hotel to expand is, in fact, a "red herring.'' Senior Planner Mr. Brian Rowlinson was defending the Planning Department during the objections tribunal into the Bermuda Plan 1992.

The department has come under fire from Mr. David Summers, agent for the Tucker Trust, which owns land at King's Point in Sandys.

The land has been zoned green space/open space and the Trust is calling for a zoning change to tourism so that neighbouring Cambridge Beaches cottage colony can build waterfront properties.

A report to the tribunal stated: "The physical characteristics and environmental quality of the property warrant a conservation zoning.

"Cambridge Beaches is intensively developed. The success of Bermuda's tourism industry and of individual properties is not dependent on simply building more and more units.

"The provision of open space, a high standard of amenity and protecting the natural environment are equally important objectives for a healthy tourism industry. The objection site is incapable of supporting any major form of development without detriment to the natural and visual amenities of the area.'' But Mr. Summers said: "The zoning of the entire peninsula as green space is a mistake when the majority is zoned as tourism.

"Cambridge Beaches is one of the most, if not the most successful of our cottage colonies. It is not intensely developed. It is appropriately and tastefully developed.

"Cambridge Beaches have been demolishing internal units and building more with ocean views.'' Concerning a statement in the report which noted that the site was incapable of supporting major development, Mr. Summers said: "It is a red herring.

There has been no suggestion that there will be any form of development.'' Mr. Rowlinson replied: "The Tucker Trust property is not part of Cambridge Beaches. Talking about red herrings, all the discussion about Cambridge Beaches is a red herring. Tourism should not be zoned there until it can be proved Cambridge Beaches own the land.''