It Is Time to Rethink How We Develop Domain Land

As a people, a government, a private sector, and a country, we must have an honest conversation about how we issue and develop our domain lands.

This is not just about laws on paper. This is about our history, our culture, our economy, and the way of life of the St. Martin People.

For too long we have used terms like "where we came from", "how we started", and "our way of life" without turning them into practical policy. The time to structure for the future, while respecting our reality, is now.

The two categories we have always used:

For decades, Government has issued Domain Lands in Long Lease under Two (2) categories:

1. DWELLING FOR OWN USE:

On paper: A home for you and your family. In reality: For over 40 years, "own use" has meant a family home plus apartments for rent. This rental income is how St. Martin families paid for school, medical bills, and monthly expenses. It is how we built this country. This is now our unwritten law and culture. Government has always understood this and never tried to change it.

2. COMMERCIAL USE:

On paper: Land for business. In reality: This drives jobs, tourism, and government revenue. But it must fit the neighborhood.

Our most practical approach is district/ area specific zoning.

The way forward must be District or Area Specific, based on the development realities that already exist in each neighborhood.

We must advise the individual, the family, the company, and the investor honestly and upfront. Tell them the truth as to what can be realistically developed, and what cannot, based on what is already built in that area.

This will save everyone time, money, and frustration. Resolutions begin with proper dialog and proper advising.

What this looks like in practice:

1. Respect the Neighborhood: Do not place a bar next to a school, or a nightclub next to a church.
2. Respect Infrastructure: Do not approve a high rise building in Middle Region, Dutch Quarter, or Cul de Sac. Our roads and services cannot support it.
3. Respect Existing Businessess: Do not allow more small groceries and bars in areas already saturated.
4. Enforce Proper Parking and Traffic: Do not approve Apartments or Commercial Buildings if the Site Plan shows no space for ample parking.
5. Know the Business Upfront: For a Commercial Building Permit, the type of business must be stated. This avoids unsafe or disruptive businesses moving into our communities later. A Commercial Building Permit should require review between Government Ministries. We must take a "helicopter view" of Sint Maarten and plan by District: Philipsburg, Princes Quarter, Cul de Sac, Little Bay/Belair/Cay Hill, Cole Bay/Cape, Pelican/Simpson Bay, Beacon Hill/Maho/Mullet/Cupe Coy. This plan must also protect our roads, schools, hospital, and public access to all our beaches by law.

A new solution for our people: the fast lane for residential building permits:

To serve our People better, we must also establish a Fast Lane Section for the processing and swift approval of Residential Building Permits.

How it works:

A Special Unit of just two persons can facilitate this entire category.

This Unit can operate at Community Centers in the various Neighborhoods by scheduled appointment.

Why this matters:

1. It will swiftly facilitate building permit approvals for homes for our People. While possibly initiating a Provisional Permit for efficiency and swift service to begin construction, making sure that all Drawings have been submitted based on the specifications.
2. It will avoid unnecessary movement and backup of visitors at the Government Administration Building.
3. It puts service back into the neighborhoods where our People live.

Closing: protecting our way of life:

We must be very careful how we legally define "Dwelling for own use" and "Commercial use". Court rulings on this will affect every St. Martin family in the possession of Domain Land Long Lease. St. Martin was built by a proud, hardworking, ambitious, and self-made People. The way we built, the way we live, the way we take care of family— that is St. Martin. We cannot legislate that away. What we must do is to inventorize what exists, advise honestly per district, create a Fast Lane for our people, and plan intelligently for the future— with St. Martin people leading.

Achken Roberto Richardson.

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