1 EXECUTIVE SUMMARY

LOCAL AREA PLAN FOR CHAGUANAS

1.1 Introduction and Purpose

This draft Local Area Plan for the Chaguanas area consists of:

· a Master Plan and broad land use strategy for the city region for the period up to 2020; and

· a Technical Report which identifies the key issues affecting of the area and recommends a range of proposals for action.

The preparation of the Plan is part of an on-going process of national and local physical planning which is aimed at updating the current statutory but out-of-date National Physical Development Plan (NPDP). Its purposes are wide-ranging and include:

· providing a basis to guide future development

· helping to increase private sector investment, and

· promoting adoption and implementation of the plan. through extensive consultation and public participation

1.2 The Process of Local Area Planning and Consultation

In the past, many studies of Chaguanas have been carried out to identify problems and suggest solutions. Whilst some improvements have been made, many of the studies have not been fully implemented. This might have been for a number of reasons including:

At the central Government level:

Difficulties in integrating the plans and programmes of the various Ministries and Agencies involved in development planning;

At the local Government level:

Shortage of skills, training programmes and related resources which constrain local government from playing an effective role in planning for their areas;

At the local Community level:

Lack of meaningful public participation which restricts stakeholders and community-based organisations from getting fully involved in planning and implementation (follow-through) of projects in their areas;

The Government has recognised these shortcomings and is now starting a programme of national and local physical planning and consultation to update the statutory but out-of-date National Physical Development Plan. A new Ministry of Integrated Planning and Development has also been created to drive this programme.

1.3 Consultations

Consultations have already commenced with a number of Ministries of central Government development agencies and the relevant local Government authorities for the Chaguanas Study Area.

The Interim proposals described in this Report will be initially refined through discussions with the client UDeCOTT and the INPPC.

Following this, further consultations will be held with Ministries of central governments, other central agencies and the relevant local government bodies. A public consultation exercise is also proposed. Following feedback from this process, the draft Report will be revised and a Master Plan will be produced.

1.4 Study Area

The Chaguanas are is strategically located within the Caroni Region along the Uriah Butler/ Solomon Hochoy national Highway and the Southern Main Road, between Greater Port of Spain and the east-west corridor to the north and Couva/ Point Lisas and San Fernando to the south.

Caroni (1975) Limited, the state-owned company, which embraces the entire sugar industry, is a central feature of the life of Caroni; being the single largest employer in the area and controlling a vast expense of land. The company is synonymous with the history of sugar.

As a consequence of the nationally important highway links and connections to the main ports and urban areas of Trinidad, Chaguanas has become a centre for trade, commerce and distribution.

Other recent trends include the development of a number of large retail malls, retail and wholesale warehouses and distribution centres, making Chaguanas one of the largest concentrations of modern retail floorspace in the country. This is accompanied by a vibrant traditional town centre, with a large market, which is currently being modernised, and a thriving informal retail sector.

The Study Area has been defined based on the earlier Scoping Study and Concept Plan work. Chaguanas sub-region incorporates Caroni Swamp, Felicity and agricultural areas to the west of the existing town, potential areas for urban expansion to the north at Munroe Road and south including Carlsen Field and the main residential settlements to the east.

1.5 Summary of Key Issues

1.5.1 Residential and Employment

The current Study Area population is estimated to be in the order of 91,000. The three major concentrations of population are:

· Chaguanas town including the residential areas of Lange Park, Montrose and Edinburgh 500 with just over 19,000 (24% of the Study Area population);

· The North East sector (Cunupia Mon Plaisir, Bejucal) with 12,500 (16%); and

· Longdenville (Centre and East) with 11,500 people (15%).

All settlements now contain a substantial proportion of residents who work in the Capital Region or are relative newcomers. Ribbon development occurs along most roads, in may cases however the development is not continuous. Concentrated, non-ribbon development occurs in few locations apart from Cunupia, Chaguanas and between Southern Main Road and Caparo Valley Road.

Growth has occurred in three main ways:

· through the development of planned housing estates, e.g., Lange Park, Edinburgh;

· through the extension and subdivision of existing buildings and lots; and

· through the construction of new buildings on existing plots and infilling, i.e., the construction of single dwellings on previously vacant plots.

1.5.2 Agriculture and Mining

Chaguanas is emerging from a rural to an urban-base economy and form of development. Nearly 75% of total land area (approximately 8,230 ha according to the consultant’s estimates) is still under agricultural cultivation, with 85% of land west of the Uriah Butler/ Solomon Hochoy Highway used for sugarcane.

Despite the large amount of land used for agriculture, employment in the sector has declined. Activity is predicted to continue to move towards higher value agricultural production (market gardens, vegetables and agro-processing industries). Future production may also result in increased employment generation and demand for the protection of prime agricultural land. Fragmentation of some plots has led to cane fields remaining fallow and other converting to residential use via multiple occupancy.

At present Caroni (1975) Limited proposes to release specific areas of non-viable and less fertile agricultural land to employment use. Retention of higher quality agricultural lands is also proposed to enable employment to be retained in agricultural industries even if, over the next 20-year period sugar further declines in market value.

Whilst land used for agriculture has contained the spread of urban development in Chaguanas it has facilitated ribbon development along distributor roads. There are concerns over the use of pesticides within rural areas and such pesticides entering the food chain (via surface and ground water).

The Chaguanas Land Use Plan – 1991 zoned land between settlements in the District for agriculture, This has created problems for infill and more ordered development within the urban envelop. Thus a key issue to be addressed by this study is the retention of land in agricultural use and land that may be more suited for urban purposes supporting sustainable urban development patterns.

Mining activities in the area, particularly in Longdenville, are predicted to expand and industries using sand, gravel and clay products are also expected to place demands on the allocation of land. New leases for 100 acres of land are currently being negotiated which will provide around 40 years supply of raw materials for clay-manufactured products. Forestry, also an employment generator in the Longdenville area, will require the conservation and enhancement of forestry reserves.

The Local Area Concept Plan for Chaguanas noted that the eastern parts of the Study Area were sparsely populated but that it has been expanding in recent times.

This expansion was attributed to the long-term clay and plastering sand-mining activities, which have resulted in significant land disturbance – there being several unrestored, mined-out areas as well as active pits. While these mining activities have taken place on the periphery of the Longdenville Forest Reserve, there are several proposals in train for leasing of additional lands for mining within the Reserve.

Quarrying activity on parts of the reserve as well as on private lands on its periphery has left the landscape scarred. The area assumes national importance as two materials important to the construction industry are chiefly obtained from this area – plastering sand at Ravine Sable and clay for the production of building blocks at Longdenville. State policy is supporting the continuation of the area as the primary source of these materials. Alternative sites at Claxton Bay have been discounted as they have been said to be of inferior quality in addition to the fact that they impact more significantly on built development.

1.5.3 Trade and Distribution

There has been an increase in trade and distribution activities and the development of manufacturing and retailing activities is expected to expand over the next 20-year period. The location of retail and distribution centres along the Highway is a more recent trend. Demand for other developments is already being experienced and is predicted to increase; given the locational benefits of such sites relative to the national/ regional road network; and the Point Lisas/ Couva industrial area and port facilities.

Discussions with TCPD, the Chaguanas Chamber of Commerce, property advisors and a review of planning applications over the past 5 year period has indicated that demand for warehouse/ distribution and light industrial land has exceeded supply of appropriately zoned land.

1.5.4 Commerce and Retailing

The Chaguanas area is also experiencing strong commercial growth in the formal and informal sectors. A new market in Chaguanas town centre will open shortly to assist in catering for a thriving informal retail sector. Developments along the Highway such as Pricesmart and Food Basket indicate a healthy formal retail sector capable of benefiting from the adjoining Capital Region’s retail spending income.

The Study Area is gaining a reputation as a retail hub for Trinidad and land use demands associated with employment growth in the commercial and retail sectors are key issues to be addressed. Gaining a balance between town centre and out of centre retail development is vital to ensure sustained economic prosperity in Chaguanas.

1.5.5 Environment

In addition to the environment-related effects of flooding and drainage in the Caroni River floodplain (see below), the key environmental issues relate to:

i. Conservation and enhancement of the wetlands, Caroni Swamp and bird sanctuary in the west of the Study Area (an area of some 6,000 ha), in the light of residential and industrial air, water and land pollution;

ii. Conservation and sustainability of the Longdenville Forest Reserve in the face of continuing mineral extraction activities and lack of adequate site restoration planning.

A number of localised air and water pollution problems have been reported: at the local level the Environmental Management Authority (EMA) is the best placed to address the concerns. Encroachment and contamination of the wetlands and infringement of the Forest Reserve require a more comprehensive approach, as a variety of agencies and Government departments and legislation is involved.

A summary of the key problems and issues is provided below.

Wetlands

· The wetlands provide a source of employment and income from natural resource exploitation as well as tourism.

· Wetland areas in central have been affected by built development to the north as well as to the south by the Point Lisas Industrial Estate

· Portions of the wetlands have been utilised for solid waste treatment. This use has become a critical issue as the ponds have been malfunctioning and discharging untreated matter into the Caroni River and surrounding wetlands system.

· Saline incursions (and other pollutants) have already altered the habitat to the extend that there are significantly fewer species living in the swamp as the loss of lower food chain elements has a ripple effect. Caroni Swamp as the nesting site of the national bird – the Scarlet Ibis- was also threatened and is only now just recovering an adequate enough population that would justify the appellation “ land of the Scarlet Ibis”.

· Indirect impacts on the environment of the Caroni Swamp include water-borne pollution from industrial and domestic activities and in particular agro-chemicals in the Caroni area. In addition to field run-off, there have been reports to the EMA of fish kills resulting from crop dusting of the sugar cane fields.

· Lack of adequate access to the marine/ terrestrial interface.

· Dumping of garbage in the wetlands due to the closure of the landfill site at Felicity

· Flood prone areas present public health risk.

Forest Reserve

· Vast areas under forest lead to perception of oversupply and pressure for conversion to other uses.

· Aerial photos show that less than half of forest reserve is comprised of tree stock;

· Unrestored, mined out areas

· Applications for additional areas for mining leases within the Forest Reserve.

· Conflicting use policy as Ministry of Energy and Mines is focusing compatible development into the Longdenville area to optimise natural gas supply line as well as clay and sand deposits. Alternative production sites which would not impact on the Forest Reserve have been dismissed on the basis of too close proximity to residential development. The policy preference which sites this industry in Longdenville could result in conflict for use in areas designated as protected, which are also zones of clay or sand production.

· Dust pollution, not so much as a result of the process of quarrying, but mainly from sand falling off the trucks transporting materials from the quarry.

· Siltation of drains by run-off from the quarry sites.

· Poor record of rehabilitation of quarried or logged areas.

· Need for employment opportunities in area.

· Threat of encroachment from resdential squatters already on the railway reserve.

Institutional Issues

Prior to the establishment of the EMA, the Wildlife Division of the Ministry of Agriculture expressed the view that the sustainable development and management of the environment in Trinidad and Tobago was severely handicapped by the lack of an integrated policy that mandated the protection, management and restoration (where necessary) of the natural environment. This Division also noted that while an attempt had been made via the designation of a system of protected areas, including National Parks and Reserves, inadequate levels of staffing constrained efficient implementation and enforcement.

1.5.6 Transportation

Four interchanges provide access into the Study Area via the Uriah Butler/ Solomon Hochoy Highway. The Southern Main Road also runs through the area connecting the Churchill Roosevelt Highway and Piarco international airport in the north east to the Couva/ Point Lisas area in the south west.

Prior to the construction of the SH Highway the Southern Main Road was the main north south route to Port of Spain and elsewhere in the country. This road is a single carriageway road and its capacity is limited due to frequent ribbon development along its route. The SMR passes through the centre of Chaguanas and connects with the main east-west arterial Highway after passing through several settlements in the Caroni region. The SMR and SH Highway make up the existing primary arterial routes in the Chaguanas.

The main road through the centre (Chaguanas Main Road) merges with the Southern Main Road (SMR) which intersects the Highway in the proximity of the town centre, Frequent traffic congestion particularly during peak times and market days occurs between this interchange and the town centre. Conflict between pedestrians and vehicle traffic makes life hazardous for those using the town centre for business and shopping.

The predominant movement within Chaguanas is between settlements in the east and the town centre. Westbound morning peak hour traffic volume on the Chaguanas Main Road is currently around 1000 vehicles per hour which is at near peak capacity, given the high level of pedestrian activity in the area. Entry points to the Solomon Hochoy Highway are also frequently congested during peak times and on market days.

Maxi taxis are the main mode of public transport linking Chaguanas with other cities in Trinidad. They fall into two categories: the first category are those operating between Chaguanas, San Fernando and Port of Spain using Solomon Hochoy/ Uriah Butler/ Churchill Roosevelt Highways. The second category is those allowed to stop frequently and use the Southern Main Road between Chaguanas and Curepe, and Chaguanas and San Fernando.

Buses are licensed to travel on the SH Highway and consist of express and regualr services linking Chaguanas with other destinations in the country. Long distance route taxis also operate on similar routes as maxi taxis. Local route taxis operate between residential areas and the town centre.

The terminus for all these public transport vehicles is in Chaguanas town centre. The Chaguanas Main Road is the major route for the route taxis operating between the town centre and residential areas to the east of the SH Highway. Congestion of Chaguanas Main Road reduces travelling speed of the route taxis and maxi taxis near the town centre as they are frequently caught in the peak hour congestion.

A disused railway right of way runs diagonally through the Study Area from north east to south west passing adjacent of Chaguanas Town Centre. Squatting has occurred on some sections.

1.5.7 Infrastructure

Water Supply

Although the Study Area contains the largest water treatment works in the country (Caroni Arena), as for many consumers, water supply is currently time-scheduled and most properties have on-plot water storage tanks from which water is drawn when there is no mains supply.

There are no primary water storage facilities within the Study Area and consequently, if the system were operated on a 24-hour supply basis, the trunk main would be required to meet the diurnal peaks in demand. Ideally trunk mains should carry “average day” flow rates only, thereby maximising their daily capacity.

Many of the primary, secondary and tertiary distribution pipes are in a poor condition or hydraulically inadequate and require to be replaced or reinforced. WASA is aware of the deficiencies and plans to carry out rehabilitation works as fund and resources allow. Some sections of pipeline in Felicity and Wong Singh Junction are also planned to be replaced under the North Water Project.

Although the proposed new works will alleviate some of the current deficiencies it is likely to be many years before fully satisfactory levels of service are achieved. From discussions with the Chaguanas Borough Corporation and from an examination of previous reports it appears that the water supply to areas such as Endeavour, Enterprise and Longdenville is particularly poor at present.

Sewage Collection and Treatement

There is no centralised sewerage system or sewage facility within the Study Area but there are a number of discrete property developments, schools and industries that have local sewerage systems draining to dedicated sewage treatment works.

It is understood that WASA is the only agency that is permitted to charge for sewerage services and consequently there has been no revenue stream to finance the operation and maintenance of the private plants. Many developers forced by regulations to provide dedicated treatment works but not to maintain them, constructed inappropriate plants in the first place and failed to maintain and operate them.

Most of the plants are now in a very poor condition and they are generally essentially by-passed, allowing raw sewage to enter the receiving watercourses. WASA is not prepared to adopt non-operational and expensive to run plants and consequently the pollution of streams and rivers is set to continue for the foreseeable future pending resolution of this issue.

Areas not served by the sewerage systems associated with these works are either served by septic tanks where there are water borne sanitary fittings or by pit latrines where residents rely upon standposts or other sources for their water supply.

Because of the restricted porosity of the soils that occur through most of the Chaguanas area the soakaways of septic tanks do no function well. It is common to find that building owners “improve” the discharge of liquor from their septic tanks by constructing drainage paths to nearby surface water drains. The Chaguanas Borough Corporation as well as the EMA have both advised that the pollution of roadside drains as a consequence of this practice is a major problem.

Drainage and Flood Control

Chaguanas is located in the floodplain of the Caparo River. Sediment that is being eroded from the steeper upper reaches of the River Basin is deposited where the gradient of the river becomes flatter. This ongoing deposition forms the floodplain. The natural state of rivers in flood plains is that their discharge capacities are well below frequently –occurring floods.

The low porosity of the soils and flat gradients exacerbate flooding incidents in the area. Recent and on-going improvements to the Caparo and Honda Rivers approved by the Drainage Division are expected to bring relief to the problems caused by water flowing through the area, but localised flooding caused by direct rainfall will continue to occur until local drainage facilities are also improved.

The main flood control works that are currently underway in the Study Area will:

· Cut off overflow to the Cunupia and Chandernagore Basins;

· More fully utilise existing culvert capacity under the Solomon Hochoy Highway;

· Reduce peak flow in the Caparo River through detention storage in the upper reaches of the river basin; and

· Seek to reduce the damage that can be caused by extreme storms that overtax the system.

Reducing damage wrought by extreme storms requires a balance between appropriate land use zoning that reflects possible risks and appropriate levels of building construction to limit damage when extreme floods do occur. Existing policies and standards of design and construction need to be reviewed and clarified in the xontext of planning to mitigate the effects of extreme flooding events.

Energy

Utility corridors/ lines have to date been provided in response to demand. The Energy suppliers do not foresee any major constraints to future provision of services and prefer to be more re-active to development proposals as they arise. It is recommended that the draft Master Plan can play a role in guiding the reservation of utility corridors over the 20-year period.

Solid Waste

Garbage is disposed to Forres Park and septage is disposed to the sewage facility at Beetham. The site at Forres Park was developed to function as the National Landfill with proper waste management procedures. Its relative closeness to Chaguanas should promote proper disposal of waste from this area. In the interest of protecting the wetlands from illegal dumping, the cost of maintaining a transfer station at the Felicity site should be considered, with garbage being compacted then trucked from this site to Forres Park; (given the proximity to Forres Park, the savings in trucking alone would not warrant a transfer station in Chaguanas).

1.6 Socio-Economic Trends

The Chaguanas Local Area is experiencing growth both with regard to population and households generating a demand for employment land. Population is forecast to increase from 91,000 in 2000 to 126,000 by 2020.

Employment is expected to increase from 35,000 jobs in 2000 to55,000 jobs over the same period, an increase of 20,000 in the Study Area.

The role of Chaguanas as a commuter area for the Capital Region will continue but in future is likely to decline in relative importance as its locational advantages stimulate expansion of other local and regional demands.

Analysis of population, employment and migration trends indicates that around 630 hectares of housing land and 300 hectares of employment land would be required over the next 20-year period.

Because of the strategic location of the Study Area and direct access to the national Highway network, demand for employment land is likely to continue to reflect both regional as well as local needs.

1.7 Planning Strategy

Previous plans for the Caroni Region and Chaguanas area have identified the following aims and strategies:

· The region is seen as an economic growth pole providing development opportunities and attracting growth for over-heated areas in Greater Port of Spain and the East-West corridor.

· The area is seen as being attractive for large-scale industrial enterprises, related to its strategic location, a high level of Highway accessibility and proximity to the heavy industrial complex and port at Couva/ Point Lisas and to the Piarco International Airport complex.

1.7.1 Master Plan Objectives

In responding to the key issues identified above, the main objectives of this Draft Master Plan for Chaguanas are considered to be:

· to develop Chaguanas Town Centre as a vibrant and viable location capable of satisfying the majority of the commercial, social, leisure and administrative functions of the Study Area;

· to provide for the projected future demand for housing and employment uses in the Study Area, including these satisfying national and regional demands;

· to provide for an appropriate level of supporting uses, e.g., social and community facilities;

· to consolidate development and restrict urban sprawl so as to facilitate the efficient provision of infrastructure and services, and create an efficient transport network;

· to prevent the further fragmentation of land currently in agriculture, in order to conserve and enhance the longer term sustainability of this sector; and

· to minimise significant adverse environmental impacts, particularly on wetlands (coastal, swamp) and forested areas, and further degradation of the urban environment.

1.7.2 Spatial Considerations

In formulating a spatial strategy for the Study Area, the following considerations are pertinent:

· There is a considerable amount of land currently in agricultural use, which could be released for housing and other uses;

· The analysis of land use in the Study Area in terms of suitability for agriculture indicates relatively little variation in soil potential: a greater proportion of the land to the west of the highway is slightly superior (Class III as opposed to Class IV), whilst much of the land at Carlsen Field to the east is of lower potential (ClassV).

The majority of new land requirements will be for residential use. The principles used to allocate this land will thus strongly influence the overall planning strategy for the Study Area. In this context, a key issue is whether or not land to the west of the highway should be allocated for residential development.

1.7.3 Constraints to Future Development

Other issues on the spatial strategy relate both to environmental factors and the need for integrated and comprehensive planning for key areas. These include:

· The conservation and enhancement of the Caroni Swamp and the proposed National Park policies and objectives;

· The long-term conservation and sustainability of the Longdenville Forest Reserve, and forestry industry, combined with the optimisation and restoration of future planned and committed mineral extraction activities;

· The reservation of land and regulation of development in areas subject to flood protection, drainage and irrigation schemes, in the north west and south of the Study Area; and

· The need for comprehensive investment and infrastructure planning of strategically-important sites, e.g., Carlsen Field.

1.7.4 Future Land Use Allocations

As a principal determinant in the future planning strategy for the Chaguanas area, residential land requirements are a key consideration. Current policy embodied in the existing (1991) TCPD plan and re-affirmed by the Concept Plan prepared in 1999, is for all major residential development to occur east of the highway. The main reasons identified were:

· there is more than enough land to the east to cater for foreseeable residential demand;

· there are substantial, partly-developed areas to the east which should be densified in order to achieve the associated policies of optimising infrastructure provision, whilst containing sprawl and ribbon development;

· the area to the west provides the best potential for the maintenance of a large tract of productive agricultural land, whether this land remains in sugar cane production, or to agro-based enterprises, or is transferred to small-holders; and

· Caroni (1975) Limited’s objectives for re-developing their land could be satisfied through the re-use of their holdings to the east of the highway.

There are however grounds for allowing some development to the west of the highway:

· Whilst Chaguanas town centre is sited west of the highway almost all the residential hinterland lies to the east. Future development to the west would give the centre a more accessible location and facilitate movements between it and its hinterland.

· Proposals exist for development to the west. Planning policies should seek to accommodate private sector development initiatives wherever possible, subject to current policies and regulations.

· Limited development to the west will not preclude future use of the majority of this area for agriculture, though it is considered desirable in this context to consolidate Felicity as a self-sustaining sub-regional centre

· Development to the west will reinforce the provision of a more efficient and balanced transportation system facilitated by the proposed Outer Road Ring which will re-distribute traffic demand on both sides of the Highway.

These latter reasons, and particular that related to the centrality of the town centre, are considered sufficiently compelling to justify a re-orientation of the previous strategy to accommodate the development of some areas to the west and northwest of the highway.

1.8 Proposals

Future housing and employment sites need to have a number of key characteristics including:

· good accessibility to the existing national/ regional/ and local highway networks;

· good linkages to the proposed Outer Ring Road and distributor road network;

· thorough planned urban growth consolidation, benefiting from more efficient provision of infrastructure (particularly water drainage and sewerage);

· proximity to sources of materials particularly for manufacturing industries associated with mining activities and building products;

· well linked to public transport networks (for commercial zoned land); and

· availability of a large pool of appropriately skilled labour.

Although many of the sites identified as being potentially developable are zoned for agricultural use, discussions with Caroni (1975) Limited indicate some releases will be consistent with their current policies. TCPD will need to advise of these proposals, and, during the process of Plan refinement and updating, modifications to this policy by way of change of use variation can be effected, following thorough consultation with key stakeholders.

1.8.1 Residential

About 625 ha of land will be required for new housing over the next 20 years. In relation to the objectives and influences identified above, four types of housing have been identified:

· Large new single ownership developments/ estates;

· Major infill developments on vacant land in multiple ownership;

· Densification of existing areas; and

· Reqularisation of squatting areas.

A total of 12 main sites have been identified as suitable for new housing (refer to Proposals Plan).

No. on Plan	Location	Area (approx.) Ha
1	Egypt Village	25
2	Cumberbatch	80
3	Caroni Savannah Road	75
4	Jerningham Junction	50
5	Longdenville	15
6	Cunupia (east)	20
7	Munroe Road (west)	140
8	Jerningham Road	30
9	Ragoonanan Road	40
10	Felicity	40
11	Cunupia (south west)	50
12	Carlsen Field	60
	TOTAL	625 ha

1.8.2 Employment and Industry

In reviewing employment land availability, six major sites are considered to offer potential for development. Those sites are identified below with suggested industry types, which are cross-referenced on the Draft Master Plan Proposals Plan.

Refer on Plan	Location	Area (approx) Ha
A	Caroni Savannah Road (light industry/ warehousing/ distribution	60
B	Chaguanas Town Centre (service industry)	5
C	Chaguanas North East (Endeavour) (warehousing/ distribution)	100
D	Longdenville (service industry)	10
E	Munroe Road (North and South) (warehousing/ distribution)	30
F	Carlsen Field (light industry/ technology park)	100
	TOTAL	305 ha

Regional and Sub-Regional Centres

In addition to the main regional centre at Chaguanas Town (see below), sub-regional centres are proposed at Cunupia, Enterprise, Longdenville, Carlsen Field and Felicity.

These centres should consolidate existing retailing and commercial activities and in addition provide for future administrative, social and recreational and secondary level educational needs for each locality.

Improvements between these sub-regional centres and Chaguanas town to the highway network and public transport services are envisaged over the plan period.

Below this level local centres are identified at Munroe Road, Montrose, Endeavour, Edinburgh (east), Chase Village/ Agostini. These centres will include a local range of retailing and services, primary schools and health clinics.

1.8.3 Agriculture and Mining

The Study Area still contains some of the best land for agricultural production within the country. Agriculture and rural activities have ensured that some measure of containment of urbanisation has occurred. Retaining land in agricultural use can continue to facilitate urban containment so long as boundaries are logical and land dedicated to urban development is closely aligned to demand.

An area of land in the north west of the Study Area is protected by legislation to remain in agricultural use. This land forms part of an irrigation scheme set up around 70 years ago. Not all land within this scheme is actively used and the irrigation system has been hampered by poor water supply and quality. It is recommended that the policy be reviewed in the light of changing economic circumstances and agricultural practices. If the use of the land were to change legislation would have to be amended.

The use of pesticides has been a significant environmental issue over many years. While agreements on best practice have been sought by the Environmental Management Authority , with farmers monitoring of soil and ground water conditions indicates that there is still a significant problems. Diversifying agricultural activities could exacerbate the use of pesticides; hence crop production expansion must be carefully considered.

Policy options for agriculture are as follows:

· Retention and maintenance of nationally important agricultural land, particularly land within Class III land capability rating the Study Area;

· Retain minimum plot size restrictions to ensure sub-division of better quality agricultural land does not increase and urban coalescence/ribbon development is controlled;

· Release of agricultural land where fragmentation has already occurred which has rendered current practices no longer viable. Such land is likely to be more suited to employment or residential use and should not preclude agricultural production on larger plots where more sustainable farming methods can be utilised.

· Provide sufficient land for integration of agricultural activities with other sectors of the economy including land for employment uses such as agro-industries and higher-tech land-based activities providing environmental standards are not compromised.

1.8.4 Environment

Proposals have been made to protect the natural resources in the Study Area at Caroni National Park and Longdenville Forest Reserve by the definition of buffers consisting of areas zoned to allow for varying degrees of built development. Where such is to take place, regulations for use and impact with monitoring mechanisms need to be developed as part of the use agreements. Fortunately, this is possible as the majority of the lands in question fall under the management of either the State or Caroni (1975) Limited.

The Local Plan for Chaguanas endorses the plan of the Forestry Division for a National Park at Caroni with a few additional inputs.

Control of use of Caroni National Park through development of activity and interpretation centres which will also monitor the activities of the private tour guide industry, as well as hunters and polluters, is clearly required as a matter of urgency.

Caroni National Park Proposals

1. A Park headquarters at the eastern periphery of the Park, just off the Highway.

2. Medford Crossing – visitor and interpretation centre

3. Cacandee

4. Scarlet Ibis Viewing Platform

5. Caroni River Facility

Other Proposals

1. Bird watching facility at Felicity

2. Possible scenic train rides into swamp

3. Barracones Bay through Brickfield

Long term plans are needed to guide the management of forests. A Forest Management Plan is extremely critical to the future evolution and use of the Longdenville Forest Reserve. The Forestry Division requires comprehensive support to enable this to occur in the short term.

Four alternative scenarios have been identified:

1. No Significant New Action (current practices)

2. Recreation Emphasis

3. Sustainable Development Emphasis

4. Forest Conservation Emphasis

Alternative scenario 3, “Sustainable Development Emphasis” is the preferred approach. Under this approach the land use plan for the forest reserve could indicate areas as follows:

Zone A Critical Resource Area

- No intervention allowed

- Some recreation (trails)

- No unauthorised vehicular access

Zone B Sustainable Development Area

- Some controlled intervention

- Trails, Camping sites

Zone C Compromised Areas

- Full economic activity allowed in conjunction with rehabilitation programme.

A preliminary indication of a forest reserve land use plan has been prepared.

Integral aspects of this approach are the rehabilitation of the mined out areas and the development of a forest management strategy that would guide the utilisation of an d impact on the Longdenville Forest Reserve. One approach to adopting such a plan is to develop joint venture arrangements utilising the concept of a National Forest Company.

An outstanding national issue is how much of a forest does the Government and civil society need to preserve, including reasons for preservation (flora, fauna, other). A ‘snapshot’ approach is needed similar to that adopted for this study, utilising aerial photography, and cadastral maps in addition to topographic maps supplemented by field recognisance to establish a near current Forest Resource Map base.

At the same time there will be a need to work together with the mineral and other private sector industries to ensure that the forest policies will be reflected and integrated in all agencies’ sectoral development plans and programmes.

It will only be when the relative value of the Longdenville Forest reserve has been established that areas for restoration or other use can identified.

While housing was proposed as a possible rehabilitative activity, housing demand is being addressed in other parts of the Study Area. Other uses including recreation leisure and eco-tourim should be explored.

It will be necessary to promote the role of forestry in the restoration of former mined out or industrial land. The Unemployment Relief Programme (URP) can be utilised to provide both employment opportunities in the area as well as landscape rehabilitation.

The EMA has suggested two mechanisms, which can mitigate run-off from quarry sites as well as the dust problem. The dust problem it is felt can be largely mitigated through the use of ‘Texas Gates” – washing facilities which clean the excess material off trucks before they leave the quarries. Requirements for silt traps and or settling ponds could be utilised to minimise silt leaving the quarries. This could be monitored via existing water pollutant rules and instituting a ‘polluter pays’ principle if the pollutant is above the stipulated pollution limit. These however will need to be incorporated into the lease and approval conditions for mining via current state agencies responsible.

1.8.5 Chaguanas Town Centre

Chaguanas town is the original core of urban settlement of Chaguanas and is the most important sub-regional centre in the Caroni Region, having a wide sphere of influence on several smaller settlements. The Chaguanas town centre now functions as the Central Business District for the growing conurbation and surrounding communities. It is particularly noted for its vibrant town centre, with “bazaar like” shopping, large market and thriving informal retail sector.

In addition, the town centre has a key role to play in achieving sustainable development by virtue of its location at the hub of the public transport network, combined with its community, commercial and economic functions.

Chaguanas Town Centre is therefore identified as a Special Development Area requiring the preparation of an Action Area Plan that reflects its place at the heart of the Local Area Plan strategy. The purpose of this section of the report is to provide the basis for the preparation of a formal Action Area Plan.

This Plan will establish a flexible policy and development framework for those areas and sites that may be the subject of change during the Plan period. In addition, policies proposed can provide a suitable basis for further more detailed proposals and guidance (e.g. at the specific site/ plot level) within the town centre as well as other similar urban centres, in Trinidad and Tobago.

Key Objectives

Key objectives for the future development of Chaguanas Town Centre include:

· Retain and enhance Chaguanas town centre as the focus for both the region and local area, in terms of commerce, shopping, recreation and social interaction.

· Initiate comprehensive town centre improvements

· Encourage sustainable development

The main proposals and policies identified are:

· Initiate traffic management proposals.

· Promote public transport and improve public transport facilities.

· Establish areas of pedestrian priority and enhance the pedestrian environment.

· Promote the redevelopment of vacant sites.

· Establish quality in the local environment.

· TC1: Protect and consolidate the town centre primary shopping areas.

· TC2: Provide for alternative needs shopping in the town centre.

· TC3: Protect the vitality and viability of town centre shopping.

· TC4: Encourage commercial development, particularly small to medium size enterprises, into the town centre.

· TC5: Encourage the redevelopment of extensive areas of vacant town centre land through Mixed-Use.

· TC6: Provide for higher density housing to allow for a greater mix and choice or housing, particularly rental and low-income housing.

· TC7: Provide a central public transport facility, encourage and enhance the use of public transport and secure a landmark building of appropriate quality for prominent site.

· TC8: Restrict car parking within the town centre to operational needs only.

· TC9: Secure fair and reasonable contributions from developers for the implementation of transport management requirements e.g., multi-storey car parks.

· TC10: Encourage the conversion of inappropriate car parking areas into other uses and/ or revise layout of car parking areas to make them safer and more acceptable within the street environment.

· TC11: Manage and enhance service vehicle provision.

· TC12: Ensure the needs of people with a mobility impediment are considered in the design and implementation of highway improvement, traffic management and development proposals.

· TC13: Encourage development that is sensitive to its town centre context.

· TC14: Create and reinforce a “Sense of Place” within Chaguanas town centre.

· TC15: Promote a safe and secure environment.

· TC16: Ensure landscaping is considered an integral part of development proposals.

Environmental Appraisal

A principal aim of the local area planning process is to guide and control development in a way, which has regard to environmental constraints. The concept of sustainable development incorporates the principle that small-scale changes at the local level need to be effected in order to influence wider global considerations.

The environmental implications of the policies promoted for Chaguanas town centre have thus been the subject of systematic assessment to ensure that the balance between development and environmental protection, as advocated in the National Conceptual Development Plan, is pursued as part of an objective and consistent land use strategy.

1.8.6 Transportation

The expected growth in population and economic activity in the area requires that additional highway capacity be provided to improve access between the existing and planned developments in Chaguanas and other cities in Trinidad.

To relieve traffic congestion in and around the town centre and on the Highway and to provide for improved links between the east and west, an Outer Ring Road is proposed. It is expected that this will also assist in consolidating development around Chaguanas town particularly to the west of the Highway which, to date, has been left largely undeveloped, mainly on account of current agricultural restrictions on release of land.

In addition to this key long term proposal, the four Highway interchanges will need upgrading over the plan period, and principal junctions between the Outer Ring Road and the existing primary road system will need improvement. Overpasses are proposed where the Ring Road crosses the national Highway.

The transport system in the Study Area (as elsewhere in the country) is effectively highway-based; as a consequence there is a continuing need to ensure that public transport services and facilities can play a complementary role to provide transport in the movement of people and goods within and around the Chaguanas area.

In this regard improvements are proposed, particularly in the vicinity of Chaguanas Town Centre where a regional public transport hub is allocated on the ACL site. This major facility will cater for bus and maxi taxi needs and provide a high level of pedestrian/ public transport interchange facilities, including for the mobility impaired. Retailing and parking should also be provided within the re-development, which can facilitate funding of the overall scheme.

In the longer term, re-use of the public transit (rail) reserve which runs on a south-west to north-east axis through the Study Area and due west of the town centre, should be considered as local and regional travel demands increase. However, an integrated transport and settlement plan will be required, to address the issue of squatting which has occurred along some sections.

It is important to identify and preserve the highway right of way throughout Chaguanas to provide capacity for the future transportation needs of the area and provide access to strategic highway network. Several roads have been identified as strategic routes between Chaguanas and elsewhere in the country and a hierarchical road system has been proposed to cater for the future transportation needs.

A long term integrated land use and transportation plan is required to respond to the future national, regional and local transportation needs, along with the development of land and projected population/ employment increases. An Action Plan for the immediate needs of Chaguanas town centre has been identified.

Proposals for private sector contributions to the development and provision of transport infrastructure and services also need to be considered.

1.8.7 Infrastructure

Water Supply

The projection of water demands depends on a number of factors including domestic per-capita demand, volume of unaccounted-for-water, industrial, commercial and institutional demands, population growth and water used for irrigation of crops. Based on international experience it is estimated that the “peak-week” water demand in 2020 may be in the order of 70Mld.

There is a general need for additional water resources and primary distribution systems within Trinidad in order to meet current and future demands for potable water. Previous studies have recommended the exploitation of available water resources in the Northeast of Trinidad and WASA is also carrying out studies to identify and exploit currently untapped groundwater resources.

Whatever water resources are ultimately developed it will be essentially that full consideration be given to the impact upon the environment generally and the ecology of directly affected water systems specifically.

Within the Chaguanas area the most pressing need is for the establishment of water storage reservoirs to supply balancing storage and enable the trunk transmission mains to carry average day flow rates, thereby maximising their carrying capacity.

A detailed study, which is beyond the scope of this current exercise, will be required to determine the optimum solution. However, there are tow likely solutions that could be considered:

· Provide large ground level water storage facilities adjacent to each of the three offtakes that serve the study area and pump water from these ground tanks to customers either directly or through smaller elevated water tanks.

· Provide a large ground level storage facility on high ground to the east of the study area and supply consumers by gravity.

Sewage Collection and Treatment

Although sewerage coverage within the Study Area is currently limited, WASA has a desire to see sewers provided in all the main towns in Trinidad and Tobago, and Chaguanas is one of the towns identified for urgent attention. A study of the options available together with the costs and implementation methods is currently being prepared by WASA.

Land availability does not appear to be a major constraint in the Chaguanas Study Area and it is considered that waste stabilisation (facultative) ponds may make economic sense and favour the provision of an integrated sewerage system. For currently planning purposes it makes little difference whether or not the existing sewage treatment works are retained or converted to sewage pumping stations that transfer sewage to a new centralised treatment plant. Whatever is ultimately decided it will be necessary to construct a new treatment facility to service the currently unsewered areas of Chaguanas and to cater for new developments.

It is recommended that an area-wide sewerage master plan be developed as soon as possible and that a start is made on the construction of the first stage of a sewage treatment works. A pond system lends itself to incremental expansion as the sewerage system is extended and increasing numbers of properties are connected. Consequently, it would be possible to phase construction, as funds become available to serve more customers and to provide increasing levels of treatment.

The important is that all works carried out are consistent with the ultimate sewerage collection and treatment master plan. In the early stages an immediate benefit would accrue from having the ability to dispose of septage more locally than the Beetham site, resulting in lower unit costs and the ability to service more customers each day.

Drainage and Flood Control

The following policies and proposals have been identified.

· Drainage/ Flood Control/ Irrigation Master Plan

A drainage/ flood control/ irrigation Master Plan is proposed to indicate in principle how surface water flows in the area can best be managed. The following aspects as they become known, should become incorporated in the Master Plan.

- Existing major culverts and proposed flow lines;

- Existing designs for flood control works and required reserves;

- Conceptualised (and/ or designed) major elements of the collector system and area wide detention ponds;

- Flood plain to be differentiated in flood conveyance and flood storage zone, together with works to limit the extent of floodplains (embankments, sluice gates, internal storage to ride out the period that sluice gates are closed);

- Review the(agricultural) use of the Designated Irrigation Area;

- Sewage collection and treatment programmes and proposals.

· Caparo River Basin Study Designs

The works that have been designed in the context of the Caparo River Basin Study need to be reflected in the proposed Drainage Master Plan for the area. The required reserves can then be held available. A Master Plan will also promote continuing interplay between flood-control planning and development initiatives.

· Drainage Guidelines and Standards

To augment the Local Area Plans and drainage/ flood control/ irrigation Master Plan, guidelines/ standards for plan infilling are strongly recommended.

· Levels of Protection and Damage Mitigation

There is a lack of inter-agency dialogue on how to deal with existing flood risks and how risk management is to be reflected in policies and guidelines. As part of the written justification that underpins the proposed drainage/ flood control master plan, it is recommended that the Drainage Division’s policy and guideline on designing for storm flows of various recurrence intervals according to whether a channel or bridge is a piece of major or minor infra-structure be reviewed and revised.

In this context there is a need for the establishment of a single co-ordinating and regulating authority to control the usage of river waters and ensure that all needs are considered and balanced to achieve sustainability.

1.9 The Way Forward

1.9.1 Public Consultation – Local Area Plans

Public consultation is a statutory requirement for plan preparation. In pursuance of that intention and to meet the requirements of the current legislation, stakeholder consultation and a public meeting presentation were included in the Conceptual Plan exercise. In the light of the experience gained and in furtherance of the intent of the proposed legislation to devolve development planning to the local area jurisdiction, a greater level of relevant community participation will be applied to this Area Plan.

A schedule of individual or group discussion meetings will be prepared and held at which relevant aspects of the Interim Report will be presented and explained and in which appropriate issues and problems will be debated.

1.9.2 Implementation Mechanisms

In due course a variety of implementation mechanisms are likely to be required for this Local Area Plan following the consultation and Plan finalisation process outlined earlier. Possible mechanisms include:

· Development Planning Guidelines

Government can established a series of zones for development action and can describe them as designated Special Development Areas, Action Area, Protection Areas, etc. Designated Action Areas can be areas which are to be re-developed due to urban blight, rural deprivation, application of new technology to processing, establishment of a new port, airport or a new urban centre.

· Development Planning Instruments

These come in a variety of Forms and include

- Development Control Standards;

- Performance Criteria;

- Parking Standards;

- Development Briefs; and

- Urban Design Guides/ Mixed Use Guides.

· Development Planning Process

In addition to planning instruments, other procedures and processes could be undertaken to facilitate policy implementation. These processes can include the following programmes.

- Area Improvement Programmes (AIPs)

- Developer Contribution Plans

- Other on-going studies/ recommendations relevant to the Trinidad and Tobago context.

1.9.3 Action Areas

Action Areas for this Local Plan Area were selected on the basis of a number of criteria including:

· areas of development pressures or opportunities;

· areas where changes are already occurring or implementation is imminent;

· areas where further guidance of plan proposals is necessary;

· areas capable of illustrating ‘typical’ approaches to similar planning challenges elsewhere in the country or new approaches to problem solving.

Action Area studies are intended to combine planning and design skills, and to point the way to future courses of action involving the public and private sectors, community groups and other bodies with an interest in plan implementation.

For the Chaguanas Local Area, preparatory Action Area studies have been completed for Chaguanas Town Centre, and these have been described earlier.

A Special Development Area has also been proposed at Carlsen Field where a combination of factors including:

· a large landholding;

· state ownership;

· strategic location;

· good highway accessibility; and

· proximity to major centres of economic activity and residential catchment,

indicate a comprehensive approach to development planning is required.

The next step will be for the preparation of a long term Development Brief to guide future applications and demand, in the context of the wider Chaguanas Local Area Plan. The involvement of the private sector in this process should be encouraged.

Chaguanas Interim Report Part 1 Chaguanas Interim Report Part 2