The Issue

Awendaw, a small rural town of approximately 1,400 residents in Charleston County, is facing the pressures of rapid development due to its proximity to Charleston, one of the fastest growing cities in South Carolina. Nestled between the ecologically sensitive Francis Marion National Forest and Cape Romain National Wildlife Refuge, Awendaw has seen development creep closer year after year. Now, it’s too close for comfort – and the community is fighting back.

In the spring of 2022, the Awendaw Planning Commission approved a 204-house residential subdivision on a parcel known as the White Tract, which is adjacent to Bulls Bay and within the congressionally authorized aquisition boundaries of Cape Romain.

This proposed project, as well as others already underway, is particularly concerning, not just because of the extensive construction, land clearing and road building they will require, but because of long-term consequences of environmental impacts unique to this area. If development proceeds according to the original plans, more than 200 septic tanks will be installed, and combined with other projects in progress the new homes could increase the population of Awendaw by almost 50%.

SCELP has been involved in the battle to protect Cape Romain National Wildlife Refuge, as well as the rural way of life in Awendaw, since 2022. We have worked with our partners at the Coastal Conservation League and Charleston Waterkeeper to challenge the septic permits for this project (alongside our septic declaratory judgment). Now, SCELP is working with Friends of Coastal South Carolina to challenge a stormwater permit and Coastal Zone Consistency Certification that DES granted to Pulte Homes in December of 2024.

South Carolina’s Coastal Management Program policies require that residential development projects avoid filling or permanently altering wetlands unless no feasible alternatives exist or an overriding public interest can be demonstrated. It also mandates a comprehensive evaluation of cumulative and long-range environmental impacts, especially in the context of preserving coastal resources. Neither of these policies are being followed here.
‍

Legal Action

In January of 2025, on behalf of Friends of Coastal South Carolina, SCELP filed a challenge to the latest permits, which greenlight plans to fill in almost 2 acres of wetlands and disturb 17.6 acres to facilitate construction of 27 single family homes in the first phase of these much larger developments. The challenge is centered around 1) the fact that the project’s stormwater would discharge directly on the refuge, which conflicts with state and federal protections for such vital areas, and 2) the filling of wetlands to create buildable high ground, which conflicts with the state regulations.

“Cape Romain National Wildlife Refuge protects Bulls Bay in its entirety,” said Grace Gasper, Executive Director of Friends of Coastal South Carolina. “The ecological value of this region is indisputable. In addition to ecological value, the region is also a critical economic resource as the heart of our area’s finfish and shellfish industry. Many people in our community depend on the pristine waters of the refuge to make their living.”

‍

Case Updates

Unfortunately, a judge recently ruled to lift the stay on the project, meaning that while our stormwater challenge proceeds through the court system, Pulte Homes can move forward with work on the site. SCELP has filed a motion for reconsideration. Meanwhile, DES recently held a public hearing on the stormwater permit and Coastal Zone Consistency Certification for a second phase of the same development.

Heightened protections for areas like the Cape Romain National Wildlife Refuge exist for a reason, and SCELP will continue to work with our partners and the community to oppose development on the White Tract. We’ll keep you posted as this case progresses in Administrative Law Court!

‍

‍