Kingston’s building boom encountered stronger regulatory resistance in 2025, as authorities signaled a stricter approach to high-density residential projects and environmentally sensitive developments.
The National Environment and Planning Agency (NEPA) denied approval for at least seven major residential proposals this year, up from five in 2024. Most refusals were concentrated in Kingston and St Andrew, highlighting mounting tensions in the city’s already constrained land market. With undeveloped plots rare and property prices climbing, developers have increasingly sought to maximize unit counts and density—a trend that regulators are now actively pushing back against.
High-profile refusals illustrated the limits being enforced. In Kingston 6, two separate projects on Dillsbury Avenue, totaling 160 units across small parcels, were rejected. NEPA cited excessive intensity, overstepping established plot ratios, and incompatibility with local development patterns. Similar outcomes were seen in Russell Heights, where density exceeded site capacity, and Barbican Heights, where steep slopes and fractured limestone rendered proposed buildings unsuitable.
Infrastructure concerns, particularly sewage and wastewater management, emerged as a recurring reason for denial. Projects in Arlene Gardens and Pigeon Valley, St Andrew, and in Westmoreland failed to demonstrate adequate solutions, prompting NEPA warnings about risks to environmental safety and public health.
These enforcement actions reflect the legacy of past legal challenges. Previous court cases exposed procedural weaknesses in planning approvals and forced both NEPA and the Kingston and St Andrew Municipal Corporation to tighten oversight, ensure compliance with statutory standards, and strengthen community consultation protocols.
NEPA’s scrutiny extended beyond residential proposals. In St Catherine, a commercial subdivision was rejected for conflicting with agricultural zoning rules, while a planned slaughterhouse in St Elizabeth was denied due to inadequate wastewater treatment and odour control measures.
The trend signals a broader shift: development approvals in Jamaica are increasingly contingent on meeting environmental, infrastructural, and community-alignment criteria, rather than simply maximizing units or plot usage. For developers, the message is clear—ambition must be balanced with sustainability, site suitability, and regulatory compliance, or projects will be halted before breaking ground.
