Update May 25th
Letter to the Editor BVI Beacon on Smugglers Cove
Update May 18th, 2008
Letter to the Editor from the former developer of of Smugglers Cove in the BVI Beacon this week
Update May 13th
Smugglers Cove Development is NO MORE. The developer pulled out, and it was just announced in the budget that the government would be buying it over the next few years for National Park, and the first payment was ready to go out. Here is the link for the BVI Beacon article on itHere also is the newest complete BVI Beacon article on the developers side
UPDATE Feb 25th, 2008
We are told that the developer has pulled out of the project and the property is now back on the market.
Picture taken Dec 3rd, 2007
UPDATED JULY 21st, 2007
Final Signed agreement by Chief Minister Orlando Smith on May 23rd, 2007 on Villa Paradisio Agreement at Smugglers Cove. Here is the original signed letter.
Dear Mr. Lynn,
This is to inform you that the conceptual development proposal for Villa Paradisio of Tortola, at Smugglers Cove is hereby approved subject to the detailed elements being reviewed for compliance with the plans , proposal in studies submitted to the planning authority under section 22 of the physical planning act.
This approval is subject to this of following conditions
Environmental aspects
1. A comprehensive environmental management plan through cooperation with government agencies must be produced. This plan most will specify methodology and protocol for any mitigation measures proposed by the consultant within the Environmental Impact Assessment.
2. A comprehensive disaster management plan is required, which should include but is not limited to evacuation procedures and a business continuity and a recovery plan. These will be achieved through coordination with the Department of Disaster Management.
3. A hazard impact assessment report for the construction phase of the proposed project is required. This assessment will define the risks and determine how these will be handled in the event of a hazard impact during this phase of development.
4. With respect to the roads and access;
a) A time schedule must be submitted for the upgrading of the access road between the site and Soper's Hole jetty.
b) Prior to any works, submit for notification and review and by the Ministry of Communications and Works and other relevant agencies including the police schedule for all heavy machinery that will be using the roads . Heavy machinery includes any earth altering or earth moving machine.
c) The design detail for the road on the property must meet the required dimensions and design standard for a private road . These include ;
i)Width- road 18ft; reserve width 24ft.
ii)Road gradient between 1:8 and 1:12e unless under exceptional circumstances where a gradient of 1:6 will be accepted.
iii) Sight line of at least 60 feet must be achieved at all times and guardrails should be placed where appropriate
.iv) In addition, adequate and well designed access from each adjacent property should be planned and submitted.
v) The visibility and the maneuverability at the corner in the vicinity of the ruins must meet proper design standards.5. A drainage plan must be submitted ensuring that overflow and storm water from the proposed development both during construction and operation is to be via the pond on the property so as to allow the pond to performan its natural service as a filter for the sea and therefore decrease sedimentation.
6. The proposed boardwalk is to be open use by all or it must be, proper screening from the view of the general public. Coastal vegetation is to be used for the screening.
7. The proposed Jetty is hereby not approved as part of the Conceptual Development Proposal at this time as it is the view of the Ministry that this matter requires further review and analysis by the Ministry.
8. Necessary steps must be undertaken to prevent any loss of valuable topsoil, whetherit be silt curtains, grassing areas where soil might be exposed for some period of time , or otherwise. These control devies should not be removed until absolutely necessary . Any other process that is found to contribute to erosion should be carefully assessed and a proposal must be submitted for implementation . One such example is the controlling a certain invasions of livestock , such as sheep and goats.
9. Wastewater control is of critical importance in the operation phase of the development , and as stated in the Environmental Impact Assessment, "Gray water will be a precious resource for maintaining landscape areas". This water is to be used as efficiency as possible for irrigation purposes.
Caution must be taken in irrigation to prevent excess water from being used and thus prevent nutrient laden runoffinto the sea which can greatly affect coral reef ecosystems.
Before development is well underway, more detailed and specific plans relating to wastewater disposal on site are required. These plans must be reviewed and approved by the Water and Sewage Department and the Environmental Health Department in addition to the Planning Authority.
Every effort should be made to secure and control this site during the construction phase. This includes dust and noise disturbances. Recommendations are as follows:
Dust and construction material
10. Concrete containment area should be constructed for stockpiles to prevent dispersal by wind the and also to present a more positive visual effect.
-Covering the stockpiles with geo textile matting is strongly recommended.
- Wetting of stockpile materials also encouraged to prevent particles from being blown about.
11. Safety measures must be taken during every stage of the construction phase, namely protective covering and trucks transporting material and easily viewable signs clearly stating every stage of construction and the appropriate cautionary measures to be taken by the public.
Social aspects
12. A Social Mitigation plan is required through coronation with the government agencies . Some areas what this plan will cover , but is not limited to are;
a) Training certification programme for local and migrant workers (local contractors assigned to the project undertake training in Safer Buildings Levels 1 and 2, which are offered at the H. Lavity Stoutt Community College and workshops provided for heavy equipment operators.
b) Training opportunities for the local population, a strategy could be developed for on the job training at the various skill levels.
c) At no time should the wages (including those for any temporary workers) on the project fall below industry standards.
13. In keeping with the Special Inspector requirements within the Building Regulations, a qualified third-party environmental management monitoring team is required during the construction phase. This is to be paid for by the developer, but approved by the government and reports must be submitted to the government..
14. Although there is a sign indicating the swimming conditions of Smugglers Cove Beach, it is important to notify the guests by some medium or the other of the dangers of the currents and to the steps to be taken in case they encounter any of these conditions. It speaks to the safety of the individual guests andto the good standing in the proposed development. Lifeguard stations must be provided on-site and life guards must be present at during daylight hours, or signs posted when they are not.
15. As part of the proposed development a minimum number of 50 parking spaces must be designated for resort use in addition to the public parking that have already been agreed. This would alleviate the potential conflict that can arise over parking congestion.
16. Weekly clean-up of site must be done to clear the area of waste (human and otherwise).
17. Arrangements to provide portable restrooms on site for the construction workers must be made and submitted for approval.
Other aspects
18. The main source of water must be the Government mains. A small water plant is accepted as a backup system on the property.
19. Annual monetary contribution of 25 thousand dollars per year should be made toward the development of Belmont Cultural Park in the next five years.
20. That a Bond of one million dollars is to be put up to cover penalties and repairs in the event of violations or damages.
Yours sincerely ,
D Orlando Smith
Chief Minister
PRESS RELEASE
Archaeologists discover 1853 Cholera burial area at Belmont
Archaeologists working on their eighth season of excavations at the major Pre-Columbian ceremonial site at Palm Grove, Belmont, West End, have accidentally stumbled on a substantial burial area related to the 1853 cholera epidemic on Tortola. The main purpose of this year’s excavations was to locate the eastern end of the Amerindian ball court which appears to have been a major ceremonial centre for Amerindians in the Virgin Islands around 1200 A.D. Excavations jointly sponsored by the H.Lavity Stoutt Community College and the University of Sussex, England, have been directed by Professor Peter Drewett since 1996. Since then teams from the University of London, and Longwood University under the direction of Dr Brian Bates, have excavated about one quarter of this extensive site.
The first settlement of Belmont took place about 600 B.C. when fisher –foragers set up temporary campsites around the salt pond. The major Amerindian settlement however did not take place until around A.D. 600 when a village of round houses was built around an open dance court. There is strong evidence that these people treated sugar loaf hill as a zemi or sacred monument. Viewed from the village the sun sets directly above the conical hill and this image is represented on special pottery associated with ceremonial activity on the site. Soon after A.D. 1200 the village was replaced with a ceremonial dance and ball-court or batey. This was a cleared area marked with upright stones one of which was decorated with a carved sun-disc, a unique discovery in the Virgin Islands. Amerindians deserted the site before Columbus sailed past Tortola. By the latter part of the 18th Century the site had been developed as a sugar plantation by Mr Dan Donovan and the remains of sugar processing survive well preserved on the site until today.
In 1853-54 a devastating cholera outbreak hit St Thomas killing 1,865 people. This quickly spread to the British Virgin Islands where 942 people or 13.9% of the population died. West end suffered some of the worst casualties. Of the 574 people who died on Tortola many are buried in the Palm Grove at Belmont. Several burials were accidentally located during this season’s excavations. The burials appear to have been roughly bound, probably in sacks or sail cloth and quickly put in shallow graves. Although located by the archaeological team none were disturbed and all were carefully covered over again. Many hundred more burials can be expected in the same area.
Professor Drewett stated that these cholera burials almost certainly represent the great, great, great grandparents of people still living in West End and so this discovery adds an important recent historical dimension to this already important historic site. The long term preservation of this internationally important site is essential and proposals to make the whole area a National Park as outlined in the Belmont Management Plan issued by the Chief Minister’s Office in 2001 is to be warmly welcomed.
Smugglers Cove- Approved without the dock. Apparently the developer is unhappy with this and may back out unless he is faced with a very large fine. Signed only by Chief Minister. Update June 16th.
Market News, taken from the BVI Property Guide
Smugglers Cove Development
6:30 PM on Wednesday Jan 27th saw over 100 people gather at the West End Community Centre for a public hearing and to see New York based property developer Harold Lynn’s presentation on the proposed Villa Paradiso resort at Smugglers Cove.
The meeting was opened by Louis Potter, Chief Planning Officer at the BVI Governments Town and Country Planning Unit, who reminded attendees that the meeting was a quasi-judicial public hearing and that all co mment woud be recorded and would require a response from the developers.
Mr. Lynn stated that Villa Paradiso was a "low density, very high end resort" that included approximately 22 two to four room villas, a small hotel with around 12 suites, a restaurant, a conference centre and a 250 foot long dock. As a concession to the general public, the resort would also offer public facilities such as bathrooms and an improved parking lot.
Twenty five members of the West End Community stood up to voice their concerns over the development. Top of the list was the apparent lack of communication regarding the project to individual residents of West end, particularily those in the Belmont area. The public felt that the construction, proposed over a 4 year period, would "considerably upset their enjoyment and relaxation at home" as construction traffic would use the public access ways running past many homes, and in some instances the roads would actually be moved the accommodate the developer’s boundaries. The question of overcrowding by the addition of some 300 souls to the beach daily was brought up-several community members having observed that the beach was already overcrowded at weekends and on public holidays. The proposed dock raised a number of safety concerns, as the Smuggler’s Bay was prone to significant swell. Other issues uncluded environment and community employment.
My Lynn responded to the concerns citing that the Environmental Impact Assessment had concluded that the proposed villa hotel was "not likely to produce substantial or unacceptable consequences" that the developers would make improvements to the road; and that the development would create numerous employment opportunities for the community, from resort staffing through to service provision. He declined to comment on several issues, including one residents boundary issue, stating that they were better discussed with an attorney.
Letter to the editor, BVI Beacon, March 8th, 2007
Summary of the Smugglers Cove-Belmont Pond Draft Management Plan (2001/2005)
Smugglers Cove was slated to become a park system in 2001 through to 2005 until the Villa Paradiso Development came up!
Here is the link to read the Smugglers EIA. It is in PDF format
PLANS FOR NATIONAL PARK AND CONSERVATION OF SMUGGLERS COVE AND BELMONT POND AREA
There are two documents that establish the intention to create a park and conservation area on this site:
A. Town and Country Planning: " Smugglers Cove-Belmont Pond Draft Management Plan (2001/2005)"
B. National Parks Trust: "BVI Protected Areas System Plan (2007-2017)"
Following are summaries of these two plans.
A. Town and Country Planning: "Smugglers Cove-Belmont Pond Draft Management Plan (2001/2005)", prepared by Town and Country Planning Department, Chief Minister’s Office, Government of the British Virgin Islands
This draft management plan was developed in 2001 (and revised in 2005) to "examine the management needs and support facilities of the users, and recommend the types of management systems the area could best function under". (page 3). It explicitly noted that the… "Belmont- Smugglers Cove area…( includes) Belmont Pond, Smugglers Cove Beach, Belmont Bay beach, Belmont Coconut Grove. Belmont Peak and Belmont Grove" (page 3).
There are two key points to note: first it was produced by a section of the Chief Minister’s office (TCP), so it should not be overlooked by that office. Second, it includes not only the lands currently owned by the government (from Black Rock on Long Bay (Belmont Bay beach) to the parking lot on Smugglers Cove, but also the rest of Smugglers Cove; that is, it covers the part that is not currently owned by the government (the two lots currently owned by Belmont Estates and by the estate of Bob Denniston). The maps in the report clearly show that the area being considered goes all the way to Gun Pont at the western end.
The plan "proposes" the creation of a park system to be governed by one of the two management options for the area: 1. The Ministry of Education and Culture serves as the directing body, coordinating the plan with the Tourist Board and National Parks Trust, or, 2. The National Parks Trust oversees the area’s development and the Ministry of Education and Culture and the Tourist Board support this organization while administering their respective plans”(page 9).
A key point is that this area is to be considered as a "park" or conservation area, rather than being made available for commercial "development".
Many uses and activities of this park are envisaged (pages 13 to 20):
1. Historic, cultural and archeological : eg., documenting and preserving the slave-era burial ground, reconstruction of the Arawak site.
2. Nature, educational and scientific: eg., creating a satellite of the Botanic gardens, Darwin Initiative project, site for class projects.
3. Recreational: eg.,hiking trails on Belmont Peak, walking trails through the dunes, mangroves, and Palm Grove.
4. Water-related activities (educational/scientific): eg., species identification, and ecosystem instruction for children.
5. Water-related activities (recreational): eg., beach activities, such as swimmimg, sun bathing and low impact sports.
6. Physical development: eg., restrooms, beverage and souvenir stalls, retreat house (in ruin hill) for civic and educational functions, parking for users of the beach, retreat and Arawak site.
7. Infrastructure: eg., upgrading of access roads, landscaping, waste disposal.
B. National Parks Trust: "BVI Protected Areas System Plan (2007-2017)"
This plan lays out the goals for protecting a large number of land and sea areas in the BVI.
Protected areas are defined as: "An area of land and or /sea especially dedicated to the maintenance of biological diversity and of natural and associated cultural resources, and managed through legal or other effective means".
In this plan, the map on page 48 shows area # 80 as "Belmont Proposed Protected Area”, with an area of 109 acres. The area includes all of Smugglers beach, and all of the government-owned property to the east (that is, the same site as in the TCP plan, above).
