FORMER Planning Director, Rudolph Hollis, says the Planning board lacks the "discretion" to approve proposed plans for Southlands — especially since developers want to use most of the 36 acre property for a hotel, when originally only a small part of the land was zoned for that purpose.Speaking for the first time since a closed meeting between members of ECO — a coalition of environmental organisations — and the Audubon Society earlier this week, Mr. Hollis , (pictured), said a Section 34 agreement had protected most of the natural flora and fauna on the property.

But the Special Development Order (SDO) being proposed for the Southlands five-star hotel would change all that.

"In order for them to develop they have to have the Section 34 agreement lifted or demolished — and then have to go contrary to the original zoning areas," said Mr. Hollis.

He said his other concern was that several other hotel development schemes were still on the table, many of which have yet to come to fruition but which could still be proceeded with to the longterm detriment of Bermuda's dwindling open spaces.

"We need something done to these before we give up existing open spaces," he said. "We also need to see if the economy can support these."

Mr. Hollis was not too concerned at the environmental impact of all the other proposed developments because some are earmarked for existing properties, or like the former Golden Hind property on South Shore, areas that have been developed before.

Mr. Hollis believed it was important to continue fighting for open spaces in Bermuda and that the ECO and Audubon Society need to be seen as "one group fighting for one cause".

He warned the loss of open space will affect everyone in Bermuda and said it was time people stood up and were heard on this issue.

"Closet environmentalists need to come out and say something — before it's too late," he said.

When asked what kind of development, if any, he preferred to see on the Southlands property, Mr. Hollis described a traditional "cottage type" bed and breakfast: "Somewhere even Bermudians can go to enjoy the amenities and be surrounded by nature."

Meanwhile according to proposed plans, phase one of the Southlands project encroaches onto the beach and is one aspect of the development that has Shadow Environment Minister Cole Simons up in arms.

He questioned whether an in-depth environmental and marine impact study had been done.

Mr. Simons said natural forces prevail when it comes to beaches along the South Shore and consequently no hotel had ever been built directly on to the beach — with good reason.

"You can't underestimate the strength of the ocean, its currents and tides along the south shore," he said, pointing out damage to most hotels along the shore shore following Hurricane Fabian. "Natural forces will prevail."

As for the proposed plan to divert part of the road underground, Mr. Simons said compromising the beauty of the south shore was as bad as "selling your mother for a few bucks" and would set a precedent for future developments.

"If you say yes to Southlands, how are you going to say no to someone else who wants to do the same thing?" he queried.

He felt when it came to hotel development in Bermuda, the biggest problem was the absence of a master development plan which would chart Bermuda's way forward from a tourism development perspective.

Mr. Simons explained that there was no "real discipline" in the current hotel development process: "Because of government neglect to the island's planning needs, we aren't in a position to make smart decisions about land development because we don't have an up-to-date development plan in place."

Which also means there would be less demand for Special Development Orders and the process would be far more beneficial for Bermudians, the environment and property developers.

"It is absurd that in 2007 we do not have a Bermuda development plan, a blueprint for Bermuda land use and management. It is akin to building a multimillion dollar home without plans," he explained.

"We would never entertain building our dream home without blueprints and plans. It makes no sense and would not be allowed, and yet Government is engaged upon hundreds of millions of dollars worth of projects with no plans or blueprints."

He described this as the "height of irresponsibility, and stupidity".

A plan was expected in 2002, but Mr. Simons said it failed to materialise and this meant developers were "having a field day."

"There is simply no management of Bermuda's natural resources," he added.

Equally important, he said, was determining how many hotels the island could sustain, taking employment, transport and housing into consideration.

However, he remained adamant that unless a detailed environmental and marine impact study was conducted, no development should get the go-ahead.

Mr. Simons said if developers had the money to develop the property, they could spend some of it protecting the environment.

Former Planning chief weighs in on Southlands development