When Minister of the Environment Neletha Butterfield approved Bermuda?s tallest-ever office building at ten-storeys, she flatly rejected the recommendation of her own planning inspector.

After an on-site review at 139 Front Street, Planning Inspector Brian Field said in a written report that he thought the area was ripe for a taller building, but felt the Seon Place proposal was too high.

He said: ?Although a high-rise development is therefore feasible, I am not persuaded that a nine-storey structure is appropriate in this location.

?A similar design but with a seven-storey structure would appear to be a sensible compromise...?

The inspector visited the site on February 5 and filed a report on February 9.

His final recommendation says: ?On the basis of the design submitted, I recommend that the appeal be granted for ?in principle? approval for a seven-storey commercial building with a floor space bonus of an eighth storey for a mixed-use development incorporating a significant residential component.?

Eight storeys would have been two less than developer Sir John Swan wanted for Seon Place. Additionally, he was not proposing a residential component.

His project was initially rejected by the Development Applications Board, but that decision was overturned on appeal by the Minister of the Environment.

Minister Butterfield?s final analysis is summed up in just a few words at the bottom of Mr. Field?s report written in her own handwriting. She said: ?I do not concur with recommendation at #12.?

Twelve refers to the line in Mr. Field?s report that a seven-storey office building is more suitable.

The Minister of the Environment was off the Island yesterday on official business.

But Permanent Secretary Wayne Carey said the Front Street site could build higher than eight storeys because its west Front Street position is lower than the rest of the city.

Mr. Carey said: ?Where a development extends through an entire city block, the maximum height of the development is determined by the higher grade. In the case of Seon Place, this means a seven-storey building (plus use of roof space) is allowed under the City Plan, since Reid Street is two storeys higher than Front Street at that location.?

By Mr. Carey?s explanation, a proposed seven-story building on Reid Street is generally the same as a proposed nine-storey building on west Front Street.

Since the height of Seon Place violates the City of Hamilton Plan 2001, the Corporation of Hamilton and the Bermuda National Trust (BNT) were among four objectors. A BNT spokesman said yesterday: ?The controversy of this approval and the division of opinion surrounding building heights and locations within the City indicates the need for the Government to establish a coherent and cohesive policy regarding higher building heights.?

Hamilton?s Mayor Sutherland Madeiros said a review of the 2001 Plan is underway, but will take time to complete.

In the meantime, the Minister of Environment, who has ultimate say on appeal, has shown a willingness to allow taller buildings even before a new city plan is written. Mr. Carey said: ?The Ministry is aware of the reported view of the Mayor of the City of Hamilton that high-rise buildings should be permitted in the city.

?However, as a general policy, the question of maximum heights of buildings is one which is currently under review as we move towards finalisation of a new Development Plan later this year.?