"Quaint doesn't cut it – a hotel past its prime."

This random review of Waterloo House on the travel website TripAdvisor is being used as one of the justifications for the demolition of the 200-year-old Hamilton guest house. Another argument, put forward by David Benevides, of Benevides and Associates Architects, is that "the redevelopment of the Waterloo House site represents the last piece in the Pitts Bay Road international business jigsaw".

The TripAdvisor website does in fact reveal more glowing reviews of Waterloo House, but Mr. Benevides, as agent for developers Brickman Property Ltd., argues "an ageing infrastructure" coupled with the growth of international business makes the hotel "no longer a prime tourism site".

Mr. Benevides sets out the case for the demolition and redevelopment of Waterloo House in a letter to the Planning Department.

The planning application states a proposed new three-storey development will house 120,000 sq ft of office space over three floors plus parking for 50 cars on a lower level, accessed off Waterloo Lane.

Mr. Benevides says in the letter: "The proposal for the redevelopment of the Waterloo Property should be considered in the following context:

* As a component of a much larger tourism development scheme that encompasses the Coral Beach and Horizons properties;

* As a logical response to the restrictions of a Bermuda Development Plan that is some 14 years out of date;

* As an integral part of a centre of international business that has developed along Pitts Bay Road in the last ten years;

* As the overdue redevelopment of an ageing group of buildings with an outdated infrastructure.

Mr. Benevides letter adds: "We trust our submission will be sufficient to justify a decision in favour of this proposal by the Minister responsible for Tourism (Dr. Ewart Brown).

"In this regard, perhaps the most telling observation is that the loss of licensed beds at Waterloo House will be more than offset by the increases proposed at Coral Beach and Horizons."

Waterloo House is a sister property to Horizons and Coral Beach Club. The award-winning guest house has 30 bedrooms and a popular restaurant overlooking Hamilton Harbour.

The hotel, named one of the best in the Caribbean by Travel and Leisure Magazine, will finally close its doors on July 29.

Manager David Woodhead told The Royal Gazette on Wednesday that it was no longer profitable for Horizon Ltd. to continue ownership.

In his letter to the Planning Department, Mr. Benevides says the loss of licensed beds at 100 Pitts Bay Road "will be more than compensated for by a significant increase in tourist bedspaces at the two Paget properties".

The new development in Paget, managed by the Four Seasons Hotel group, will feature 310 beds in 80 cottages and 150 rooms, plus a new beach and tennis club, four restaurants, spa, banquet and meeting rooms.

However, 80 accommodation units will be sold as "fractional".

Mr. Benevides claims the Tourism zoning for Waterloo House is outdated due to the "growth in international business". He writes: "The characteristics of the site and the layout and condition of the buildings are not well suited to modern day tourism development.

"The Ministry of Tourism's policies emphasise the importance of beachfront sites and properties with sufficient land area to provide a wide range of facilities and amenities.

"Also, over the last ten years the character and function of the Pitts Bay Road area has changed considerably with the development of new office buildings and commercial complexes."

Mr. Benevides points out that the site is the only one along Pitts Bay Road, between the Hamilton Princess and City boundary, which is not now zoned as commercial. "Arguably the redevelopment of the Waterloo House site represents the last piece in the Pitts Bay Road international business jigsaw," he says.

He adds: "In all likelihood there will be misgivings about the demise of Waterloo House. Unfortunately 'charm', 'character' and 'quaint' do not pay the bills nor do they meet the needs of the modern traveller. The haphazard configuration of buildings, the age and condition of the buildings and an ageing infrastructure make Waterloo House an extremely expensive place to manage, service and maintain.

"The electrical, plumbing, mechanical and air-conditioning services are old and in dire need of upgrading. Band-aids no longer suffice and it would not be practical or financially viable to undertake a major overhaul of the premises to bring them up to the standard expected by guests."

Mr. Benevides then quotes one visitor's review of the hotel on website TripAdvisor, saying: "One review sums up Waterloo House as 'quaint doesn't cut it — a hotel past its prime'."

He concludes: "It makes far more sense to devote tourism investment dollars to the redevelopment and refurbishment of the prime Coral Beach and Horizons properties."

He says the new office development will have a traditional coloured frontage with three facades, "to give the appearance of three buildings that will compliment one another and the street scene". Setbacks, Bermuda rooflines and other embellishments will aim to create a look "more residential than commercial", while the proposed building will have dormer windows similar to those of the neighbouring Waterfront development and the new commercial buildings at the former Bermuda Bakery.