(CMR) The National Roads Authority has recommended that the applicant for a proposed 253-lot division on Frank Sound Road contribute to the construction cost of a lane in each direction on the future East-West Arterial corridor for an alternative means of access to the development.
According to the meeting agenda for Wednesday, 3 April, the Central Planning Authority will discuss Casabella Development Limited's application for the 253-lot division in Frank Sound near the Jacques Scott liquor store. The developer proposes to create 253 new residential lots, two parcels (170,378 square feet) of Land for Public Purposes, and two road parcels.
On 25 October 2023, the application was considered and after reviewing the proposal in detail with the applicant regarding Section 41(3) of the National Conservation Act (2014) (NCA) and reviewing the list of definitions of adverse effects in Section 2 (a-l) of the NCA, the CPA adjourned the application and referred the matter to the National Conservation Council pursuant to Section 41(3) of the NCA as there may be potential adverse effects.
The CPA also required the applicant to submit revised plans that address the comments from the National Roads Authority and the Department of Planning. The NRA had suggested that the connector roadway to the East-West Arterial should be at least 150 feet long before internal Intersections are introduced.
While there are two access points to this development, the NRA also expressed concerns that there are no other means of entry to the proposed subdivision and asked that the applicant provide at least 2 other means of entry to surrounding parcels. NRA also recommended a phasing plan, a turning lane, and a comprehensive traffic calming plan.
The Department of Planning also stated that if the Authority is mindful of granting planning permission, the Department would recommend future road link blocks to lands adjacent to the proposed subdivision. This would also help ensure good traffic patterns should the abutting lands develop with residential uses in the future.
The applicant has submitted revised plans that address the comments from the National Roads Authority and the Department of Planning. This includes a phasing plan with 5 phases indicated. The revised plans also include the connector roads to the East-West Arterial with at least 150 lengths before internal intersections are introduced.
The applicant has also shifted the access points along the proposed East-West arterial to the east with road connections to at least two adjoining parcels. There is also a proposed turning lane along Frank Sound Rd.
With the development to take place in an area that includes mangroves, the National Conservation Council, through the Department of Environment, has recommended that the phasing plan be re-configured to allow the wetland areas to continue providing ecosystem services for as long as possible.
The NCC also recommended that land clearing be reserved until the development of the individual lots is imminent (through the granting of planning permission for development on those particular lots). This allows the individual lot owners to retain as much native vegetation as possible.
Clearing the entire site prematurely removes the choice from the individual lot owners and removes the value the habitat could provide in the time between the preparation of a subdivision and the development of an individual lot.
The NCC also noted that the site is extremely low-lying, averaging around +3ft Mean Sea Level. The wetland habitat at the center of the proposed subdivision is becoming extremely scarce, and certain areas are open water. When individual lots are developed, the majority of the lot would likely need to be filled.
The NCC recommended that there shall be no land clearing, excavation, filling or development of the resultant residential or LPP parcels without planning permission for such works being granted. Any clearing or filling of the proposed subdivision shall be carried out only in accordance with the approved phasing plan and shall be reserved until appropriate phasing triggers have been met.
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