The Tribune

By YOURI KEMP

Tribune Business Reporter

ykemp@tribunemedia.net

Several residents are threatening to sell their properties if the Balmoral Club’s proposed $25m condo hotel expansion receives the go-ahead from the planning authorities.

Homeowners in the Sanford Drive gated community voiced their disapproval with the 50-unit, eight-storey project at Thursday night's Town Planning Committee public consultation, but the Balmoral Club's president argued that the community's master plan declaration made clear that the club existed for commercial activity.

Dwayne Mortimer told attendees that the $25m condo hotel expansion will have a positive impact on the community by adding value to properties and the surrounding area. "In short, the club property is not subject to any restrictions that are imposed on the Balmoral community and their master plan declaration," he added.

"Fact two, Balmoral Club proposes to develop a four-and-a-half to a five-star hotel featuring 50 hotel rooms, a one-bedroom penthouse and three two-bedroom penthouses. In addition to this, a roof-top restaurant and bar for the exclusive use of our hotel guests and members. We anticipate a daily rental rate of $400 a night or north thereof.”

Balmoral residents, though, said the Club should have brought its plans to the community first before seeking Town Planning Committee approval. One homeowner even said the first time they heard about the proposed development was when they read about it in the newspaper.

Mr Mortimer responded by pointing out there was a chairman’s meeting called for residents to discuss the proposed development in May 2022, but only 13 out of a possible 200 attendees appeared. “If I invite you to talk and you do not come, then how can I talk?” he asked.

Another resident said the condo hotel project would require that the area be rezoned because Balmoral Island is a “private club” and, to facilitate such a condominium complex, the zoning will have to be changed and brought back to the public because the restrictive covenants for the homeowners will be breached.

Keenan Johnson, the Town Planning Committee's chairman, said: “Let's say that the zoning needs to be changed in order to accommodate this particular development. So what happens is, once that application is made, the Town Planning Committee does have the authority to decide whether that zoning is warranted to change based on what the development is. That is essentially why we engage the residents to determine whether a change is warranted.”

Other residents asserted that they want to sell their properties, and that they do not wish to be a part of a community that has a hotel within it. One said “this is not” what he had in mind for his retirement. Mr Mortimer responded: “Have I sold it to you? What I would also say to you is, when you purchased it, the master plan declaration that exists, existed. And in that declaration it is clear.

"It is clear that the club is there for commercial activity. Now, if you feel that you were sold something different from what you purchased, or what you thought you had purchased, then my suggestion - and my only suggestion - is that your attorney who represented or the person that's sold to you, then maybe you ought to have a conversation with them. But I'm sorry, I cannot address that for you.”

The Balmoral Club is currently seeking a “deviation” to the original approval in principle, and site plan approval, that was previously granted by the Town Planning Committee for the condo hotel on February 22, 2022.

Michael Diggiss, principal of Michael Diggiss & Associates, indicated in a May 30, 2023, letter to Charles Zonicle, director of physical planning, that the deviation is being sought because of a change in the condo hotel’s location. No details were provided on the likely construction costs or investment involved, or the number of building and full-time jobs that may be created by the development.

“The proposed Balmoral condo hotel is to now be located at the north-east portion of the existing clubhouse building, with associated parking to be located at the southern portion of the existing Balmoral Club property off Sanford Drive,” he said.

“The proposed condominium hotel building is to comprise of the following: A lower level consisting of housekeeping, storage and parking for the penthouse units.” The “roof-top terrace” and penthouse units will be located on the eighth and seventh floors, respectively, with condor units on the third to sixth floors and a ground floor “hotel lobby entrance”.

Mr Diggiss added: “The total number of residential units in the proposed Balmoral condo hotel will be 50.” The earlier Town Planning Committee approval, revealing that the condo hotel application was first submitted more than two years ago on August 24, 2021, granted site plan approval subject to the project meeting several other conditions.

These included obtaining a Certificate of Environmental Clearance (CEC) from the Department of Environmental Planning and Protection (DEPP) prior to work beginning. “On-site drainage and internal roadways must meet the requirements of the civil design section of the Ministry of Works,” the earlier Town Planning Committee approval stipulated.

“Provisions for site infrastructure (electricity, water supply and treatment and waste management) must be reviewed and meet the requirements of the relevant utility corporations. Any excavation on the property must adhere to the provisions of the Conservation and Protection of the Physical Landscape of The Bahamas Act.”

Balmoral’s planned eight-storey, 50-unit condo hotel is part of an increasing trend for New Providence developers to go vertical with their high-end projects given the availability of land and costs involved.