Bahamas Real Estate
News & Information
Construction Standards High
By Michael C. Alexiou, R.I.B.A., I.B.A.
President, Alexiou Lam & Associates
The construction industry has boomed in recent years, due in large part to a political culture that strongly promotes private investment.
In the process, Bahamian architects and builders have shown themselves capable of meeting International standards of practice, and the Ministry of Works has reorganized itself to cope with the rising number of building applications.
The "Architects Registration Act of 1994" created the Professional Architects Board, which produces an annual list of persons who possess an architectural degree, can meet a minimum standard of practice, are licensed, and have paid their registration fee for the year. This board also sets qualifying exams and is responsible for investigating disputes and matters of discipline.
Major projects designed and built (or to be built) by Bahamian firms include:
| • The Caves Point Condominiums | 1999 |
| • Prince George Dock Phase I & II | 1999 |
| • Paradise Island Ferry Terminal & Office Building | 1998 |
| • Paradise Island Bahama Craft Centre | 1999 |
| • Dockendale House/ Manx Corporate Centre | 1998 |
| • Goodman's Bay Corporate Centre | 1998 |
| • Montagu Sterling Centre | 1998 |
| • Atlantic House | 1998 |
| • John Bull Store - Bay St. - Renovations | 1997 |
| • Radisson Cable Beach Hotel - Renovations | 1997 |
| • Templeton Global Advisors Limited - Addition | 1997 |
| • Swiss Bank House | 1996 |
| • Windermere House | 1996 |
| • Prince George Dock - Phase III | |
| • Bayroc Condominiums | |
| • The Caves Village - Shopping Centre |
Although the Ministry of Works has not significantly changed the building permits approval procedure, the Buildings Control Department has reorganized its work flow so that all inspectors can review plans in a single location. A new computer system will soon improve the ministry's ability to track the progress of each application.
In order to ensure that a proposed project complies with zoning and other requirements of The Department of Physical Planning approval in principle should be obtained prior to committing extensive funds.
Final drawings must be submitted to the Ministry of Works, Building Control Section, for a Building permit. All applications are then forwarded to the Department of Physical Planning for final review by the Town Planning Committee. Their goal is to have the permit for a standard residence, in an approved subdivision, processed within a month.
For more complex projects, these considerations should be borne in mind:
- All projects within the historic area of Nassau must be reviewed by the Special Architectural Committee - which advises the Town Planning Committee.
- Permits for larger projects will take longer as they not only undergo the normal process but will also be reviewed by the Road Traffic Department and may require an "Environmental Impact Assessment" and review by the "Bahamas Environmental, Scientific and Technical Commission" (BEST Commission)
- Foreigners must seek approval from the Bahamas Investment Authority to buy land for commercial projects. More information on this can be found in another article in this book entitled: "The Bahamas Investment Authority" on page 13.
- Approval by the Authority confers investment status on a project, approval in principle for the type of investment proposed and provides an entree to various government departments. It does not preclude investors from going through the Building Permit approval process, or any other statutory requirements.
Family Island Applications may be submitted to Local Government offices.
All projects must now comply with "The Conservation And Protection Of The Physical Landscape of The Bahamas Act 1997" and a separate permit must be obtained from the department of Physical planning if one intends to carry out any one of the following:
- Excavation or landfill operation
- Quarry or mine for fill, topsoil or rock
- Harvest protected trees