by Larry Smith
An historic proposal by the Hope Town district council died recently, when voters on Elbow Cay, Guana Cay and Man-O-War Cay turned down a measure that would have helped “preserve the character of local communities”.
It was the first initiative of its kind since local government was introduced to the family islands 10 years ago. And insiders say it would have put a framework in place to control overbuilding and protect the environment.
In fact, the outcome of the mid-May vote surprised many who expected the proposed bye-laws – which were backed by a lengthy Planning and Zoning White Paper – to win comfortably because of rising public concern over the impact of development on small out island communities.
But only 40 per cent of the district’s 500 voters turned out in stormy weather, and 126 (almost two to one) voted against the proposal - despite months of community meetings and discussions.
In an official statement, Chief Councillor Wayne Hall said the outcome was determined by a minority. And so, he added sarcastically, “the council is of the opinion that residents are happy with the decisions made for them by central government.”
Later he told Tough Call that the vote was both surprising and upsetting. “After months of research and discussion people could still say they were not fully informed and wanted more talk. Some people just like to make noise I guess.”
But he does not intend to let it go at that: “We do need more effective local government to deal with our problems and the council will regroup, rethink and repackage so that it can be presented for another vote before the year is out.”
Hall, a 40-year-old computer technician who moved to Abaco in 2004, was the prime mover of the white paper proposal – a 100-page document with ideas culled from the bye-laws of small coastal towns in the United States and Canada that face similar growth challenges.
The goal was to keep the Hope Town District liveable. “We want to keep our rural roads small. We want to preserve and enhance wildlife habitats, open space, trails, parks and agricultural uses. We would like to retain our historical quaintness, while still allowing for future economic growth.”
It is, supporters say, all about orderly growth and development. The proposal called for designating and regulating the location and use of buildings and land, and dividing the three-island district into smaller
zones to implement and enforce those regulations.
The bye-laws deal with a range of land use policies including the protection of wetlands, coastal areas and open spaces. They also seek to regulate waste disposal and the use of docks, harbours and waterways. And they lay out a very elaborate set of town planning regulations.
In fact, the scope, bureaucratic complexity and level of detail contained in both the bye-laws and the white paper – especially the all-encompassing permitting procedures – were daunting enough to scare off enough people to ensure a no vote. For those willing and able to wade through the text, many would rather be safe than sorry. Here’s one of many shining examples from the documents:
“Pre-existing nonconforming lots may be changed; provided that no change in size, shape, boundaries or frontage of any pre-existing, nonconforming lot shall be done in any manner except only pursuant to the issuance of a special permit granted by the special permit granting authority designated by this chapter based upon a finding that said change will not be substantially more detrimental than the existing nonconformity to the neighbourhood; provided, further, that no such special permit shall be granted which creates any new nonconformity or increases any existing nonconformity. “
And, of course, we should not overlook the ever-present influence of party politics in small communities. Mr Hall is seen as a PLP agent in what many consider an FNM stronghold, so some say his white paper went down like Hubert Ingraham’s constitutional referendum just before the last general election. But others had more thoughtful assessments.
“From what I’ve been hearing, the proposal covered too broad a spectrum,” according to Vernon Malone, proprietor of Vernon’s Grocery, a Hope Town meeting place. “Lots of people agreed with some of the items, but not all of them. It was a good starting point and if it comes up again there will probably be more response. And voting on specific points would be better”.
Others told Tough Call that the ‘all or nothing’ approach on such a complex issue was a mistake – even though the proposal as drafted was only a first step and could easily have been modified later on. Some blamed ignorance for the measure’s defeat, arguing that people simply didn’t take the time to understand.
But the quality of life issues that the proposal attempted to address will not go away. In fact, they will only get worse. Those issues include waste disposal, pollution and abuse of the environment, the destruction of historic homes and neighbourhoods, land speculation, overcrowding and rank commercialisation.
Most would agree that there have to be some regulatory mechanisms to deal with these matters. And the examples of Harbour Island and Bimini are most often cited in this context.
In Bimini, a huge resort development was planned on 700-acres and although later scaled down, a large expanse of the north island has been stripped bare to make way for luxury homes, condos, and a casino. The island’s lagoon has been dredged for a 136-slip marina and much of the rest of the seven-mile-long cay is set aside for a golf course.
Harbour Island, one of the oldest settlements in The Bahamas, is suffering from an acute case of overdevelopment. It’s less than four miles long, but has become so chic that the rich and famous are now commonplace, land prices are out of sight, and the community’s authentic heritage and appeal is
gradually being undermined. As a result, social friction is rising, despite a booming economy.
The development at Baker’s Bay on Great Guana Cay in the Abacos may not have the same kind of impact as what is taking place on Bimini and Harbour Island. Yet, although there was fierce opposition to the Baker’s Bay Club from some Guana Cay residents, most went ahead and voted against their district council’s attempt to set local planning controls.
More often than not, Bahamian land development decisions are made in a vacuum, with no real understanding of the carrying capacity of either the infrastructure or the environment. Outdated land administration procedures are inefficiently split between a variety of government agencies. And since the state controls 70 per cent of our real estate and must vet all investment projects – this is an important issue.
Our existing land use framework was not designed to cope with the level of development pressure the country now faces. And that pressure derives from a model that has been pursued by all Bahamian governments.
Chief among the deficiencies is the lack of zoning outside of New Providence and Grand Bahama. Planning regulations in Nassau are hardly enforced anyway, and Family Island communities like the Hope Town district have little say in the decision-making process. That’s one of the things the white paper was seeking to address.
But many islanders view local government as a farce because the district councils have no authority. People get approvals for whatever they want from political contacts in Nassau, easily circumventing the local boards. And the expense of running district councils often has to be absorbed by the members themselves, who have no authority to raise revenue.
That’s why more and more islanders are refusing to participate in local government activities. In some cases, there are not enough candidates to fill council posts. It’s considered too frustrating because, like so many other things, the central government has corrupted the process.
But according to Hope Town Chief Councillor Wayne Hall. “Central government realises it can’t handle everything at the local level, but we have to take the power for ourselves – they are not going to give it to us. They were watching the referendum vote closely.
“We don’t want to go the way that Harbour Island is going,” he said “If the bye-laws had passed we would have had to fight to get them legislated, but I believe it could have been done.”
The 1996 Local Government Act set up 32 district councils outside of New Providence. And Abaco – the country’s third biggest economy - now has about a quarter of that total. From three districts just 10 years ago, Abaco now has 10 councils. Councillors are elected for a three-year term with the chairman appointed by the council itself. But the record over the past decade has been disappointing, and the system clearly needs an overhaul if it is to survive.
As Abaconian publisher Dave Ralph noted recently, “It does not take a trained economist to note that Abaco is experiencing phenomenal growth...and with that growth some thought must be given to our future.”
The scatterbrained approach of our politicos to economic development has led to problems that should never have arisen. And in response, some islanders are forming pressure groups like the Save Guana Cay Reef Association, which is in the midst of a vitriolic fight with a legitimate investor over land use and other issues.
There are similar stirrings on Rum Cay too, where another legitimate investor is about to begin a major project as the rest of the island is being carved up by a bevy of questionable land speculators represented by politically-connected Nassau lawyers (on both sides of the fence).
In the wake of Tough Call’s recent articles, a non-profit called Protect Rum Cay Ltd has been formed, including Bahamian and non-Bahamian residents. The goal is to resist aggressive foreign investment and speculation in Bahamian land and try to preserve the best attributes of the island. And similar groups have been set up on Harbour Island and the Berry Islands.
But these are fights that could have been avoided if thoughtful leaders had done the right thing from the get-go by producing a rational development strategy, promulgating and adhering to fair and balanced policies, and controlling illegitimate activities and carpetbagging.
Thank you oh thank you!This issue is so overlooked and sooooooo important!One other thing is that many of the foreign investors see the cracks and disfunctions in our system and exploit them. In Harbour Island they are planning to start construction without approval.People continue without running water while Valentines marina applies the finishing touches to its new swimming pool.Dont let me start about roads and Traffic.This large scale development nonsense does nothing but increase our dependance and vulnerability by taking the tourist industry way beyond local control. Prime Minister Christie fix our school, equip our clinic,help us beautify our park, arrange low interest loans to Bahamians to start family bussinesses, any thing but these condos built by speculating gangsters who couldnt get permission in America so came crawling to us. Guana Cay,Bimini keep fighting, together our voices are louder!
Posted by: Will Simmons | June 01, 2006 at 03:35 AM
Point of clarification.....Elbow Cay voted 58 Yes and 38 No.....the measure was defeated by Great Guana Cay and Man O War Cay.
Posted by: Barabara Malone | June 01, 2006 at 10:27 AM
Who is the legitimate investor ? and what part of the island are they developing in Rum Cay .
"There are similar stirrings on Rum Cay too, where another legitimate investor is about to begin a major project as the rest of the island is being carved up by a bevy of questionable land speculators represented by politically-connected Nassau lawyers (on both sides of the fence).
Posted by: jim P. | June 02, 2006 at 01:04 PM
The following is some text from a commentor on another blog that deals with the govt's plans as raised by a govt supporter.
"In other words, open your eyes and look at what real estate developers do in their own countries. Why do you think they want to develop real estate in your country. Has anyone in the bahamas ever looked at the complexity of the laws and the systems governing real estate developments in first world countries. laws and systems that protect the environment, the purchasers, the local citizenry, the contrators and subcontractors and vendors etc.
What about satuartion of the market, do you really believe that if all these developments come about their will be full occupancy. Are they going to compete with each other.
Come on now don't let folks sell you on this pie in the sky stuff. wake up. Thes deals are really just for the governing class to make some quick money.
Tell the govt to invest in some real, true productive type of enterprises that will bring in true foreign exchange.
Stop making the Bahamas the laughing stock of the world where anyone with a slick idea can come in and make some quick money.
Get productive, why is it that jamaicans for example can own major hotels in the Bahamas an Bahamians cannot.
What is the bahamas really doing to help bahamainas enter that class of productive entrepreneurship so you can control your destiny.
come on now wake up. stop letting others laugh at you and stop believing in a govt that's following a disasterous and laughable policy for economic development based totally on foreign ownership and giveaway of your greatest asset. Come on have some pride."
Posted by: interested | June 03, 2006 at 09:36 AM
Some more commentarty from the other blog on the same issue.
"Sugar coating govt pronouncements are just not enough, reality will always surface. bahamians need to be proud when others ask us what productive enterprise do you have in your country? Do you own any of the major businesses in your country or major industries? what have you done as a country that has been productive to world progress. these are the kind of questions we need to be able to answer proudly."
Speaking about the scramble to sell off land in Rum Cay and other places and the "Get something for nothing" attitude in the Bahamas, looking to rely solely on the foreign investor see another comment from the same discussion.
"The Bahamas and Bahamians have always had a problem with productive enterprise. We at first were pirates, then we contrived laws to help tax evaders, money launderers and criminals in financial services.
Typically the way to make money or get rich in the Bahamas has always been to ride on the back of a foreigner who came in with money or front for him and get a piece of the action, usually the dregs. This "parasitic" economic activity has been our traditional hope and practice for individual riches and success.
Now the govt has taken it a step further. In their desperation, laziness and lack of talent they have contrived a policy of "economic prostitution" to sell off at dirt cheap prices, with atrocious deal making, the best and perhaps only assets the country has. All for a quick buck.
Just like the oldest profession known to man, when you want to find a way to make easy money, and not work productively for it you look around for the easiest thing you have to sell cheap and easy, and there you have it.
Sadly "Parasitic economics" and "economic prostitution" will always spell "lack of production", which also says "lack of competitiveness". Other more talented and production oriented people in the world see this and see your plight. They will take advantage of it and of you. If this is our course and position in the global economy then anyone with any foresight can see what's coming.
However if we want it quick and easy and don't want to work for it.... then what can you say ...go for it!"
Posted by: interested | June 03, 2006 at 09:43 AM