An environmental pressure group has raised concerns over a lack of protection for National Parks under the Draft Bermuda Plan 2008.

The deadline for objections to the Plan is tomorrow, following four months of public consultation.

The Bermuda Environmental and Sustainability Taskforce (BEST) has submitted several objections and recommendations to Government, which include tighter rules for Special Development Orders, greater advertisement of planning applications, and a team of environmental consultants for the Development Applications Board.

Among its main concerns however, are the removal of Open Space Reserve zoning for parkland and 'Compact Lot' zoning, which BEST claims will allow for higher density housing.

BEST chairman Stuart Hayward warned: "Parklands no longer have a conservation area zoning so it means they could be open for development, and that is highly significant."

The organisation is also calling for the removal of Tourism zoning from the Southlands estate, following the transfer of the Jumeirah Southlands hotel project to Morgan's Point.

Among its other objections is opposition to greater building heights in commercial centres across the Island.

In a statement yesterday, BEST praised planners who drafted the Plan, as doing "a sterling job in terms of making the Draft more understandable for the lay person". However, the group raised the following objections:

* "Bermuda's parklands must not lose existing protection: The Draft Bermuda Plan 2008 outlines the objective of 'protecting sufficient land as amenity parkland for the passive and active recreational enjoyment of the public'. In failing to continue to zone these areas as Open Space Reserve, the Draft Bermuda Plan 2008 removes from existing and future National Parks of Bermuda the protections previously afforded to them under the Bermuda Plan 1992.

"BEST requests that the zoning map be amended so that all areas zoned 'Park' should continue to also be zoned 'Open Space Reserve' as they had previously been zoned in the Bermuda Plan 1992."

* "'Compact Lot' zoning means pockets of high density housing: BEST objects to the proposed creation of the 'Compact Lot'. It is our understanding that this is new terminology that allows for subdivision of land where a lot may now be created in Residential Zone 1 which is between 3,500 to 4,500 sq ft. In the previous Plan a minimum lot size was defined as 6,000 sq ft for a detached house, and all lots sized less than this were considered 'undersized'.

"It is obvious that the provision of 'compact lots' will contribute to increased density of housing in Bermuda. We note that the Draft Bermuda Plan 2008 reduces the minimum setback permissible from 10 ft to a minimum of 6 ft in a 'compact lot'. This has the effect of reducing space between detached homes from 20 ft to 12 ft, which is a significant reduction of 40 percent."

* "Building height relaxation in commercial centres adds to density-related problems: BEST objects to the proposed increase of the maximum building heights in the Shelly Bay, new Brighton Hill, new Paget Plaza, Warwick Central, Riddell's Bay, Collector's Hill, Paget Central and Somerset Road neighbourhood commercial centres on various grounds, including impact on conservation/protection areas, increased traffic and pedestrian safety.

"While the proposed provisions for neighbourhood commercial centres aim to serve the Plan's objective of providing for the controlled development of commercial uses in appropriate locations serving the needs of the local community, consideration must also be given that the majority of these centres about Nature, Open Space, Agricultural and Woodland Reserves, as well as Recreation and Rural base zones.

"These areas are of special environmental and social significance, and value to the community."

* "Southlands needs zoning changes to ensure protection: BEST objects to the current zoning designation of the property known as 'Southlands'. We respectfully submit that those areas currently zoned 'Tourism' should be rezoned as National Park, Open Space and Nature Reserve to reflect the stated Government intention for this property and the express will of the Bermudian public.

"Additionally, a woodland buffer zone between the area to the north, zoned Residential 1, and the greater Southlands property, should be established."

BEST also recommends more transparency in the planning applications process, with the posting of "prominent public notices" being compulsory, particularly concerning public land, open space and community areas.

The organisation also calls for a board of environmentalists to be added to the DAB's consultation list whenever a conservation zone or large-scale development is being considered.

BEST also wants to see tighter rules for the use of SDOs. "SDOs can and often do have the effect of bypassing the due process and transparency of applications made to the Department of Planning," says BEST.

All planning applications since June 6 have been subject to the Planning Statement and Zoning Maps of the Draft Bermuda Plan 2008.

Following the four-month consultation period, any objections will go before a public inquiry to be chaired by a tribunal. Environment Minister El James will then review the tribunal's report and present the final Plan before Parliament.

The Bermuda Plan 2008 will then guide all development until 2015. It is the first overhaul of land use and planning regulations on the Island in 16 years.

The Draft Bermuda Plan 2008 can be inspected at the Department of Planning at the Government Administration Building, 30 Parliament Street, Hamilton, or at: www.planning.gov.bm, parish post offices and the Bermuda National Library.