dreams could be shattered under the new Bermuda Plan 1992.

Some may find that their lots have been re-designated as non-development areas in the new environmentally-conscious plan.

Mr. Ian Waddington, head of surveying at Jones Waddington, cited the Pokiok (correct) development site off South Road, Smith's, as a prime example.

Feeder roads, electricity, telephone and television cable provisions have already been provided for 35 lots of land which were previously designated for building.

But the new plan has rezoned 60 percent of the area as being suitable only for arable use, said Mr. Waddington.

Development company Pokiok Ltd. is currently in the process of selling the lots to the public.

"This is going to cost the owners a lot of money if it stays unchanged. It's crazy and a big mistake by the Planning Department.'' Both Mr. Waddington and Mr. David Summers, president of Bermuda-Caribbean Engineering Consultants, said Government could be leaving itself open to claims for compensation from landowners.

"If you've paid, say, $200,000 for a lot and are then told you can't build on it after all, you're not going to be very happy,'' said Mr. Waddington. "It's inconsistent planning policy.'' Mr. Summers, whose company acts as a planning consultant and surveyor, said: "My initial impression of the plan is that I can see many areas in the form of lots that are now unbuildable.

"Clearly this is going to be a particularly sad situation for somebody who may have saved and worked hard to buy a piece of land but have not yet had the time or resources to raise the money to build their home.

"Now they find themselves with land that could be decimated in value. Once again, the spectre of compensation is going to rear its ugly head.'' Both men urged landowners to take a careful look at the new plan, which is only in its draft form, and to lodge objections before the official deadline of September 11, 1992.

Mr. Summers said the plan was the most detailed assessment of Bermuda's land ever compiled.

But he added: "Nevertheless, it is full of little nightmares for the property owner, particularly the property owner who is unaware of the importance of zoning of his property.'' The Bermuda National Trust's environmental committee will discuss the plan on Monday.

Miss Anne Steele, the Trust's environmental officer, said there would be no comment until then.

The Bermuda Plan 1992 was tabled before the House of Assembly yesterday by Environment Minister the Hon. Ann Cartwright DeCouto with a promise that it would be more environmentally-conscious.

Mrs. DeCouto told MPs: "The new regulations promote a more sensitive approach to development where proper account is taken of a site's physical and environmental characteristics.

"The Plan certainly puts greater emphasis on conservation initiatives and this must be seen as a responsible course of action if we hope to preserve the best of Bermuda for future generations.

"But, and this point I wish to stress, this is not a course of action which has been pursued at the expense of the community's legitimate development needs -- particularly our housing needs.

"The Bermuda Plan 1992 provides for growth and promotes environmental good sense. This represents an integrated approach which is seen to be in the best, long term interests of Bermuda and its people.'' The plan replaces the 1983 Bermuda Development Plan and will be used to control the development and use of all land in Bermuda outside the City of Hamilton.

Mrs. DeCouto is due soon to announce the names of members of a tribunal which is being set up to hear and make recommendations on unresolved objections.

The plan's maps and planning statement are displayed at the Planning Department and post offices.

An information sheet is being widely distributed in the community to explain new development zones for housing, tourism, commerce, industry, institutions and government works, and to answer a number of standard questions about the plan.