Words by Jess Peacey of PPDS Cayman Islands

When it comes to property development in the Cayman Islands, planning notices mean different things to different people. If you’re a nearby property owner, a notice in your mailbox might be your first clue that a development is planned in your neighbourhood. If you’re an applicant, sending these notices is a key step in a structured process. Understanding the process from both sides can help reduce friction and ensure everyone’s rights and responsibilities are respected.

For Neighbours: Receiving Notices

Plans submitted as part of an application are published online so that neighbours have a chance to review them. It is important to note that not all planning applications require notices. However, of the ones that do, some may also be advertised in local newspapers.

Make Sure You Don’t Miss a Notice

If the project requires notices, property owners within a specified radius will be notified by mail. Notices are sent to the address on the land register, so it’s important to keep your contact details up to date, and to check your mailbox regularly.

Applications that require notices and those advertised in the newspaper are published online – www.planning.ky/planning-notices – and can also be viewed in person at the Department of Planning, in the Government Administration Building.

Responding to a Notice

You have 21 days from the postmark date (not the date you received the notice) to respond. In the case of newspaper adverts, only land or property owners within 1,000 feet of the application site may submit an objection.

Should you wish to object you may do so by emailing the Department of Planning. But simply sending a message saying “I object” is insufficient. Your objection must reference the application site, outline your grounds for objecting, include your block and parcel number and for weight to be given, objections should be based on material planning considerations.

Objections received after the 21-day deadline – or those that do not include grounds – are not recognised under the law.

Sending Notices: The Applicant’s Role

For applicants, sending notices is typically a critical part of the planning process. First, owner listings and buffer maps must be requested from Lands & Survey to identify the owners who must be notified. Then, the applicant or their agent must send notices to those owners by registered mail.

Applicants should know:

• By law, you may not send notices more than three days before submitting your application

• Within three days of mailing, you should upload the owner list, copies of notices and proof of mailing (postal receipts) to the planning system

• Failing to do this may result in the notices being considered invalid, and you will have to reissue them.

Handling Objections

Once the notice period ends, any objections received are typically reviewed to ensure they were submitted on time and come from verified land or property owners. Applicants are usually given copies of any objections and should confirm whether each has been validly submitted under the law.

The regulations only recognise objections. Supportive comments may be noted, however, they do not carry significant weight in the determination of applications.

Two Perspectives, One Process

While applicants may view notices as an administrative hurdle, and neighbours may feel caught off-guard by them, the process is designed to promote transparency and public participation. When handled properly, it can lead to better outcomes for both sides – whether that’s by addressing concerns early, avoiding delays at the CPA, or simply fostering more informed engagement between neighbours.

The requirements governing this process are set out in the Development and Planning Act (2021 Revision) and the Development and Planning Regulations (2024 Revision). A shared understanding of these procedures enables all parties, on either side of the process, to participate meaningfully and responsibly.