The
Development Planning Unit
Government of the British Virgin Islands Plans

Draft Physical Development Plan (Summary)

Table of Contents

INTRODUCTION

1.   Up to the present, the legislative and administrative provisions for Town and Country Planning in the BVI have been inadequate to service a growing BVI. While development remained at a slow pace and the population was small the impacts of such development did not result in serious damage to the environment. That is no longer the case since in recent times there have been serious pressures for development on the land and marine environment, this view being also reinforced by public comment at consultations and from complaints made to the Town & Country Planning Department. While there are pressures for development much of the islands’ scenic beauty is being put at risk by coastal reclamation, and hill sides are being scarred by inappropriate forms of development. If this continues not only will the quality of life be impaired for British Virgin Islanders, but the territory’s ability to sustain the tourism industry will be affected.

2.   To date, although there is no formally approved development plan for the territory, a set of guidelines has been prepared and this is the basis used for the assessment of applications. The underlying principle of the guidelines is that any site may be developed for almost any purpose provided that certain standards are observed. The guidelines do not deal with land use and as a consequence they do not affect the distribution or type of development which occurs through out the territory.

3.   The preparation of this plan therefore attempts to address the above issues by providing an overall framework in which sectoral activities of both the public and private sector can be coordinated, land being the common resource upon which these activities occur.

4.   The Plan (The British Virgin Islands Physical Development Plan) is meant to be a strategic planning tool for facilitating and giving directions to decisions so that it can contribute to economic efficiency and to the achievement of social goals and objectives. It describes the expected level of physical development in the BVI by the year 2011, based upon past and current growth and development trends in the BVI. It provides a framework for detailed planning, and will be required to be regularly up dated.

5.   The Plan outlines alternative strategies for development and indicates a selected strategy which is flexible enough to achieve a form of development which best utilizes the available land resources without adversely affecting the environment upon which the tourism sector depends, and at the same time addresses the fact that a great amount of the land in the territory is privately owned. It also develops broad policies and out lines land use proposals, implementation proposals and proposed development guidelines and standards.

6.   This plan will be followed by a number of Local Area Plans, and Action Plans, all of which will comprise components of the development plan for the territory. The planning period is through the year 2011 and the major purposes of the Plan are:

1. To bring about the orderly and coordinated physical development of the BVI.
2. To conserve national resources in the territory.
3. To guide the pattern, intensity and timing of the use of land in the territory.
4. To promote the health, safety, economic well being and general welfare of the people in the territory.

7.    The Plan is not meant to be a static instrument and should be reviewed every 5 years and amended from time to time when changes in sectoral activities make changes appropriate.

LEGAL FRAMEWORK

8.   The existing legislation the Land Development (Control) Ordinance and its subsequent amendments make provision for some plan preparation activity, however it is more oriented towards regulating the use and development of land. This plan is prepared under the provisions of the existing Act, however for the Plan to be more effective and proactive it is necessary that new legislation be enacted. The model OECS Legislation with amendments as required by the BVI can provide the support necessary to implement the Plan in a satisfactory manner.

METHODOLOGY

9.   The methodology adopted in developing this plan involved the following:

1. Determination of the conceptual framework for the plan in terms of final output and time period.
2. A review of studies done and documents produced for and by government departments.
3. Carrying out of surveys and research by the Town & Country Planning Department.
4. Review and analysis of census data.
5. Interviews and meetings with individuals and government agencies.
6. Preparation of a Draft Survey Document which highlighted issues, constraints to development and analyzed the problems development opportunities and major issues relating to development in the Territory.
7. Identification and preparation of a summary of major issues , as identified in the Survey Document.
8. Public Consultation with the following communities based on the issues prepared above.

I.     Road Town
II.    Brewers Bay
III.   East End
IV.   The Valley, Virgin Gorda
V.    West End
VI.   Carrot Bay
VII.  Sea Cows Bay
VIII. Jost Van Dyke
IX.   Cane Garden Bay
X.    North Sound, Virgin Gorda
XI.   Anegada

9. Meetings with all government agencies with respect to the Draft Survey Document.
10. Preparation of goals and objectives for the plan based upon various policy statements, meetings with government agencies as well as the out come of public consultations.
11. Selection and justification of the strategy for development based upon the fulfillment of the goals and objective of the plan.
12. Detailing of policies and land use proposals to achieve the goals and objectives of the plan.
13. Identification of zones for development, determination of projects and mechanisms for implementation.
14. Identification of areas for further studies.
15. Formulation of mechanisms for implementation of the development strategy.

GOALS AND OBJECTIVES

10. Four major goals which were identified as capable of orienting development to the benefit of the entire territory were formulated. The following are these goals with the proposed means of achieving them.

1). To secure an optimum population distribution pattern without adversely affecting the environment.

This goal will be achieved through;

1. Varying population densities.
2. The creation of viable communities
3. The physical improvement of communities
4. The encouragement of in-fill development
5. The conservation of significant natural areas in order to protect them from destruction.
6. The location of development in areas that are least susceptible to natural hazards.

2). The promotion of integrated physical development to minimize conflict among land uses and to meet future needs for such uses.

This goal will be achieved through;

1. The rational use of natural and human resources
2. The identification of areas for specific types of development

3). The creation of a more diverse economy and promotion of the economic well being of all islands in the territory by fostering development related to their material endowment.

This goal will be achieved through;

1. The creation of more avenues for investment e.g. restructuring of the fisheries sector and development of niche markets in tourism.
2. The development of linkages between sectors.

4). To provide an adequate and economic network of transport, community facilities and utilities.

This goal will be achieved through;

1. The provision of a range of community facilities to satisfy existing and future demands and to encourage the multiple use of these facilities.
2. Improvement in transportation and communication links in each island and between the major islands in the BVI.

RATIONALE FOR DEVELOPMENT

11.   The plan formulation process was seen as one of searching for alternative courses of action and selecting from among these, the course which is best suited to the BVI. The approach adopted involved assessment of alternatives for future development which could deal with the issues identified in the survey, those identified by public based upon consultations while satisfying the goals and objectives identified for the plan.

12.   The selection of a planning strategy requires some review of the issues which were raised in the Survey Volume 1. The most significant factors identified were:

1. The rapid population growth with a 48.5% increase in population between 1980 and 1991, with a Tortola accommodating some 80% of the increase. The rapid growth of East End and The Valley with East End (from Hodge’s Creek) recording a population increase of 66% between 1980 and 1991 and attaining a size almost that of Road Town.
2. The need to balance migration with developmental activities.
3. The need to determine population settlement development without adverse social and environmental impacts.
4. The destruction of ecologically sensitive areas.
5. The limited flat lands that are available for development especially in Tortola and Northern Virgin Gorda.
6. The performance of the economic sector with emphasis upon maximizing and creating environments for the better performance of the major economic sectors - tourism and registration of International Business Companies.
7. The need for economic diversification
8. The lack of infrastructure for further tourism development
9. The role of the agricultural and fisheries sector.
10. The high costs of building and housing and limited access of some segments of the population to affordable shelter.
11. The need to expand communications to and within the territory.
12. The need for the upgrading of physical infrastructure especially with respect to roads, water and sewerage and drainage.
13. The lack of adequate mechanisms for the management of settlements.
14. The poor quality of the environment in most settlements and the lack of management of open spaces.
15. The lack of attention to tree planting and landscaping in most new developments.
16. An increasingly dispersed settlement pattern related to land ownership and development opportunities, rather than the existing pattern of social and physical infrastructure.

This document Volume 2 , Strategies & Proposals attempts to address the above issues, identifies a number of sectoral goals, strategies and policies, formulates development proposals and outlines mechanisms for their implementation.

Population & Housing

Projected Population

13. Population projections as supplied by the Development Planning Unit indicate that the total population for the B V I is expected to increase to 25,282 persons by the year 2011. This indicates that during the plan period provision will have to be made to accommodate an additional 6,650 persons an average increase of 443 persons per year. The total population for the territory will be distributed in the following manner. Tortola/Beef Island 20,736 persons; Virgin Gorda 3,821 persons; Anegada 266 persons; and Jost Van Dyke 229 persons (See Table 1).

14.   More than fifty percent of the population increase is projected to occur in Road Town, and the Valley, Virgin Gorda. The projected Road Town increase reflects its development as the major centre in the territory. The projected increase in the Valley reflects increasing economic activity in Virgin Gorda as well as the availability of flat developable land in the Valley. Much of the growth in the BVI is projected to take place in Tortola, with the largest population increases in Road Town and East End. See Table 2 for projected population growth.

15.   The following are the expected major features of the future population distribution for the territory:

1. The continued dominance of Tortola with Road Town and East End continuing to be the major centres of development.
2. Very low growth rates in Northern Tortola.
3. The Valley remaining the major growth area in Virgin Gorda.
4. Jost Van Dyke and Anegada showing slight increase in growth.
5. Minimal growth on the smaller islands.

STRATEGIES FOR DEVELOPMENT

16. Given proposed growth rates, the likely pattern of population distribution, the physical characteristics of the island and the existing land tenure, the following are the alternative strategies considered for the development of the territory.

STRATEGY I

17.    Development without the benefit of a plan :

This alternative suggests that there should be little intervention in the development process, that is the Town & Country Planning Department will continue to respond to requests and use of development standards will be the main mechanism for the control of development. This strategy will result in:

1. Continued degradation of the natural environment.
2. Higher cost of services and infrastructure.
3. Waste of natural resources.
4. Destruction of the BVI image as "Natures Little Secrets".
5. Sprawl type development especially in Road Town, East End and the Valley with an absence of community identity and a deteriorating quality of life.
6. Adverse impacts on the economy because of the destruction of the natural resource base which supports the tourism sector.

STRATEGY II

18.   Concentration of all development in the existing settlements with no growth outside of these areas.

This alternative proposes that the existing settlements should be the major foci for development and that development should be totally restricted outside of these settlement area.

This approach would result in:

1. Accelerated growth in the larger Towns and Settlements which would mean larger towns and settlements which could result in a high return on investment in infrastructure.
2. Centralization of the provision of community and commercial facilities.
3. Discouragement of large scale development in new areas.
4. Total restriction of development in some areas.

The major benefits which accrue from this strategy are:

1. A high return on investment in infrastructure as a result of centralization of activity
2. More efficient transportation systems.
3. Centres will be created which will be attractive for the location of economical activities.

The major drawbacks to the use of this strategy are:

1. Lands would be devalued.
2. Given attitudes with respect to land ownership there would not be general acceptance of such a strategy.

STRATEGY III

19.   Development of areas with varied intensities of development while directing major growth and infrastructure to designated centres.

The aim of this strategy is not to restrict development but to vary intensities of development, and to direct major growth and certain categories of land use to designated centres and sub-centers. This strategy will build upon existing settlements, while still allowing for some degree of development by all land owners.

The following were the major criteria used in the determination of the proposed intensities of development:

1. The existence of established population centres.
2. The potential of existing settlements to accommodate further development
3. Environmental sensitivity
4. Existing land uses.
5. Availability of social and physical infrastructure.
6. Accessibility.

The major benefits of this strategy are that it would:

1. Consolidate upon development in established settlements thereby creating viable communities.
2. Protect environmentally sensitive areas.
3. Utilize services and infrastructure efficiently
4. Not restrict development on private lands.
5. Emphasize development of centres on various islands.

The major disadvantages to the use of this strategy are:

1. Concerted efforts will be required to nurture and develop centres
2. In the case of proposed centre, there will be high implementation costs.
3. It may increase traffic because of the need to link centres.

The benefits of this strategy outweigh the disadvantages in that this option will build upon existing towns and settlements while attempting to protect the environment and maintaining and environmental qualify attractive to residents and visitors. Further to this, it will address the right of individuals to develop their lands.

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