Bermuda's two leading environmental preservation groups this week called on Government to exercise caution before approving a new ten-storey block of condos on the outskirts of Hamilton.

Both the Bermuda National Trust and Bermuda Environmental and Sustainability Taskforce (BEST) have voiced concern on the proximity of the large condo complex to the rapidly expanding City.

The development, proposed for the Bermuda Athletic Association (BAA) property, was submitted to the Department of Planning in April but has yet to receive final planning approval.

BAA president John Doran told the Mid-Ocean News in May that the club is leasing out the land for the condominium block in order to pay for a new gymnasium, in addition to the new artificial pitch currently in the works. The condo complex, which will comprise 46 one-bed mid-price units, would add 53,442 square feet of residential buildings to the BAA site ¿ a scale that has caused the Bermuda National Trust some concern. While not necessarily opposed to high-rise buildings in principle, the Trust believes the negative impact of such a large development should be fully assessed before any permission is granted.

"The Bermuda National Trust is not blindly opposed to going higher within the City and surrounding area, and fully understands the potential benefits this could have," explained spokesperson Dorcas Roberts, the organisation's director of preservation.

"Nevertheless, we are also acutely aware of the negative impacts such development could have on sensitive areas, and believe that a conscious effort is needed to preserve historic and culturally significant areas, especially for those adjacent to 'high-rise' development."

Ms Roberts added that, while the ten-storey development falls outside Hamilton's city limits, the sheer proximity of the condos to the built-up areas of Par-la-Ville and Serpentine Roads merits a closer look.

The National Trust believes the BAA ¿ and, indeed, any party submitting a planning proposal on such a large scale ¿ should be required to complete an environmental assessment, ensuring the development will cause no damage to the island.

"While this particular application is just outside the City limits and falls under the jurisdiction of the wider Bermuda Plan, we do feel that it is important that the application be assessed to ensure that it will not have a damaging impact on the amenity and surrounding environment of the area," she said.

"In addition, the Bermuda National Trust believes that for all major development proposals an Environmental Impact Statement should be required to ensure that the scale, density and design of a development will not have a detrimental impact on the natural, human and built environments."

BEST chair Stuart Hayward agreed that damage to the environment must be considered before moving ahead with further development.

"As the City and the island become more dense, it is even more important to maintain areas of green and open space," the environmentalist said.

"Bermuda has maintained an image that has won the notice and admiration of our visitors and competitors. That image was maintained through tight planning controls that were strictly enforced. Recent enforcement lapses and ad hoc overturning of planning policies and decisions has fostered a frontier mentality where developers push harder and harder against regulations. The result is a Bermuda that is losing its uniqueness and charm, and increasingly resembles run-of-the-mill destinations anywhere else in the world."

Ms Roberts also sees Bermuda's charm as being compromised by the speed of development in Hamilton ¿ particularly because the City's historically significant buildings are not being afforded adequate protection. The only 'listed' building currently within the City limits is the Anglican Cathedral on Church Street; City Hall, Perot Post Office, and other well-known historical buildings have not been listed, despite their age and significance.

"The Bermuda National Trust's principal concern with regards development in the City is the preservation of the City's historic areas and building," said Ms Roberts.

"We believe that there is currently a lack of effective protection offered to the city's historical and architecturally significant buildings."

The BAA itself is an historic organisation, having been founded in 1904. In an April 14 letter to the Department of Planning, president John Doran called the club a "very important historical feature in Bermuda", adding that "continuous upkeep requires quite a bit of capital".

A letter on the same date from Simon Hodgson at BAA's architects, shy Architecture, explained that the 46 units will be pre-sold, "so the market will decide if this relationship is desirable".

Mr. Hodgson described the target market for the one-bedroom condos the "young professional demographic", working in the City and looking for affordable accomodation in close proximity.

While the BAA submission is widely expected to gain Department of Planning approval, notes from a Government summary in April mention "uses not good together ¿ lights, field activity". The condos will overlook the upgraded BAA playing field, which is floodlit for football matches at night.

A Department of Planning site visit in July noted in a column called "vegetation / conservation" that there is a canal on the BAA site that may be compromised by development. During the same visit, it was noted that there is "no building this high" in the surrounding area.

Blueprints of the condo development show a smart, sleek modern building with an adjoining car park. Each separate apartment features a glass balcony, many directly overlooking the playing field. The building's facades are shown as multi-coloured on the plan. An aerial view depicts the apartment block rising high above all other buildings to the west.

The residential unit backs directly onto the Serpentine Road roundabout and sits just wide of the City boundary. There will be 76 parking spots for residents' use, with entrances and exits two cars wide onto both Woodlands Road and Serpentine Road, near the respective entrances to Bermuda High School for Girls and Saltus.