In recent times, there have been a few urban planners who have come to the fore, expressing the view that the planning focus in Jamaica, should shift from exclusionary zoning to a more inclusive strategy, which would allow commercial and residential developments to coexist. Ostensibly, this should address issues such as travel times to work and play, coupled with matters such as energy usage and so on. Of course that would presuppose that Jamaica boasts a well developed urban planning strategy with an effective monitoring mechanism with meaningful penalties. The simple truth is Jamaica has satisfied none of those preconditions, which would be critical, in the facilitation of what has become an annual excursion, into the realm of fantasy about a strategy of mixed land use, that is yet again being advocated.
Indeed, in the Jamaican context, the concept of mixed-use represents a mere palliative to some urban planners and potential homeowners who see their dream of purchasing a home slowly slipping into an abyss of despair. However, the functional reality which confronts the nation points to an exacerbation of the current housing crisis for the lower and middle classes in the event of an acceptance of this rehashed planning paradigm.
It is instructive to note that the National Shelter Sector Strategy report of 1987 pointed to the need for 15,500 new housing units and 9,700 upgrades each year to 1990 and an average of 4,009 new units and 2,580 units annually to the year 2006 for Jamaica’s housing needs to be met. Needless to say, this was not achieved and the Ministry of Housing in December 2004, advised that 13,260 new housing units will be required annually between 2001 and 2025 to satisfy the projected demand for housing. Therefore any strategy that would lead to a reduction in the housing stock would not only be counterproductive, but inimical to the stated policy of the Government of Jamaica
Jamaica’s historical antecedence, suggests that a strategy of mixed-use only serves to reduce the quantum of available housing for residential use e.g. Richmond Park and Eastwood Park Gardens. The reduction in the availability of housing stock would create deferred or pent-up demand and only serve to artificially increase prices. With an increase in the price of housing (in this context rental), there would be an understandable shift from residential occupancy to commercial, as the higher rents in those transitional communities would be more favourable to commercial usage. This would be compounded by the reality, that those persons who desire residential property and who would be able to afford the higher rents, would no longer be interested in the community, given its changing character. Hence, the trend for those Jamaican communities designated for mixed use, over the medium to long term, would be for the establishment of commercial zones, with perhaps a few “intransigent” homeowners remaining, who refuse to acknowledge that their community and their investments have been sacrificed on the altar of expediency.
An amended land use strategy which accommodates both residential and commercial establishments, also artificially affects the selling prices of housing in those areas so identified. For example, the introduction of commercial activities or at least turning a blind eye to creeping commercialization in Seymour Lands, Trafalgar Park and the residential sections of New Kingston has resulted in some of the most expensive properties in the island. Indeed land is currently retailing at US$1 - 1.25m per acre in these areas and residential dwellings (apartments, townhouses among others) are being sold at approximately $22,000 per square foot. As outlined by noted realtor, Valerie Levy, at the recent Real Estate Association of Jamaica Symposium, in Kingston 6, a town home, retails at approximately $13,600 per square foot whereas in the Norbrook area, values range between $12,000 to $18,000 per square foot. These examples can be replicated across all urban districts in Jamaica, particularly where some semblance of commercialization has been allowed which creates an additional premium for land and housing stock. However, in large part these communities have managed to maintain their residential character at least for the time being.
This leads to a shift of segments of the population, to more marginal dwellings and lands where prices are more affordable, but travel times are longer and consequent energy use greater. This is a situation which can be readily identified in every parish across Jamaica. Indeed Kingston & St Andrew is replete with examples of marginal living with in excess of twenty (20) inner-city communities. Other examples are Shelter Rock - St Catherine, Bucknor – Clarendon, Canterbury - St James to name but a few. Hence any strategy which would create artificial demand and drive more persons to reside under marginal living conditions cannot be recognized as an optimal strategy.
Further, the track record of the Jamaican planning authorities, has been less than stellar and raises serious questions as to whether their counsel, can truly be accepted. Indeed, there is no success story, that can be singled out in the Jamaican experience, where the strategy of mixed use has effectively worked and property values increase, within a context, where the land use is maintained as mixed. In fact, one of the greatest flaws in the calls for higher densities and now mixed use of lands, has been the failure to recognize the need for additional infrastructure, particularly water.
Densities of 55 habitable rooms per acre are being proposed but with no additional water supplies for the affected communities, residents are already complaining about a considerable fall in water pressure and in some cases a lack of water. However this failed strategy had long been recognized in communities served by the water mains along the Spanish Town Road in Kingston and has led to no water above ground floor level, in several of the high rise dwellings, in these high density communities. Therefore, for this strategy to be proposed on an island-wide scale is astounding and points to a failure to effectively grasp the real issues confronting the housing market in Jamaica by many of our urban planners.
Indeed, in the Jamaican context, the concept of mixed-use represents a mere palliative to some urban planners and potential homeowners who see their dream of purchasing a home slowly slipping into an abyss of despair. However, the functional reality which confronts the nation points to an exacerbation of the current housing crisis for the lower and middle classes in the event of an acceptance of this rehashed planning paradigm.
It is instructive to note that the National Shelter Sector Strategy report of 1987 pointed to the need for 15,500 new housing units and 9,700 upgrades each year to 1990 and an average of 4,009 new units and 2,580 units annually to the year 2006 for Jamaica’s housing needs to be met. Needless to say, this was not achieved and the Ministry of Housing in December 2004, advised that 13,260 new housing units will be required annually between 2001 and 2025 to satisfy the projected demand for housing. Therefore any strategy that would lead to a reduction in the housing stock would not only be counterproductive, but inimical to the stated policy of the Government of Jamaica
Jamaica’s historical antecedence, suggests that a strategy of mixed-use only serves to reduce the quantum of available housing for residential use e.g. Richmond Park and Eastwood Park Gardens. The reduction in the availability of housing stock would create deferred or pent-up demand and only serve to artificially increase prices. With an increase in the price of housing (in this context rental), there would be an understandable shift from residential occupancy to commercial, as the higher rents in those transitional communities would be more favourable to commercial usage. This would be compounded by the reality, that those persons who desire residential property and who would be able to afford the higher rents, would no longer be interested in the community, given its changing character. Hence, the trend for those Jamaican communities designated for mixed use, over the medium to long term, would be for the establishment of commercial zones, with perhaps a few “intransigent” homeowners remaining, who refuse to acknowledge that their community and their investments have been sacrificed on the altar of expediency.
An amended land use strategy which accommodates both residential and commercial establishments, also artificially affects the selling prices of housing in those areas so identified. For example, the introduction of commercial activities or at least turning a blind eye to creeping commercialization in Seymour Lands, Trafalgar Park and the residential sections of New Kingston has resulted in some of the most expensive properties in the island. Indeed land is currently retailing at US$1 - 1.25m per acre in these areas and residential dwellings (apartments, townhouses among others) are being sold at approximately $22,000 per square foot. As outlined by noted realtor, Valerie Levy, at the recent Real Estate Association of Jamaica Symposium, in Kingston 6, a town home, retails at approximately $13,600 per square foot whereas in the Norbrook area, values range between $12,000 to $18,000 per square foot. These examples can be replicated across all urban districts in Jamaica, particularly where some semblance of commercialization has been allowed which creates an additional premium for land and housing stock. However, in large part these communities have managed to maintain their residential character at least for the time being.
This leads to a shift of segments of the population, to more marginal dwellings and lands where prices are more affordable, but travel times are longer and consequent energy use greater. This is a situation which can be readily identified in every parish across Jamaica. Indeed Kingston & St Andrew is replete with examples of marginal living with in excess of twenty (20) inner-city communities. Other examples are Shelter Rock - St Catherine, Bucknor – Clarendon, Canterbury - St James to name but a few. Hence any strategy which would create artificial demand and drive more persons to reside under marginal living conditions cannot be recognized as an optimal strategy.
Further, the track record of the Jamaican planning authorities, has been less than stellar and raises serious questions as to whether their counsel, can truly be accepted. Indeed, there is no success story, that can be singled out in the Jamaican experience, where the strategy of mixed use has effectively worked and property values increase, within a context, where the land use is maintained as mixed. In fact, one of the greatest flaws in the calls for higher densities and now mixed use of lands, has been the failure to recognize the need for additional infrastructure, particularly water.
Densities of 55 habitable rooms per acre are being proposed but with no additional water supplies for the affected communities, residents are already complaining about a considerable fall in water pressure and in some cases a lack of water. However this failed strategy had long been recognized in communities served by the water mains along the Spanish Town Road in Kingston and has led to no water above ground floor level, in several of the high rise dwellings, in these high density communities. Therefore, for this strategy to be proposed on an island-wide scale is astounding and points to a failure to effectively grasp the real issues confronting the housing market in Jamaica by many of our urban planners.
1 comment:
Congratulations. This is a well thought out article. For too long we have all been bombarded by the views of the so-called experts, who routinely forget to mention the truly salient points in discussions of this type. I look forward to Part 2.
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