The Development Applications Board (DAB) decided the Reefs hotel cannot build 21 new tourist units because it would significantly modify the landscape.

The Reefs Beach Club, at No. 56, South Shore Road, Southampton were told they could not build a dedicated access, reception, gym members storage and new swimming pool. And an application to redevelop service facilities, receiving, kitchen, dining room, spa addition house keeping and laundry was also refused. The DAB received the Reef?s application in May. The hotel is built into a steep hill which leads down to a beach, but fitting the additional buildings onto the slope would alter it forever.

The DAB said refused the application because the scale, height and massing of the proposed development, would have brought it above the level of the road, blocking the public?s view of the ocean from South Shore Road. ?The extent along and height above the public road of the proposed building will limit the public?s access to the vistas from South Road,? it said.

The DAB also rejected the Reef?s plan because of a failure to comply with the Bermuda Plan?s design and landscaping regulations. ?The natural topography of the site will need to be significantly modified in order to accommodate the proposed development,? it said.

According to the Bermuda Plan 1992 Planning Statement, buildings must have a positive visual impact in the context of its surroundings, ?including the impact on the natural profile of any visually prominent ridge line?.

The Bermuda Plan directs the DAB to always try to produce a scale and layout of development which is in harmony with the contours of the site.

Excessive cutting and filling as well as high retaining walls are also discouraged according to the Bermuda Plan. And legal notice was made yesterday for an application to amend the Reefs Beach Club Company Act 1968.

The legal notice informed the public that land could be changing hands between Government and the Reefs. The amended section of the Act states that the Reefs be able to lease land only for the use of the Reefs for a term not exceeding 50 years .

It also said that land for the Reefs to use ?to provide accommodation or recreational facilities for its officers and employees? may be rented for not more than 21 years.