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By Antonis Loizou F.R.I.C.S. – Antonis Loizou & Associates Ltd – Property Valuers, Property Consultants & Estate Agents
The Famagusta district, especially the beach areas (Paralimni-Ayia Napa-Sotira) seem to have been left behind in terms of planning zones and building coefficients.
The area which attracts the most tourists (local and foreign) does not have demanding municipalities which can promote the region’s interest, whereas the technocrats in the government must think, “they are villagers, what do they know”! The prevailing building density adopted for beach housing is now 20% (used to be 40%) and for hotels from the originally 70% reduced to 40%. Yet for other coastal areas, building density can reach more than 400% and especially Limassol with its new generation of high tower blocks has made all the difference.
It is not by chance that Limassol has progressed, but the Limassolians are acting as one with the local municipality together with the local Chambers and other organisations for the benefit of the town. It is a fact that as the building density increases, so is development encouraged. The recent incentives regarding increased building density for hotels in the Famagusta area by 20% has caused added beach hotel projects to come into the market (approximately 2,000 beds), older buildings are being renovated, whereas numerous tourist project extensions are under way.
The Famagusta region has been left behind by comparison to other regions and in addition to the illogical low densities of the region, its development land has no access for approximately 50% of the total extent, frustrating demand and new projects. Yet, “voila”, like Houdini the magician, suddenly a 30 floor tower block has been allowed for the Ayia Napa Marina (and rightly so), but what about the others?
The region will soon show an increasing demand and development for the immediate years to come, because it has the best beaches, the supporting Nicosia tourists and lower property prices than those of Limassol (which in general depends on the upper income groups of Russians and others). In the Famagusta region, villas to let are on top of the islandwide market with average occupancy rates reaching around 60% and with returns (based on value) of around 5% p.a. after deducting costs.
I would encourage the local municipalities to undertake some sort of a “velvet revolution” and come up with demands and be treated like the other beach areas/towns.
New local councils (for example, the Mayor of Ayia Napa) seem to be quite imaginative and progressive but, yet, the red tape by governmental (Environmental Section) employees are all against this. The recent proposal by Ayia Napa Municipality regarding its beach development (a long walkway near the beach, the construction of piers, etc), has been turned down. I have read the resume of the objection and could not believe it. Migrating birds and the upset of the seabed are one of the general reasons. So? What about Limassol, Paphos, etc. How about the expected casino set in the middle of the falcon migrating birds? Shall we do without it?
Our primary consideration should be the well being of the 30,000 (Eurostat says 60,000) unemployed and the economic future of the island. We do not have anything else other than sun and sea and as the Troika suggested, tourism is what we should aim at. It is inevitable that any development will upset the environment, but what is the alternative? Not build airports, marinas, houses, motorways, etc., because it upsets the environment? We want these civil servants to tell us how they will feel if they are unemployed, whereas the Director of Environment with a hefty salary, chauffer-driven car and a lot of benefits to go, has no problem to report the government for any ill doings for such reasons.
I encourage some sort of a “revolution” by the local Municipalities in order to press the Government to have a local/Famagusta development in line with others. The Sotira beach area met a similar ‘No’ by the same Environmental Department, duly ignored by the municipality and now Sotira has its own 5-star hotel (and spa) under development. These and other developments are now coming to create a shortage of hotel staff and with the tourist catering professionals are now coming back in demand, to the extent that during the years 2017/2018 there will be a shortage.
A few years ago the Municipality of Paralimni had employed an internationally known town planner (Mr Demetriou) who had suggested (15 years ago) that the region should have high rise buildings/hotels with large open spaces around. The then Director of the Town Planning said: “we dropped the project since we did not agreed that Cyprus should become a Miami”. What is wrong with Miami?
A few examples for the readers to note which have been ignored. notwithstanding the Environmental Department objections:
• Serena Bay – Blocked with the rubbish deposits and with a snakes, duly cleaned and turned into a sandy beach much to the objection to the Environmental Department.
• Ayia Thekla – A beach front site with a church to go. Objected by the Environmental Department duly ignored and now a most attractive project bringing around EUR 200,000 p.a. to the Sotira Municipality and in addition to the delight of bathers, whereas the church is in keen demand for weddings and functions (by locals and foreigners).
• The cactus and sculpture park at Ayia Napa. Again objections, etc, and now it is an attraction from an ex barren land.
• Extensive beach and non-beach governmental land with many proposals which could be beneficially use (e.g. small scale boats shelter), turned down again.
These and others are examples of misguided attitudes by some civil servants, but for all of us the rest to pay the consequences.
We need a law change for the prevailing procedure, since the people who manage the Department of Environment are not up to it.
