CARIBBEAN PROJECT

UNDERSTAND THE RULES AND REGULATIONS OF BUILDING DREAM HOME ON TROPICAL SHORES

When designing and building a residential property on the tropical shores of the Caribbean; at Saint & Noire we are very conscious of the natural environment and protecting the wildlife, taking into thoughtful consideration the sustainable renewal of the local ecosystems.

As well as sustainable planning for any property development, we take the necessary measures which include integrating natural resources such as rainwater harvesting. Which is integrated into our design concepts, essentially allowing for the rainfall to be reused. We will also often recommend “Native Planting” - once implemented, requires little or no maintenance and is a cost-effective measure to reduce municipal costs and improve the environmental benefits. 

In coastal environments exposed to salt air, corrosion-resistant structural connectors are recommended - salt is very corrosive to metals, including concrete reinforcement that is exposed over time by cracking or spalling of the concrete. The Caribbean can also weather some heavy storms; therefore, we allow for certain conditions to withstand flooding from the seafront.

Construction and Exterior images of property in Grand Cayman designed and planned by Saint & Noire

 ENVIRONMENTAL PLANNING

Foundations need to be constructed at sufficient depth to prevent undermining by eroding soils and scour. Foundation for waterfront structure requires substantial bracing to resist hydrodynamic wave and wind forces. Pile foundations typically need bracing bolted to the pilings. Structures should be securely anchored to the pilings with corrosion resistance bolts. 

The structure should be a “Wind Resistant Design”, the porosity of construction and openings either left open or created during the storm determine the extent of wind penetration to the interior and contribute additive (or subtract from) external pressure. The building materials should therefore be essentially resistant to flood damage.

The common challenge facing many homes located on small islands along the coastline is their relatively high exposure to environmental hazards. Coasts are susceptible to tropical storms, tsunamis, coastal erosion, and rising sea levels, which can put the residents and properties in a vulnerable situation.

At Saint & Noire we consider the “topography” of volcanic islands - steep, unstable slopes can fundamentally make the resilient construction further challenging. We share our knowledge of the “heterogeneity” in-depth with our clients to ensure we are providing a bespoke service, specific to the region.

“Most people in the Caribbean Islands rebuild their own houses using their local resources without acknowledging resilient constructions to reduce damage from hurricanes or heavy rainfalls, which can have simple solutions such as steeper roof pitches or the use of hurricane clips.” - Founder of Saint & Noire, Lenka Marsh

Planning a swimming pool that is close to the oceanfront can create various challenges but the outcome is beyond rewarding

WATER AVAILABILITY AND SANITATION SYSTEM

The water with its high salinity can enter the bay and mix with low salinity water, causing the mix of freshwater and bay water to become stuck in the head of the bay -  seaside’s that have the heaviest process of erosion and abrasion are those where the natural cover has been disturbed and that has become an open land. Therefore, nature can no longer support and inhibit the rate of erosion and local plants from palms and mangrove forests may detrimental lose their ability to grow back naturally.

Buildings in the denser areas of the Caribbean islands have the highest risk of degradation and spatial quality, which can decrease the greenery and inhibit the rate of tidal erosion and elimination of the fertile soil layer on the wetland.

BUILDING MATERIALS 

The use of local materials became dominant due to the limited availability of imported materials and challenges to ship materials to the private island site. The local materials are processed to ensure their strength, durability and to facilitate their long-term maintenance. Local materials are often used as structural elements of the building and to cover the walls of the building. 

Wood is the dominant material used in the existing buildings however, we have found that materials used in many residential buildings in the region are mainly unprocessed local materials or raw materials which indicate that the construction quality does not meet appropriateness standards, especially those related to durability against extreme weather conditions.

DESIGN CRITERIA 

At Saint & Noire when we have carried out a site plan on a Caribbean Island for our clients, we ensure to consider the following elements, specific to the region:

Geographical conditions: such as water, soil, and climate affect the engineering, design, and construction of the development area and can help to prevent soil erosion and abrasion - necessary for optimum structural protection. The tidal conditions also must be considered in the design of the building and walkway.

Image of Region: a visual image of the character is captured when visiting the site, to effectively maintain the natural and comfortable coastal village environment. 

Accessibility: Existing access in this area should be supported by improving its infrastructure. Tidal conditions can affect the floor level of the house and social facilities, as well as the surface level of the walkway as public infrastructure. The highest tidal water level measured is approximately one meter, therefore the floor level of the house and social facilities should be designed above the tide level, approximately 1.5 m from the existing ground level.

Public Infrastructure: The “Arrangement Concept” of the public infrastructure items of the walkway, drainage, and boat dock serve as the main transportation, and therefore must anticipate tidal conditions. Drainage system arrangements aim to speed up the flow of the tides and the flow of surface water to get out from the landside. 

In our private villa design concepts based on the Cayman Islands, we implement a drainage system on one side of the walkway to ease inspection. In the drainage system, the water flow that comes out from the site will be then directed to the river. The arrangement of a boat dock also serves as transportation infrastructure for a small boat for daily travel use.

The construction time can vary between 8-12 months due to delays from heavy rainfall, hurricanes, or other natural disasters in the Cayman Islands. It can be possible for the island to receive rain for one month, which can cause construction to hold. This time frame also includes the construction of the pool and landscaping.

FACTORS OF CONSTRUCTION COST 

         Location - The construction costs are related to the location of the house. Urban areas decrease in price VS prime locations (heart of the island) - and where building materials are more accessible.

Design Phase – Usually the architectural practice will compile the working drawings, based on the client budget (calculated per square feet) and design to deliver the client expectations and permissions from the local municipal department (DCA).

Construction Phase - Commences on approval of architectural/working drawings from municipal departments:

• A contractor is nominated by the client and a contractual agreement is made between the two parties with both having legal representation.

• The construction of the proposed dwelling is done solely based on the working drawings provided by the client.

• The contractor is hereby supposed to provide the clients with a cost estimate for the project with a Phase and Cost approach for the project.

• The contractor must work and engage the architect/draftsman during the construction process to ensure quality and set budget.

Prior to the construction client should have the following- 

• Complete set of approved working drawings 

• Cost estimates 

• If the client is financing the property - then a valuation is needed to state the value of the property (land) and the value of the house upon completion

• Insurance cost/value of building after completion

• The selected contractor to provide his/her construction estimates to the client and the financial institution.

The Land Excavation - This cost would include the excavation part for laying the foundation. The following factor affects the cost:

• Type of work (clearing, grubbing, digging, etc)

• Amount of soil to be removed.

• Weather Condition (Sun or Rain)

Foundation & Framing - Foundation comes next to the excavation - it holds the property together and the framing, therefore, provides the shape and divides the rooms. Framing can include common metal - and the foundation cost may vary based on the following types; Concrete Slab – The lower cost option among foundation types and that which requires low maintenance. Pier & Beam – the higher cost option to protect the client’s home from flooding. Framing work will depend upon the following criteria:

• Amount of carpentry work

• Size of house

• Pool and water cistern options

The construction cost highly depends on the type of material being used in the construction. If using concrete in a tropical location, be sure the composite sand is salt-free to avoid future damage. Using composite materials instead of untreated wood when building in a tropical location can prevent the cause of termites.

The price will vary depending on the story of the building or house. Naturally, a three-storied building will have a higher cost than the two-storied one. 

Exterior finishing comprises outer walls, roofing, and installation of doors and windows. The quantity and nature of exterior appearance, doors, and windows will affect the overall cost. Interior finishing can include drywall, insulation, painting, interior trim, appliances, lighting, and flooring.

Procurement and shipping materials by sea are more cost-efficient than shipping by air. It will take a week or two by sea, whilst air transport can take a few days for delivery.