Fellow Anguillians, in my last article I attempted to explain what a Comprehensive Land Use Plan (CLUP) is and why one is needed for Anguilla. In this article I will discuss zoning, which is the term generally used to describe the concept of grouping compatible land uses together, and its role as a land control tool.

Mr Conrad F. ROgers

As a result of some of my recent conversations regarding the subject of zoning, I would like to provide some clarity to what zoning is and then to give some insight into how it works as a land control tool. Firstly, it is important to note that zoning is directly linked to a CLUP. Therefore, it should not be transferred from one CLUP that was created for a specific community to another. Secondly, zoning is represented by a written document, usually referred to as a Zoning Ordinance or Zoning Code that is public knowledge and should be easily accessible to the general public. Thirdly, there are generally four basic land use categories (zones), namely, Residential, Commercial, Industrial and Agricultural. In large communities it is common to have subcategories of these categories whereas; small communities usually just have the four basic zones. The final point of clarity I want to make here is that in general, zoning operates on the premise that the community has a hierarchy of desirability of land use. This hierarchy of desirability of land use is influenced by the culture of the community.

Zoning is in essence, the land control tool that ensures that the goals and desires reflected in the CLUP are achievable. It establishes the allowable uses of a particular land lot, determines the minimum size and area of the lot, the minimum property line setbacks, the maximum building height, maximum lot coverage, minimum road frontage, maximum development density, minimum parking requirements and the minimum transitional buffers between different land uses. Zoning also helps to ensure that compatible land uses are allowed to complement each other and to prevent incompatible land uses from adversely impacting each other.

Zoning is necessary as a matter of practicality. If we desire to optimize the development of our precious land then we need to have mechanisms in place to guide us to this end. Zoning is one such mechanism. For example, if we determined during the development of our CLUP that development such as rock quarries or concrete plants were not desired in close proximity to residential homes then the zoning code could require an appropriate transitional buffer between lots allowing rock quarries or concrete plants and lots allowing residential homes. Conversely, if we are desirous of having retail activities in close proximity to commercial office activities then the zoning code could reduce and/or eliminate the transitional buffers and building setbacks to encourage these two activities to coexist.

It is important to note that even though zoning is directly linked to a CLUP, zoning is not static and therefore, by extension, a CLUP is not static either. Generally, a CLUP attempts to plan for fifteen to twenty five years going forward. A Zoning Code should therefore be flexible enough to accommodate other land uses within a particular zoning, if desired, under predetermined circumstances. The mechanisms that create this flexibility include such tools as accessory uses, a variance review process and a rezoning process. The details of these mechanisms are beyond the scope of this article and will be addressed in subsequent articles.

Fellow Anguillians, it is my hope that we recognize that zoning is a very important land control tool that complements a Comprehensive Land Use Plan (CLUP) and that will help us to create the physical environments necessary for sustainable socio-economic development.

Next article, I will discuss the relationship between physical planning and architecture.

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