to the Development and Planning Regulations, developments in residential zones should be consistent with the architectural traditions of the islands.
The homes consist of turquoise painted metal containers set on concrete blocks with door and window inserts.
“It is clear to the authority that metal storage containers used for residential purposes are not consistent with the architectural traditions of the islands,” the authority said.
Thirdly, the application does not comply with the minimum lot size requirements.
The regulations require a minimum lot size of 7,500 square foot for houses and duplexes – a total of 37,500 square foot for the five homes.
However, the application site measures just 30,618 square foot.
The Central Planning Authority concluded: “The applicant failed to demonstrate that there is sufficient reason and exceptional circumstance to warrant allowing the lesser lot size.”
A demand for cheaper housing
An enforcement notice for unauthorised structures was issued at the site on 12 July 2022.
As a result, the owner applied for retroactive planning permission, and the application was first presented to the Central Planning Authority on 12 April 2023.
It was adjourned to invite the applicant to appear before the authority to discuss concerns.
At the recent planning meeting, representing the owner, Alex Dilbert and architect Krizelle Atlas made unsuccessful arguments for retaining the container homes.
Dilbert explained that the containers were originally supposed to be for storage and then COVID-19 hit and his staff got poached by other businesses.
He said he needed a solution to get skilled technicians to the Cayman Islands as there was no available housing, so he chose to create the container housing.
The applicant said he since realised there is a huge demand for cheaper housing alternatives. He charges $650 per month including water and electricity.
He stressed that he did not intend to deceive the board, but he had projects to finish and he needed staff.
Dilbert said the government sold him the wooden duplex when the Esterley Tibbetts Highway was being widened as it had to be moved.
He won the bid and got a crane to move it onto his property and then he combined it with a shed.
The landlord said he had planted bamboo trees and the containers are almost completely covered so you can barely see them from the highway.
He added that the neighbouring property owners did not object.
During the meeting, Atlas also said the container homes could be connected and perhaps considered as townhouses which require a smaller lot size.
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These are a lot better than a large number of smaller wooden “huts” without air conditioning rented out as accomodation for those on minimum wages by local landlords.
At 8ft wide and 40ft long shipping containers are no one’s idea of a dream home.
But there is clearly a demand for this sort of inexpensive housing, otherwise he wouldn’t be able to rent them.
Good on the CPA.
Demand does not make justification.
If there are minimums – setbacks, lot sizes, appearance standards, etc. – that are valid for a reason they are valid for everyone.
In the case of housing – this particular case, and the ‘wooden huts’, etc., which could be sited around Grand Cayman, etc. – the minimum should not be ‘habitable’ it should be ‘thrivable’. No one thrives in a box. Accepting subsistence living conditions is not the solution, raising people above just subsisting is. Cayman can do better.
a. “The use of metal storage containers for the purposes of human habitation would not enhance the quality of life for the persons residing in the containers,
b. “It is clear to the authority that metal storage containers used for residential purposes are not consistent with the architectural traditions of the islands,
c. Thirdly, the application does not comply with the minimum lot size requirements.
Am I in the Country with a housing shortage, sub-standard housing that are currently being rented and rents skyrocketing? When are we going to take our heads out of the sand and realize that workers making $6 an hour cannot live in Condominiums. This is our reality!