Patricia Green | Are newer buildings increasing carbon footprint?

“... Cities with more green spaces can stay cooler in hot weather and provide fairer lives for their residents ... . Clear evidence links the state of equality in cities to tree cover... .” informs Victoria Masterson of the World Economic Forum on August 9, 2022.

It has been reported that at the start of July, the Earth experienced its hottest week on record. Jamaica likewise has suffered record-breaking extreme heat, often without relief from its traditional breezes. Its light and power company has spiked in energy consumption, with excessive use of air-conditioning and fans.

Examination of the National Environment and Planning Agency (NEPA) Town and Country Planning (Kingston and St Andrew and the Pedro Cays) Provisional Development Order, 2017 (CONFIRMATION) Notification, 2023 reveals a massive increase in higher densities and building heights to permit multifamily housing developments across all neighbourhoods. These spell potential severe urban heatwaves. Masterson elaborates that cities full of structures like roads, buildings, tarmac, and concrete absorb heat then radiate it back into the urban environment. Garden properties with lush vegetation in the Kingston and St Andrew Area (KSA) are now zoned for replacement with concrete towers. If the trend persists of replacing grassed areas with paving stones and mango tress with imported palm species, heatwave intensity will become inevitable.

QUESTION

The question must be asked of the NEPA/Natural Resources Conservation Authority (NRCA), where are the planning proposals for green areas to facilitate increased density promulgated under this Confirmation Order?

Mona Heights was the first scheme of concrete-slab roof private-dwelling detached houses with gardens. The scheme has community green spaces and recreation areas. This development came about in response to housing needs following the 1951 Hurricane Charlie and contains urban fixtures with concrete benches and street lights of extremely high historic value, holding global, urban, and architectural significance. Mona Heights should be listed by the Jamaica National Heritage Trust (JNHT).

Under the 2017 Provisional Development Order (PDO), Mona Heights, in the Papine University District (PUD) Local Planning Area (LPA), was protected from multifamily housing that allowed two zones: (i) on lot area 0.1 hectare (one- fourth acre) and over, zoned 75 habitable rooms per hectare (30 per acre), with building heights not exceeding two storeys; and (ii) 0.2 hectare (half acre) and less, zoned 75 habitable rooms per hectare (30 per acre), building heights not exceeding three storeys.

POTENTIAL THREAT

However, the Confirmation Order is now a potential threat to Mona Heights as a neighbourhood. In the PUD-LPA, there are now four zones for multifamily development: (A) For example Mona Heights, 0.2 hectare (half acre), zoned 75 hr/h (30 hr/a), not exceeding three storeys, where floor area ratio shall not exceed 1:0.8, with a plot coverage of 331/3 per cent; (B) For example, Charlemont Avenue, 0.2 hectare (half acre) in areas zoned at 125 hr/h (50 hr/a) with building heights not exceeding five storeys with floor area ratio not exceeding 1:1 and a plot coverage of 35 per cent; (C) 0.1 hectare (1⁄4 acre) and less, 250 hr/h (100 hr/a), with building heights not exceeding eight storeys, where floor area ratio shall not exceed 1:1.8, and a plot coverage of 40 per cent; (D) 0.1 hectare (1⁄4 acre) and less, 375 hr/h (150 hr/a).

Where are the NEPA/NRCA green areas to facilitate these higher densities and prevent extreme heatwave? What is the accompanying strategy for public transportation with increased densities in the city? Why are Jamaicans denied access to public beaches for recreation and cooling, yet these are integrated into overseas divestments or franchises?

In Singapore, the Urban Redevelopment Authority carries the pledge “to make Singapore a great city to live, work, and play”. Its website shows planning strategies for Singapore as “... an island of green, blue, and fun ... Singapore’s reservoirs, waterways, and coasts are home to many leisure options for all to enjoy! ...”. Through sensitive planning, Singaporeans are drawn closer to nature in its compact city, allowing them access to forested areas and offshore islands. Like the Singaporeans, will Kingstonians be allowed access for recreation in the blue spaces of the Pedro Cays?

Singapore has set some key targets for its “Green Plan” to be transformed into a “City in Nature” and help mitigate effects of heatwave. By 2026, over 130 ha (13,000 acres) of new parks will be developed around existing parks that will be enhanced with more lush vegetation and natural landscapes. By 2030, every household will be within a 10-minute walk from a park.

Jamaica’s Emancipation Park on Knutsford Boulevard contains 2.8 ha (seven acres). This means that there are about 2,429 Emancipation Parks accumulated within the existing park areas of 170 ha (17,000 acres) in Singapore, an island that is approximately the same size as St Thomas, one of the 14 parishes in Jamaica. Where are the designated parks for the KSA in relation to the confirmed increased densities?

EXTENT OF CHANGES

Understand the extent of changes with potential exacerbation of heat gain, hurricane, and earthquake mitigation strategies required with the Confirmation Order. Jamaicans are familiar with the green areas that surround Kings House, the official residence of the Governor General. It is a potential disaster-evacuation area in the city. It falls inside the Barbican LPA, and under the PDO was zoned for multifamily development at 125 hr/h (50 hr/a) with maximum height of four storeys. In the Confirmation Order, this is now zoned at 250 hr/h (100 hr/a) with buildings maximum eight storeys. Where are disaster risk mitigation zones in the city?

Downtown Kingston under the PDO had a 4:1 maximum plot ratio area. Under the Confirmation Order, this increased to 1:10. In Singapore, the downtown area has a designated “Beach Road” Conservation Area for its sea-frontage historic district of “... European residential and wealthy Asians ...”, mainly dominated by two- and three-storey ‘shophouses’ built along blocks. Where is the Historic Urban Landscape (HUL) designation for downtown Kingston, having a similar city history as Singapore? The historic Kingston 1692 urban grid plan with its ‘shophouses’ architectural typology should be protected nationally by the NEPA and the JNHT. Downtown Kingston contains a Reggae Music District offering cultural tourism and tangible evidence for its 2015 designation as a UNESCO Creative City of Music.

Is the Confirmation Order designed to erase all physical manifestation of the Kingston city plan and its urban setting that generated the 2018 UNESCO inscription of Reggae music of Jamaica as Intangible Cultural Heritage of Humanity?

Whose values are we incorporating in the Confirmation Order for the KSA? Whose heritage is being destroyed? Why are air-conditioning systems and the architecture potentially increasing carbon footprints? Has Jamaica become a place of choice to live, work, raise families, and do business?

- Patricia Green, PhD, a registered architect and conservationist, is an independent scholar and advocate for the built and natural environment. Send feedback to patgreen2008@gmail.com and columns@gleanerjm.com