objections to the 1992 Bermuda Plan.

Surveyor Mr. Ian Waddington blasted "compromises'' which have left his clients with land which they cannot develop.

Mr. Waddington was referring to the zoning of agricultural land which leaves open an option for the developer to apply to the Development Applications Board for permission to build in special circumstances.

Yesterday he was representing Mr. David Barton who was objecting to his land at Barnes Valley Road being zoned as agricultural.

Mr. Waddington said: "Mr. Barton bought the land 12 years ago and agreed not to build while the seller was still alive. He died six years ago.'' Three years ago, Mr. Barton carried out a survey and registered the land as a building lot.

Mr. Waddington said: "The ink was barely dry on the paper registering the lot when it was zoned agricultural under the Bermuda Plan.

"I have been in front of this tribunal many, many times with the same argument. I am told that under special conditions the Development Applications Board will give permission to build. But there are many, many cases where people are still waiting for permission.

"This is something the public is not going to accept. It is passing the buck.'' Mr. Waddington said the board could not give people like Mr. Barton permission to build on agricultural zoned land because it would open the floodgates to similar applications.

He said: "If it is not approved it will close the gates for everyone. We do not accept this as a compromise.

"This is a small piece of soil with banana trees on it. It serves no purpose in the overall picture of agricultural land.'' Mr. Barton, told the tribunal: "The banana trees give a small income to cover the cost of keeping it clean.

"I think it is grossly unfair for the Government to tell me I am not allowed to build on this.'' Planner Mr. Peter Adwick said: "Bermuda's agricultural industry is made up of small pieces of agricultural land. Even the loss of a small piece of land does impact on the overall situation.''