The Anglican Church is behind a project to build 27 condominiums, two houses, a swimming pool, playground and garbage depot on an arable tract of land opposite Coral Beach Club.

Plans submitted by the Richardson Trust -- a body that dates back to the last century and the principal beneficiary of which is the Anglican Church -- have been given approval in principle by the Development Applications Board at a meeting last week.

While parts of the 14-acre plot zoned as rural, woodland reserve and arable land will remain untouched, objectors say the project cannot be justified in light of the high number of condominiums already available on the Island and the inappropriateness of building on a prominent hillside overlooking South Road -- a popular tourist route.

Lawyer Miss Linda Townson, who represents two of eight objectors to the project, said latest available statistics show that almost 1,000 condominiums already either have planning approval or are in the pipeline. But according to the latest census, 371 units were vacant in 1991.

Miss Townson said there was strong evidence to suggest that the existing stock of housing was enough to meet Bermuda's current needs.

"In light of the circumstances one cannot justify the further subdivision or development of large parcels of land without an assurance that it is required to meet a local need,'' she said.

She estimated that the number of condominiums in the planning pipeline had increased substantially with the closure of the bases.

But architect for the project Mr. Sjur Linberg claimed it was "the perfect balance'' between the environment and sensitive development.

Eighty percent of the 14-acre plot would remain untouched. It would also be protected in perpetuity. Furthermore, no further subdivisions of the land would be made, he said.

On the question of building more condominiums for an already saturated market, Mr. Linberg said that after planning approval is granted, up to four years could elapse before building actually began.

Planning in principle is only valid for just two years after which the planning application process must begin again.

"The process itself is a very lengthy one,'' Mr. Linberg said.

He said the Richardson Trust plans were first submitted six years ago but that since then Planning had approved 150 units. The argument against his project was therefore "feeble and unfair'' he said.

"No one would build condominiums that there are no need for. It is the market that decides whether buildings are built or not.'' Assistant Director of Planning Mrs. Aideen Ratteray Pryse said there would be "minimal visual impact'' from South Road and that the project would not have a detrimental impact on the residential environment of nearby Harvey and Ord Roads.

Agricultural land would be preserved and farming would continue as before, she said. Furthermore the proposal would not harm the "natural and visual quality'' of the area.

Residents of the nearby Paget Court objected that additional traffic, noise and excessive scale of the project would devalue their properties and destroy the rural atmosphere of the area.