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### Viewing cable 06PANAMA2111, AMCIT V. AMCIT IN PANAMA'S BOCAS DEL TORO

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Reference ID | Created | Released | Classification | Origin
--- | --- | --- | --- | ---
06PANAMA2111 | 2006-10-27 14:11 | 2011-05-31 00:00 | CONFIDENTIAL | Embassy Panama

`

    VZCZCXYZ0002
    RR RUEHWEB

    DE RUEHZP #2111/01 3001411
    ZNY CCCCC ZZH
    R 271411Z OCT 06
    FM AMEMBASSY PANAMA
    TO RUEHC/SECSTATE WASHDC 9243
    INFO RUEHZA/WHA CENTRAL AMERICAN COLLECTIVE
    RUEAUSA/DEPT OF HHS WASHDC
    RUEATRS/DEPT OF TREASURY WASH DC
    RUCPDOC/DEPT OF COMMERCE WASHDC

` `

    C O N F I D E N T I A L PANAMA 002111

    SIPDIS

    SIPDIS

    E.O. 12958: DECL: 10/03/2016
    TAGS: ECON EINV EFIN BTIO CASC KMRS PM
    SUBJECT: AMCIT V. AMCIT IN PANAMA'S BOCAS DEL TORO

    REF: A. PANAMA 317

         ¶B. PANAMA 319

    Classified By: CDA L. Arreaga for reasons 1.4 (d) and (e)

    ¶1. (SBU) SUMMARY.  Panama's Bocas del Toro archipelago is a
    complex region of islands, mainland bays, rivers and forested
    mountain slopes on the Caribbean side of the Panamanian
    isthmus 20 miles from the Costa Rican border.  The area has a
    high diversity of marine and terrestrial ecosystems and is
    home to a Smithsonian Tropical Research Institute (STRI)
    site.  Bocas is also the location of fisheries, agriculture,
    endangered sea turtles and manatees, and tourism/residential
    tourism, particularly of American citizen investors and
    retirees.  The region's tiny government presence is hard
    pressed to cope with increasing demand for water, sewage,
    roads and environmental management.  The local judiciary is
    subject to undue influence related to property disputes.  The
    complexity of impending large scale development is
    challenging a weak regulatory environment and threatens to
    alter the character of the area irreparably, pitting American
    citizens against each other.  However, interminable
    construction delays hinder the area's bigger projects, and
    offer a window of opportunity to put in place a regulatory
    framework for sustainable development. END SUMMARY.

    ---------------------
    DEVELOPER'S GRAVEYARD
    ---------------------

    ¶2. (SBU) Bocas del Toro's main island is Isla Colon where the
    town of Bocas del Toro is located.  A few minutes by boat
    from town, the failed remains of multiple attempts at small
    scale resort development can be seen.  Pylons stick out of
    the water from a former British investor who began building
    over the water villas without any of the requisite permits.
    On the cliff top sits an abandoned villa built by an Italian
    investor who never completed the project.  On the island of
    Isla Solarte is one of the area's first attempts at large
    scale residential development, the stalled project of
    American investor Sheppard Johnson.  Although 150 of the 183
    homesites were sold, only 8 buyers have successfully
    constructed homes.

    ---------------------------------
    CONTROVERSIES ENTANGLE DEVELOPERS
    ---------------------------------

    ¶3. (C) Isla Solarte buyers allege Mr. Johnson failed to
    complete the infrastructure (golf cart paths, landscaping,
    etc.) promised in the sales cycle, will not transfer over
    titles to buyers who have paid in full nor sign the proposed
    Homeowner's Association regulations.  Thirty to forty Amcit
    residents have filed fraud charges against Mr. Johnson in
    Panama and there is a Panamanian warrant ("order of
    apprehension") for his arrest.  Mr. Johnson was also the
    subject of an expose piece on Panamanian television claiming
    he sold land to which he did not have title.  Post continues
    to monitor the legal progress of this case. Mr. Johnson
    (currently residing in Sacramento, CA) told Econoff that the
    criminal complaints are false and he is the subject of
    defamation by his buyers and his own legal counsel.

    ¶4. (C) On the island of Isla Bastimentos is the largest and
    best known development in the area, Red Frog Beach.  After
    three years of construction, however, the worker's quarters
    and model home remain incomplete.  Initially financed by the
    presale of 300 homesites, the developers appear to seek
    funding through a second phase (of almost 500 units) and
    loans as construction delays, labor strikes and environmental
    protests have dragged out the project timeline.  The
    expansion of this project has brought a firestorm of
    environmental opposition (led by local Amcit residents) as
    the project now includes a golf course and the new home sites
    approach a national park.  Red Frog's Amcit developers state
    they have made every effort to comply with Panama's
    environmental agency (ANAM) requirements and are constructing
    in an environmentally responsible manner.

    ¶5. (C) Red Frog Foundation Director Aaron Jones told Econoff
    he feared for the indigenous populations in the area.  (The
    Foundation runs a number of social projects using donations
    from Red Frog buyers and matching grants from the
    development.)  The Red Frog development includes a 250 boat
    marina to be built where members of the Ngobe Bugle tribe
    currently reside.  Jones believes the Ngobe Bugle may abandon
    the area completely or ultimately become employees of the
    resort.

    ¶6. (SBU) On the Island of Colon, American developers Ross and
    Phil Hagan are building Sunset Point, a development of 108
    homes and 66 condominiums on 200 acres near the STRI
    facilities.  This development involves the digging of
    significant channels to provide boat parking for most of the
    properties.  Media reports state that when questioned about
    the environmental impact of the development Phil Hagen said
    they had all the requisite environmental permits and rejected
    Smithsonian claims that the project damages the surrounding
    reefs and mangroves.

    ¶7. (SBU) Two other major projects on Isla Colon by Panamanian
    developers, Bocas del Drago (Starfish Beach) and a rumored
    Decameron Resort at Bluff Beach are believed to be in the
    planning stage.  Bocas del Drago investors allegedly include
    President Torrijos who visits the area regularly courtesy of
    his friend and fellow investor, Jorge Romero.

    ¶8. (SBU) The proposed site of the Decameron Resort is
    actually the location of several existing homesites.  A well
    connected Panamanian family (Sofer) who abandoned the land
    some 30 years earlier is challenging the subsequent
    subdivision and sale of this land in 2003 by the intervening
    resident to the current owners (including some American
    citizens).  However, the intervening resident appears to have
    established "prescriptive rights" under Panamanian law by
    residing and caring for the land for over 15 years and the
    new buyers are in possession of Rights of Possession
    certificates issued by the GOP authorities at the time of the
    sale.  The local court has ruled in favor of the family who
    abandoned the land 30 years ago and the cases are in appeal.

    -------------------------
    MAYOR CALL FOR "TIME OUT"
    -------------------------

    ¶9. (SBU)  Bocas del Toro Mayor Eligio Binns told Econoff that
    his primary concern is the 13,000  ordinary citizens of the
    area.  While he acknowledged the employment opportunities
    brought by development, he asserted the resulting
    urbanization would not provide improved economic conditions.
    He said local government was not receiving the economic
    benefits from large development.  The taxes, permit fees and
    other government charges are collected by federal level
    agencies but are not necessarily redistributed to the local
    offices of federal agencies or the municipality
    proportionately.  He proposes stopping all large projects
    which have not yet received approval until April 2007 to
    allow time to develop an ecologically sustainable development
    plan for the area.

    ---------------------------------
    U.S. INTERESTS PULLED IN TWO WAYS
    ---------------------------------

    ¶10. (SBU)  Comment: The struggle for the soul of Bocas del
    Toro will continue for several years.  Moreover, the
    conflicting interests of resident American citizens and
    American developers will likely intensify, potentially
    pulling the Embassy in divergent directions as each side
    seeks USG support.  Meanwhile, the locals may have more time
    than they think as construction delays are significant and
    existing projects have yet to demonstrate financial
    viability.  Early indications are that developers vastly
    underestimate the time and cost of their projects.  Unable to
    go back to presale buyers for additional funds, their choices
    are to abandon their projects, cut back on delivery, or
    expand further to capture additional sales.  Project
    expansions can create a pyramid scheme and invite further
    environmental controversy.  Because ANAM and its local
    representation appear unprepared to properly regulate large
    development in this delicate area, the rules and regulations
    are constantly evolving.  Remaining "compliant" while the
    goal posts are moving creates uncertainty and increases costs
    for the developers but may be the region's only hope to
    protect the local populations and ecosystem from irreparable
    transformation.
    ARREAGA

`