LOCAL ZONING PLAN (PLU)

Transcription

1 Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) Urban planning and sustainable development plan (PADD) DRAFT PROJECT APPROVED BY THE TERRITORIAL COUNCIL of June 25 th 2015

2 FOREWORD The present translations are made for information purposes only. The French text is authentic and takes precedence for any interpretation which may arise from the application and understanding of this document. PRESENTATION Saint-Martin became an Outermost Region (RUP) with the ratification of the Treaty of Lisbon which entered into force on December 1 st Today, the Collectivité is characterized by: - Very strong demographics. Over the past 25 years, the population increased almost five folds (8,000 in 1982, 37,000 in 2011); - This population is young, 36 per cent is less than 20; - A noticeable decrease in immigration; - A very high density with nearly 680 inhab./km²; - Spatial planning limited by hills located in the center of the island; - An often crowed single main road network - A very intense competition against the Dutch side of the island (St. Maarten) where major facilities are located (sea trade port and cruise ship terminal, international airport) and which enjoys liberal regulations with regard to labor, attractive taxation and lower operating costs than Saint-Martin; - An economy resolutely turned towards tourism, this sector which benefited from the opportunities generated by tax exemptions granted during the1980s constitutes to this day one of the pillars of the economy even though the economic crises has heavily affected the sector in recent years ( the situation has improved since 2010). Today, Saint-Martin seeks to develop a complementary position to that of St. Maarten by developing high added value niche markets; - A residual agricultural economy that needs to be revitalized through livestock and vegetable crops; - A high unemployment rate which stood at 27.3% of the active population in 2010; - A natural heritage, including both forest and lagoon, often disturbed by human activities, despite its uniqueness and biodiversity. In this context, the general objective of Saint-Martin, which is to reach 50,000 inhabitants in the medium term, lies in: - The harmonious development of the territory in order to have a good quality of life in each existing urban area; - The development of an economy based on tourism, but also on trade and services, agriculture and housing; - A balance between the development of urban spaces, and the enhancement and/or the protection of natural spaces. To achieve this, Saint-Martin must: Organize sustainable urban territories and Enhance natural and Historical sites Develop a diversified local economy Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 2

3 THE SUSTAINABLE ORGANISATION OF THE TERRITORY ENHANCING NATURAL AND HISTORICAL HERITAGE One cannot consider the development of the territory of Saint-Martin without taking into account the Dutch side of Sint Maarten, which has developed such infrastructure as the sea trade port, and the deep water cruise ship terminal or Juliana International airport. Thus, the development plan designed by the Collectivité for Saint Martin both in terms of structuring and planning and on the economic level is not in opposition or confrontation with Sint Maarten. It is intended to be complementary and based on specific economic niches. For this purpose, the Collectivité wishes to plan and organize the development of its territory taking into account the island s urban bipolarity to ensure an overall territorial coherence. Marigot cannot supersede Phillipsburg in seeking to be the capital of the island of Saint - Martin, but must assert itself as another strong and specific center. The population of Saint-Martin is approximately inhabitants (last census carried out in 2011). The Land Use Plan (POS) opened to urbanization 1639 ha; areas U and NB combined. The PLU opens few new areas to urbanization since the entire areas cover ha. At the same time, areas opened to urbanization have been redesigned and reduced from 684 ha in NA zoning in the POS to 156 ha NA zoning in the PLU. Agricultural areas have increased (320 ha in the POS against 462 ha in the PLU) and natural and forest areas have also increased (2 026 ha in the POS compared to ha in the PLU). Thus the PLU has confirmed a sustainable development trend where urban areas and urbanization have been streamlined and organized. However, the goal set by the Collectivité to reach 50,000 inhabitants within 10/15 years can be achieved thanks to the possibility of densification allowed by regulation: overall constructions may be higher(taller) and more densely developed in these urban areas. Currently, potentially 150 ha have not been developed in U zones, let s assume that there will be 12 log/ha (house/ha) and 4.5 hab/log (inhabitants/house), potentially persons could be accommodated; with the 20log/ha (house/ha) assumption, inhabitants could be accommodated. In AU zoning, based on an assumption of 8 log/ha (house/ha) and 4 hab/log (inhabitants/house), 5,000 persons could be accommodated. In total according to assumptions, between and inhabitants can be accommodated, thus between 50 and 55,000 inhabitants by 2025/2030. However, it is important to understand that new housing correspond to 3 types of needs: - Relocation of adult children decohabitation (children aged 18 and + that enter their own housing); - Relocation (related to rehabilitation RHI); - New populations. Urban areas will meet the target of 50,000 within time, included the need to relocate populations presently living in insalubrious areas. Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 3

4 1 In terms of development and internal organization of Saint-Martin, the Collectivité is reorganizing districts to minimize commuting, a source of bottlenecks and pollution, and to improve the quality of life of citizens living in each urban area: Marigot, Quartier d ' Orléans and Grand Case/Cul-de-Sac without promoting any spatial extension of these areas. Thus, restoring a balance between these polarities will not be done by encouraging any spatial extension, but instead by allowing increased density, higher average maximum heights permitted for constructions and an overall larger footprints. In no way does the Collectivité promote the creation of new urban areas. Thus, urbanization will continue in areas that are already built up and in their close vicinity. o With regards to Marigot, this urban area will remain the main urban area. In addition to housing, shops and services, the area will host national and even international structuring equipment such as the cruise ship port and other related equipment studies commissioned in Inner city will be given special attention since historical buildings will be highly promoted. Eventually, a Home Improvement Program (OPAH) should be implemented once studies completed. Similarly, an area dedicated to the Enhancement of Architecture and heritage (AVAP) will be established in the medium term in order to plan the development and rehabilitation of historical buildings in the Original Town of Marigot and in the main street of Grand Case (see below, axis 2). o Quartier d'orléans must become the balancing urban area, that is, zoning will provide density and height of buildings to accommodate housing and equipment with no additional infrastructure requirements. The proposed characteristics and the urban atmosphere of the city center of Quartier d Orléans (French Quarter) should be close to those of the Centre of Marigot. In order to maintain a balance on the territory, an area dedicated to economic activities will be built. It will serve to develop employment in Quartier d Orléans (French Quarter) as well as to provide opportunities of economic development for merchants and artisans who work with Sint Maarten and especially with the port of Phillipsburg. o In the new plan Grand Case and Cul-de-Sac in the structuring project of the territory are secondary urban areas. Consideration is given to the idea that these two areas will become one as soon as the new airport becomes operational. There also, a certain density will be permitted but with no possibility of tall buildings (due to airport easements that prohibit any increase in the heights of existing buildings). This secondary urban zone will be subject to restructuring and new roads and sewage networks will be built in insalubrious zones, land ownership will be regulated once all restructuring is completed. Attention will also be given to the rehabilitation of built heritage on the main street which is subject to the same regulation as the Original town of Marigot. In other neighborhoods and areas, urbanization is permitted within the current limits of urban areas, these neighborhoods are not meant to grow horizontally by recurring consumption of agricultural or natural spaces, as these agricultural and natural areas are part of the living environment of the population and of the economic life of the island (market gardening, farming, agro-tourism...). Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 4

5 2 The island s spatial organization will be coupled with an organization of main roads and secondary roads. The sustainable development desired by the Collectivité calls for an organization of public utilities and roads, in order to streamline traffic as well as develop efficient public transports (organized lines, well-defined and strict schedules, adequate timing). This Organization of public transportation and of general travel is not yet transcribed in the PLU because of the necessity to conduct pre-operational studies; that is to put in place a Commuter Plan (PDU). However new roads are already foreseen and therefore subject to a transcript in the present PLU in the form of reserved spaces in order to reduce congestion in the neighborhoods of Sandy Ground and Grand Case, better connect urban areas with facilities located in the Savanna. The desired consistency and organization of commuting is consistent with the two parking lots built close to the Centre of Marigot, the first next to the Grand Saint-Martin and the other next to the Beach Plaza hotel. These facilities will allow within short to organize collective shuttles to down town providing a quality of life and promenades for shoppers and tourists but also for Saint-Martiners. The studies will be implemented in the context of the revitalization of Marigot initiated by the Collectivité at the end of In addition, the travel plan will also be perfected with the development and restructuring project of the waterfront. In order to limit commuting between the two "opposite urban territories, Marigot and Quartier d ' Orléans, it is proposed to set up wireline transportation linking the two urban centres through the hill tops. This equipment will be supplemented by car-parks located at the two departure areas next to the cable car. Technical, financial, and landscape integration studies will be previously carried out. Project allows a balance between the common or «inter-collectivités» facilities and neighborhood facilities. Thus, structuring facilities they will not systematically be implanted in Marigot although Marigot will be strengthened as main urban area. Most port facilities will be located in Marigot (commercial port medium sized cruise ship facility), school building programs will implanted and consistent with the demographic weight of each district in order to avoid heavy traffic. Similarly, in each district, facilities improving living environment, social cohesion and sport will be provided. This is meant to encourage easy traffic (pedestrians and cycles) and to facilitate the use of these equipment0s. This should allow every citizen to live, work and to relax in his neighborhood. The four urban centres will include all urban functions. Only certain neighborhoods or sectors may remain with a single function (residential). Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 5

6 3 The urban development will also rely on heritage and history. Saint-Martin enjoys historical constructions inherited from different eras, ranging from the 18 th century to nowadays. This heritage made of remarkable monuments, sites of exception in urban zones, traditional houses and streets are concrete and living witnesses of the island s past. Monuments, squares, buildings, landscapes bear witness to the culture and reveal all components the history of Saint-Martin: social, economic, defensive, military, industrial and touristic... In light of their current fragility and state of dilapidation, the Collectivité has affirmed the need to work for their preservation and rehabilitation. The Collectivité is aware of the benefits of safeguarding historical areas in Marigot and Grand Case, as well as isolated elements witness of economic and industrial activities, as part of future economic development and Tourism, but to also promote the appropriation of the urban fabric and traditional architecture by the inhabitants. It is about ensuring the preservation and enhancement of the heritage while promoting the evolution of buildings in accordance with the current lifestyles and social expectations. Thus the Old Marigot and Old grand Case are subject to zoning and an ad hoc regulation so that the strong heritage components such as the vertical and horizontal lines, the distribution and proportion of openings, balconies, hip roofs... are preserved and respected. The preservation and development of the heritage located in the heart of Marigot will bring an additional attraction to downtown and is complementary to ongoing considerations pertaining to the development of the Bay and to the revitalization of downtown. The creation of public areas, the implementation of easy traffic conditions and the restoration of landscaped spaces in the city will be factor of cohesion between the city of yesterday and the city of tomorrow. Thus, an inventory of urban heritage, driven by the Collectivité, will be implemented soon in order to identify, learn, analyze and document existing heritage and to improve historical knowledge of this heritage. This study will also aim to better understand older buildings and land divisions and allow harmonious and respectful rehabilitation of Saint Martin and of its traditional heritage 4 Zoning plan and PLU regulations also allow to consolidate the protection of spaces and ecosystems. These spaces are assets for the territory and should not be considered impediments to human development. They fit into in the frame of the territory. They bring quality of life, natural airing and are economic assets to tourism. Highlighting natural spaces and the identity heritage of Saint- Martin (in comparison to Sint Maarten supports new tourist activities, by organizing accessibility and/or development (trails in particular) informative signage, beach facilities, viewpoints, diving,...). Regulation applicable in certain natural areas allows such developments ( sector of limited size and capacity). In addition to natural spaces dedicated to education and tourism, The PLU of Saint-Martin embodies the ambition firmly affirmed by the Collectivité to protect its natural emblematic habitats, both on the coast and the hillside woodlands of the French side of the island. Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 6

7 Legally, this objective translates into the delimitation of Coastline Remarkable Areas (ERL) and Classified Woodlands Areas (EBC) in the appendix of the regulations. These perimeters rely among other things on the outline of existing environmental protected areas extended to areas with recognized ecological value and natural areas which are still well preserved to this day. Collectively, they cover more than a quarter of the territory, thus ensuring the preservation of biodiversity and landscapes in the long term, for the benefit of generations to come. The Collectivité also hopes to preserve selected trees. Indeed, identifying trees considered remarkable is an important component of the preservation of Saint-Martin s Heritage. Because of their location, age or shape they have become part of the daily life of the population of saint-martin but also of social habits revealing culture: the shade produced by the broad eaves has been and continues to be, a place of gathering, meetings, exchanges, trade and festivity (Sand box tree). Though the PLU cannot intervene in this matter, the Collectivité wishes to protect built heritage (fortifications, historical constructions in Marigot and Grand Case essentially), enhance the industrial and agricultural Island (ruins of sugar production mills, vestiges dry stone walls, traces of salt ponds...). Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 7

8 Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 8

10 DEVELOPING A LOCAL AND DIVERSIFIED ECONOMY Economic development cannot be based on a single economic sector. Even if Saint-Martin, because of its location in the Caribbean, landscapes, environment, gastronomy is a leading tourist destination, the economy cannot be structured solely around the tourism industry. The latter is cyclic and difficult to master thus the Collectivité wishes to develop other economic sectors to provide jobs. Consequently the planning project is structured around 4 pillars of the local economy; tourism, trade, construction and agriculture. The Collectivité wishes to maintain these 4 pillars of local development. Endogenous economic development must be coupled with an intensification of relations between Saint Martin and Sint Maarten, but also with the surrounding islands St. Barthelemy and Anguilla essentially. 1 Parallel to the sought urban development it is important to maintain and develop agriculture on the territory, a strong cultural symbol. Agricultural zones are all located near urban areas to minimize travel time, allowing farmers in each urban area to work close to their place of residence. Total area dedicated to agriculture is approximately 462 hectares. They are both formed of small parcels for food crops and market gardening and large land units suitable for breeding cattle and goats. This allows sufficient herd to enable viable economic operation of the slaughterhouse. 2 Similarly as for agriculture, the economic centres will be maintained and developed around Marigot (Bellevue and Galisbay), Quartier d Orléans (French Quarter) and Grand Case (around the airfield and Hope Estate). Again, this is meant to minimize commuting between place of residence and place of work. If both Bellevue and Quartier d Orléans (French Quarter) are oriented towards local artisan or industrial activities, Hope Estate and Galisbay, supported by structuring facilitites can have wider outreach once the planned development completed, the aerodrome becoming an airport and the seaport a cruise facility. The extension set from the airfield is already integrated in the development of the territory. The first guidelines pertaining to the seaport and to the cruise ship facility are taken into account in both the structuring of the territory and in this document. Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 10

11 3 Tourist activities are permitted on the entire territory but some areas are particularly dedicated to this activity. The height of buildings and authorized footprint are more favorable to large projects. These areas are located in Terres-Basses, Nettle Bay, Happy Bay, Anse Marcel and Orient Bay. These areas allow dense hotel activities and related activities (catering, car rental,...) in order to stimulate tourism and thus the economy of Saint-Martin. 4 One of the pillars of tourism on which the Collectivité relies is the cruise ship industry. To achieve this, its aim is to implement a major structuring project in Marigot allowing the berthing of cruise ships, organizing regular maritime passenger transportation but also allowing related nautical activities. Recreational facilities, hotels, stores and luxury housing will complement these developments. They will reinforce the attractiveness of Marigot and of the French side of the island. They will also improve the quality of life in downtown Marigot because special attention will be given to public areas: plazas, promenades, public squares, beautified with plants and landscaped areas. 5 In addition to cruise activities, Galisbay will also be restructured. Operations at the cargo port will also be reviewed in order to allow processing of cargo vessels of larger size and to better enhance existing equipment. 6 Grand Case airport, will also undergo modernization. With the DSP (public facility under private contract), the L Espérance airport should experience an increase in its capacity due to, among other things, to the extension of the runway. Thus a reserved area is listed in the PLU for that purpose. Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 11

12 7 Communication infrastructure; an important support which participates in the economic development. Within a few years, Internet and electronic communication networks have become to both the public as to business an essential service. Their existence strongly impacts the degree of attractiveness and of competitiveness of a territory. Saint-Martin is privileged to be serviced by several undersea cables that provide relevant loops in terms of speed and connection. Thus, the Collectivité will pursue its effort to ensure that the territory is fully wired with high speed internet Collectivité de Saint-Martin LOCAL ZONING PLAN (PLU) - Urban Planning and Sustainable Development Plan (PADD) 12