A UNIQUE scheme partnering the Bermuda Land Development Company (BLDC) with private firms could soon offer homes for middle-income families at Southside.

In recognising the need for housing at all cost levels, Bermuda's largest property developer is hoping to meet part of that demand as it continues its transformation of the St. David's area into a residential and business community.

Southside, the area formerly used as the Naval Air Station by the US military, occupies 450 acres - one-tenth of Bermuda's land mass and BLDC is working to make good use of it.

"There's a need for housing of all types in Bermuda," said George Smith, the company's chief executive officer. "One should not just deal with 'affordable housing'. If you have people who have money saved, who are able to invest in something more, (providing an alternative) frees up homes.

"People who don't have (that amount of money saved) can now move up the ladder. It's not just entry-level housing that's important. We're also concerned about taking care of those other categories, those bands up to, and including middle-income housing."

The plan can only move forward with the assistance of a partner, said the CEO, as the majority of his annual budget - between $4 and $5 million - is largely needed for present commitments.

"You can do an awful lot of things if you have a lot of money," he said, "but, although the Government has been gracious to the BLDC, we are limited as to what we can do.

"So we're (preparing) to do something that probably hasn't been done before. We intend to ask for expressions of interest in about five to six acres of property. We're looking to make a partnership with someone to develop interestingly-designed, and therefore interestingly-priced homes in a band of somewhere between $500,000 and $750,000.

"With (the cost of building in Bermuda), that might not lend itself to individual homes. I think a good policy will dictate that some of these homes will be attached homes rather than single residences. You can do much more with a property (that way). Even if it's a quarter of an acre, you can do something like a (really nice townhouse).

"I think that's probably going to take place in the next two weeks. Hopefully, we will have an opportunity to see what the land is like, and what people wish to do and how much response we get from that."

Mr. Smith said it was hoped the BLDC would be in a better financial position soon and then would move onto greater projects.

For the next several years, however, it had its hands full developing its infrastructure, a 62-acre commerical park, 12 housing units, and in the long term, a world-class marina, the idea being that if a community was developed, businesses would follow.

"At some point in the future, as the population grows here in Southside, it will support other kinds of businesses that are not on the landscape at the moment. It's not like in the United States where you see people take up tracts of land and the merchandisers come first and take a gamble, hoping that the people will come.

"(Businesses) can't afford to do that in Bermuda," he said. "So we're looking to increase the population down here. We're putting up new homes, in the next coming weeks, we're extending the road works. We're spending some dollars to put in the proper infrastructure so that an office (development) can be supported because everything needed to support it is in place.

"One of these days Hamilton might be overbuilt and someone might say, 'We can go east'. And so we want to be prepared for that eventuality."

The BLDC was always aware, he said, of the importance of preservation, and was consciously developing the property slowly so future generations might benefit.

"We have about 150 acres of land that has been set aside for park development, land that will encompass trails of various kinds for people who want to utilise it for health and other reasons. We certainly can't do the entire 150 acres at once. We're looking at doing it in phases as dollars become available.

"Since this is the last bit of land that can take major development, we're anticipating that it be very sensitively used and that we reach the greatest number of people to utilise it," he said.

"What we took over was an ageing infrastructure which we constantly must throw dollars at to fix. So it's not the easiest thing in the world. Involved is about 450 acres - a full ten per cent of the land mass of Bermuda.

"So you can see how valuable it is in light of the fact there's not a lot of land left for development. We have to do everything carefully and sensitively. There's another generation coming behind us; we have to land bank it for future use."

Like any large development, said Mr. Smith, Southside was not without its problems, but its capable staff and their caring attitude helped smooth out problems as they arose.

"When we have made mistakes, we've tried to correct them. But, of course, this is a brand-new situation. A lot of people thought when they came down here, that it would be like the Garden of Eden.

"But that's not possible. People have these major expectations of things and we have to be in the mode of being able to help them with those expectations. But they also must recognise it's not a one-way street.

"So have I had a lot of complaints? No, I don't have a lot of complaints, but do I have some. And we're addressing them. It's a trial-and-error situation. I don't think there's any development in Bermuda that's perfect, but doesn't mean we're not trying to address the problems that exist.

"Fortunately, we have an excellent staff. A very dedicated staff; people who are very interested in seeing that the job gets done and who try very hard to take care of problems when they crop up.

"But I'm personally pleased with what's happening. I think to a large extent the board is pleased with what's happening. I would say generally the people of Bermuda are pleased, I think, with what's happening.

"But there's a lot more to be done and we must do it slowly. We must do it in conjunction with the dollars we have to work with."