Architects' plans for the redevelopment of the Royal Bermuda Yacht Club reveal it will be as high as the Bank of Bermuda.

The proposed 'mixed-use' recreation, office and tourist accommodation development will reach seven-storeys, with a 'mechanical penthouse' roof set slightly higher than the neighbouring bank.

Architects Cooper and Gardner's plans reveal the sailing club will front onto the water over three storeys, while the rest of the development will consist of seven floors of offices in a series of 'two-stepped components'.

The new building will house tourist accommodation for visiting sailors on the fourth floor and have public artwork at its entrance. Parking and boat and club storage will be provided in the basement.

Despite the modern design, the sailing club premises themselves will feature a "classic Bermuda verandah (not unlike the Commissioner's House)".

In a letter to Planning, architects Cooper and Gardner say the Royal Bermuda Yacht Club has been forced to renovate the building in order to raise money to cover its maintenance costs and sailing programmes.

The letter said: "The arrangement of the rooms is out of date, too residential and generally ill-suited for the current club's membership, community work and function requirements.

"The club decided to investigate an office development on the site as a means of financing the reconstruction of a new sailing club facility."

The letter states: "The existing club is in a poor state of repair. The operating and maintenance costs of the building are so significant that the club membership cannot reasonably cover these costs, and still deliver sailing programmes, sailing events adequately. It simply no longer makes economic sense to keep 'patching up' the buildings and its systems."

It says the club's board of directors and membership agreed with buildings committee to "seek sustainable and innovative ways to address the club's future, physical requirements, including the option of redeveloping the site with a new sailing club facility so that it may continue to deliver the community sailing programmes and international events in the same, or in an improved manner".

The Royal Bermuda Yacht Club offers youth development sailing, annual summer programmes, year-round 'Optimist' programmes, 420 class sailing, and the schools 'Waterwise' programme.

The RBYC was established in 1844, and moved into its current premises overlooking Barrs Bay Park 75 years ago.

The architects said: "It is our respectful submission that the three-storey height limit is appropriate for the waterfront portion of the site. The northern end of the site, however, can be developed to greater heights and still have an acceptable impact."

However, Stuart Hayward, chairman of the Bermuda Environmental and Sustainability Taskforce (BEST), said yesterday: "The pressure to raise the height limit on buildings can be considered positively only if Bermuda doesn't mind resembling New York or Chicago or any other dense city. The Bank of Bermuda building already causes a wind tunnel effect that will likely be exacerbated by the construction of another tall building."

The Bermuda National Trust is also to review the yacht club's redevelopment plans.

Jennifer Gray, executive director of the Bermuda National Trust, said yesterday: "We have not as yet reviewed the current application and will certainly be reviewing it in the coming days. We will establish our position after careful review."

She said: "Decisions to permit 'high-rise' buildings in Hamilton — a marked departure from long-standing policy, we feel should only be contemplated after a careful assessment by the Department of Planning and a comprehensive consultation with affected stakeholders and the public.

"While it is recognised that there is a growing desire to 'build up' within the City of Hamilton, we do not believe that development should take place in the absence of appropriate planning controls and procedures.

"If, following assessment and consultation, it is decided that the city can support 'high-rise' buildings, it is essential that the Department of Planning identify areas where these buildings would be permissible and the heights that should be allowed. More importantly, areas where such buildings would not be suitable it must be identified.

"It requires a conscious effort to preserve areas representative of Bermuda's character and image, especially if those areas are adjacent to 'high-rise' development. One means of doing so would be to finalise the listing of architecturally-significant buildings within the city, whereas yet only the Anglican Cathedral benefits from such protection."