A $34 million housing project has been refused planning permission by the Development Applications Board, but Wedco is appealing the decision.First announced last October, the 100-unit housing project was intended to replace the existing Albert and Victoria Row, but the DAB expressed concerns that the proposal was “barrack like” and needed more open space.According to the minutes of the DAB’s November 2 meeting, the board supported the concept of creating affordable housing, but said standards should not be sacrificed.A section of the minutes reads: “Whilst the board acknowledges that the proposed scheme is for affordable housing, it does not consider that developmental standards should be less than for other schemes.”A special development order (SDO) was approved for the site last September, with a draft presented to the DAB on September 28.However at that point, the board requested that Wedco reconsider the application, expressing concern about the lack of outdoor living spaces and communal spaces, and the architectural detail as presented appeared “bland.”A revised application was submitted this year. While the board noted that concerns over encroachments had been addressed and “architectural embellishments” had been added, but that concerns about open spaces had not been properly addressed.“The proximity of the housing units with a lack of significant open spaces in between would give rise to a cramped form of development,” the DAB minutes read.“Although private spaces met the required mathematical standards, they were not all fully usable as such. Similarly, the communal open space had no significant open playing areas for a development likely to attract a large number of children.”The board expressed concern that if approved as it stands, the close-quarters nature of the development could lead to social problems in the future.“The board did not accept the argument that there are other open spaces nearby and that each site should utilise its own site area to satisfy the demand it generates.”Stuart Hayward, Chairman of the Bermuda Environmental Sustainablility Taskforce, had submitted an objection to the plans, noting the lack of community living space. Wedco responded to the objection saying that the proposed site would offer more space than the existing Victoria and Albert Rows.Wedco has reportedly appealed the DAB’s decision, but the board said during its December 14 meeting it would forward a statement reflecting its concerns about the application to Planning Minister Marc Bean as part of the appeal process.Works and Engineering Minister Derrick Burgess said last October that work on phase one of the project, the creation of 40 to 50 units to be built on the property adjacent to Victoria Row, had already begun.Phase two of the project would involve the demolition of the existing Albert and Victoria Rows to make way for additional new units.Phase one was expected to be completed before the end of the first quarter this year, while phase two was scheduled to be completed by April next year.In total, 46 three-bedroom units, 46 two-bedroom units and eight single bedroom units were to be built according to the application.Current residents at Albert and Victoria Rows will be offered a place in the first new homes. Rent is expected to be higher than that in the current buildings, but Mr Burgess said it would remain below market value.“Doing nothing to address the West End housing challenge is not an option,” Mr Burgess said announcing the project.“Yes, change will concern someone, however Wedco is continuing its mandate to develop the West End of the Island into a vibrant, proud community that all Bermudians can be proud of.”