A pedestrian tunnel underneath South Road and the loss of the nine-hole Horizon's golf course have been proposed as part of a project for a new Four Seasons Hotel in Paget.

Up to 80 fractional ownership units are envisaged at Horizons and the Coral Beach Club as part of the planned redevelopment of the land.

A village of cottage colony-style villas will be constructed, with the Horizons golf course and some of the older properties such as 'Casuarina', 'Crow's Nest', 'Robbers Den' and 'The Breakers' possibly falling by the wayside.

Developers however, say they will retain the existing zonings of open space, woodland reserve, coastal reserve and agricultural land. They also intend to preserve the Coral Beach and Horizons clubhouses, but renovate the interiors.

The new resort will however, bring major changes to South Road in terms of new access points to the resort and a pedestrian underpass near the entrance to Coral Beach, at the top of the hill.

The "low-scale underpass" under South Road will provide access for service vehicles such as golf carts. If plans are approved, South Road will also be reconfigured slightly to straighten a bend in the road.

The Four Seasons Hotel planning application was advertised yesterday in the Official Gazette. It consists of 60 fractional and whole ownership club units at Horizons and 20 fractional units and the 150-room Four Seasons Hotel at Coral Beach.

At Coral Beach, there are also plans for a tennis and fitness club, spa, kids' club, and a conference centre with ballrooms and function lawn.

The four existing tennis courts will stay, and be accompanied by another six. Resort guests can also enjoy squash courts, a yoga lawn, a lap swimming pool and up to four hotel swimming pools with poolside bar and grill.

Architects OBM International have designed the resort, which will be owned by Coral Beach and Tennis Club and Brickman, and managed by Four Seasons Hotels and Resorts.

In a letter accompanying the planning application, Colin Campbell, OBMI regional director Bermuda, Cayman, Turks and Caicos, says: "The impact of the vote of confidence in the Bermuda tourism market and industry at this time can't be underestimated. The globally respected Four Seasons Hotel brand has often been courted to play a role in Bermuda, however only with the excellence and resources of Brickman as a partner and the unique Coral Beach properties, has this opportunity occurred.

"Given the current global financial market disarray this project is of national importance, and a historic pivot point in Bermuda's development history."

Noting the public's interest "in the careful development of these Islands", Mr. Campbell says: "We have already met with many of the Island's ecological and sustainable development leaders to introduce the project and provide an opportunity for comment, advice and to add value to the project.

"We are confident the community will see the rigorous standards of excellence demanded by the Four Seasons for this development are perfectly in keeping with the public interest."

Mr. Campbell says a Conservation/Woodland Management Report, Environmental Impact Report, and Archaeology Report have been submitted, and that land use zonings will "reflect the previous existing land use status".

Currently Horizons and Coral Beach Club cover 52 acres, of which 49 percent is 'developable' land and 51 percent is classed as conservation zones.

Mr. Campbell says: "The project submission indicates the existing zoning, with the proposed project development overlaid on the existing zoning. We also have provided a draft recommendation for rezoning of the properties that approximates the same proportion of development and conservation zones."

He adds that on the Horizons site, existing agricultural fields will be used to grow herbs and flowers for the hotel and a tree nursery will be cultivated. The seventeenth century 'Old Farm' will remain in situ, as will the clubhouse – the former Middleton Hall.

The fractional ownership villas will be lower than three storeys in height and incorporate traditional Bermudian features. "The development prefers to reflect the intimate Bermudian cottage colony resort tradition," says Mr. Campbell.

Recognising that both Coral Beach and Horizons house "some of Bermuda's classic built heritage, including two fortifications", Mr. Campbell says the new resort has been designed "to promote and enhance these elements".

Dr. Edward Harris' archaeological assessment report highlights the existence of the seventeenth century West Elbow Bay Fort and an 1870s field battery, but also suggests Coral Beach may have ruins of two houses and a further fort.

Visiting geologists in the late 1800s photographed the top of a chimney above sand at the south-eastern corner of the property, and Dr. Harris says it is also possible remains of the 'Centre Bay Fort' may exist. He suggests there may also be ruins of a historic house to the east of the Club's main entrance.

"It is therefore possible that archaeological remains of buildings and possibly the middle fort of Elbow Beach, Centre Bay Fort, may lie under the dunes fronting the sea," he says.

"This again is an area where a watching brief should be kept if development impinges on the seaside dunes."

West Elbow Bay Fort was built by the early English colonists in the 1620s and is one of 16 mini-forts on the Island. Developers say they will protect the fort as a preservation area, but Dr. Harris urges more archaeological research into other potential historic remains at Coral Beach and Horizons.

"There are most likely to be some buried remains on both sides, which may be revealed and potentially destroyed in the development," he says.

"The Coral Beach Club and Horizons development therefore in the humble opinion of the writer, presents a wonderful opportunity to do it right, with respect to Bermuda's heritage."

In terms of traffic and access points to the resort, a sidewalk will link Elbow Beach public beach to the hotel's main entrance, while a "wider, safer and more generous entry" to the public beach is also proposed at the top of the tribe road.

A "reduced angle of approach" is recommended at the top and bottom of South Road as it runs past the resort, with the road reconfigured at "two well-known traffic accident spots".

To reduce traffic congestion between Horizons and South Road, the development team is also proposing an access road with the western tribe road adjoining the property, serviced from Ord Road.

Pending approval of the plans, the development team aims to start construction in January, with an opening date for the hotel earmarked for May 2012.