The next Bermuda Development Plan must require that existing buildings and properties be redeveloped "as a matter of priority'' in order to save green and open space.

That was the message from Bermuda National Trust deputy president Wayne Carey yesterday at the weekly Hamilton Lions luncheon.

He said: "We can no longer naively assume that we can continue to build on our scarce undeveloped land.

"In order to address the fact that our natural environment is being overwhelmed, the Plan should increase its focus on conservation of green space and the sensitive redevelopment of areas that are already developed and/or derelict.'' Mr. Carey noted that some people referred to Bermuda as an "Island city'' because it supported nearly 3,000 residents per square mile.

And he pointed out: "It is difficult to escape the conclusion that Bermuda's high level of population density, limited land mass and overdeveloped state is directly or indirectly contributing to such problems as traffic congestion, road safety issues, growing waste disposal issues, persistent housing shortages and loss of biological species diversity.'' These factors contributed to the stress people felt, noted Mr. Carey, and that stress could be increase if plans to create denser residential areas in the City of Hamilton went.

He said recent projections of an additional 6,000 jobs being created in the local economy within ten years had led some to believe that the answer to the housing shortage lay in these developments.

But Mr. Carey warned: "The thinking is, that if more people live in the City, this would cut back on traffic and protect green spaces from housing developments.

"However, in my view, that kind of planning strategy would further exacerbate stress, sewage disposal, traffic congestion and other problems rather than solve them.'' And the developments would not necessarily alleviate the pressure to develop open space in a bid to accommodate further economic growth.

"Moreover, in the long-term, further Island-wide development of open spaces would still occur in response to economic pressures, further reducing the chances for a truly sustainable future,'' said Mr. Carey.

He stressed that environmental sustainability had to be the key thought in people's minds so they would not develop open areas.

And this would require people "to disengage the link between population growth and economic growth''.

Ways had to be found which would curb the development of open land and he suggested that local and international business get involved.

Meanwhile ideas like compensating landowners who were prohibited from developing their properties should also be considered, continued Mr. Carey.

"At some point Bermuda has to recognise that being able to go for a walk in the woods or a sojourn at the seashore is at least as important to a functioning society as being able to build,'' he said.

Conservation message: Wayne Carey, Deputy President of the Bermuda National Trust ENVIRONMENT ENV