Pressed

July 26, 2016
Department of Planning
Dame Lois Browne Evan Building
5th Floor
58 Court Street
Hamilton, Hm12
Attn: Ms. Victoria Pereira
St Regis Resort & Residences (Condos) - St. Georges, Bermuda

In accordance with the provisions of the Development & Planning Act 1974, & St. Georges Resort Act
2015, we enclose the following application for your consideration and Final Approval:
1.
2.
3.
4.
5.
6.
Complete DAP 1 Form Application

Covering letter summarizing the project
Planning Application Final Approval Drawings (5 sets)
Planning Application Final Approval Drawings in PDF format
EIA Report (3 sets)
EIA Report in PDF format
In accordance with the requirements of the Building Act of 1988, a separate application for a building
permit (s) will be forwarded to the Building Officials upon receipt of Final Approval.
The Desarrollos Hotelco Group (DHG) are proposing to develop a new hotel, casino, spa and residences
across 122 acres, on the former hotel site, in the parish of St Georges.
The site is owned by the Bermuda Government and will be leased by DHG. The development is to take
place over 5 phases as outlined in dwg. A-011 Phasing of Works Diagram.
The proposal encompasses:
A 5 Star hotel, with a reception/lobby, 3 meal restaurant, bar & wine cellar, pool bar & grill, spa & gym;
122 hotel rooms, a casino, a ballroom & function terrace. As well as 98 branded condominiums
(arranged across 7 Residences), estate lots for future development, and the refurbishment of an 18-hole
golf course.
The proposed hotel will front directly on to the south and west sides of Barry Road near St. Catherines
beach in Gates Bay. Guest rooms will vary in size ranging from 600 sq. ft. up to 3000 sq. ft. The hotel
reception will be located centrally in the complex of buildings with main facilities such as
bars/restaurants, function rooms and back of house facilities arranged to the south and hotel
accommodation to the north.
WOODBOURNE HALL 1 GORHAM ROAD, P.O. BOX 1362 HAMILTON HMFX, BERMUDA T 441 278 3550 F 441 292 1687 OBMI.COM
ANTIGUA BERMUDA BRITISH VIRGIN ISLANDS CAYMAN ISLANDS MADRID MIAMI MUSCAT TRINIDAD AND TOBAGO
The hotel buildings containing amenities and facilities will be mostly 2 to 4 storys in height, while the
hotel accommodation wing will be arranged across a 4 to 5 story building on the northern end of the
site. The three-meal restaurant will provide seating for approximately 75 persons while a bar and
related facilities will have a total of 32 seats. In addition, a pool grill will be located on the deck/terrace
area overlooking the beach & pool. There will also be a spa carefully integrated into the existing historic
fabric forming Fort Albert. Back of house facilities for the hotel will be integrated into the hotel complex
of buildings and will include laundry, trash collection, MEP facilities and a service yard.
Seven Estate residences (with condominiums) are proposed with each containing 14 apartments
(forming a total of 98 units). These will provide a mix of 2-; 3- and 4- bedroom units and will be serviced
by the hotel. Only the first 2 residences will be developed as part of Phase 1, with the remainder to be
developed as part of Phase 3.
The condominium buildings will each have a total of 6 stories (including a basement parking level). Two
of the condominium buildings will be located to the immediate southeast of the hotel complex, two will
be situated southwest of Fort Albert and the remaining three will be to the north & east of Fort Victoria.
The golf course will be refurbished and re-opened as part of phase two of the development.
We trust that this proposed development will be acceptable to the Development Applications Board,
and we wish to thank you for your consideration of this scheme. Should you have any further queries,
please do not hesitate to contact us.
Yours Sincerely,
Colin Campbell
For Project Leader-Andres Osorio
OBMI
cc. Desarrollos Hotelco Group - Walter & Roberto Stipa
Page 2 of 2
Spa
ST. REGIS RESORT

DEVELOPMENT
ENVIRONMENTAL
IMPACT
STATEMENT
July 2016
St. Regis Resort EIS
Contents
Executive Summary
Introduction
21
Proposed Development
24
Legislative and Planning Policy Context
31
Coastal and Marine Environment
44
3
5
6
7
8
9
10
11
12
13
14
15
16
Site and Surroundings
Terrestrial Environment
Geology and Water Resources

Waste Management
Air Quality
Noise and Vibration
Access, Traffic and Parking
Visual Quality and Landscape
Cultural Heritage and Archeology
28
37
53
59
66
69
72
91
98
Socio-Economic and Community Considerations
113
General Conclusions
120
Health and Safety

Bibliography
118
Qualifications
II
III
IV
Appendices
Composite Matrix of Key Impacts
St. Regis Resort EIA Scoping Report
Consultation responses to Scoping Report
Public Meeting Summaries of Comments received

1
St. Regis Resort Development Site Plan
VII
St. Regis Resort - General Landscaping Plan
VI
VIII
IX
X
XI
XII
XIII
XIV
XV
XVI
XVII
XVIII
XIX
XX
XXI
XXII
XXIII
XXIV
XXV
XXVI
XXVII
St. Regis Resort Phasing Plan
P0321/11 Planning Approval

St. Georges Resort Act 2015
St. Regis Resort - Subdivision Lot Plans

Bermuda Plan 2008 Zonings
Surveys of Existing Vegetation
Skink, Endemic Snail and White-Tailed Tropicbird Survey
Plan showing Existing Plants to be Removed, Re-located or

Retained
List of Plants to be Used in Landscaping Scheme
Environmental Impact Assessment of St. Regis Hotel
Development, St. Georges on Green Turtle Nesting on St.

Catherines Beach
Plan Showing Existing Water and Sewage Infrastructure

St. Regis Architectural and Construction Standards
Plan Showing Existing Road Pattern and Status
Traffic Counts
Junction Analysis
Design Narrative
The Historic Town of St. George and Related Fortifications World

Heritage Site Statement of Outstanding Universal Value
Surveyed Height of Fort St. Catherine
Rendering Showing Relationship between Hotel and Fort St.

Catherine
North Elevation of Proposed Hotel
St. Regis Resort Preliminary Archeological Assessment
XXVIII Obstacle Limitation Surfaces - ICAO
EXECUTIVE SUMMARY
The St. Georges Resort Act 2015 has granted in principle planning permission
for resort development on 122 acres of land leased to the Desarollos Hotelco
Group (DHG) by the Government of Bermuda (GoB).
The property is virtually the same as that on which planning approval was granted
for a more extensive resort development under the Park Hyatt (St. Georges)
Resort Act 2008. Final planning approval for this development was granted in
2011 but it did not proceed and the Act was repealed.
The property includes the former St. Georges golf course and the site of the nowdemolished Club Med hotel.
Forts Albert and Victoria are included. These are within the inscribed area of the
World Heritage Site (WHS) but are in a derelict and abandoned condition. All the
site outside of the forts site is within the buffer zone of the WHS.
The proposed resort development will include a 122-key hotel with spa (in Fort
Albert) and casino. 7 condominium blocks each containing 14 residential units

are also planned as well as 7 estate lots for future development.
The St. Georges golf course will be refurbished and re-opened.
The associated infrastructure for the development includes the re-alignment of
Barry Road to take the road around the hotel development site, which will be to
the west and south of St. Catherines beach.
The St. Georges Resort Act 2015 also granted subdivision approval for 19 lots
according to their development purpose. The subdivision establishes the general
land use pattern for the development of the property as well as the system of
roads/rights of way.
The initial construction programme is expected to take 3 years and will include
the hotel (including spa and casino), the golf course and the 2 condominium
blocks closest to the hotel.
The land is affected by a variety of development and conservation zones.

However, these are superceded by the St. Georges Resort Act 2015, which takes
precedence over the provisions of the Planning Statement.
An environmental impact assessment of the proposed development has been

undertaken. A composite matrix of key impacts is attached at Appendix I. The
findings relating to their subject areas are as follows:
Much of the site is open grassland as a result of its former use as golf course.
There are denser blocks of woodland vegetation, some of which have been
designated as Woodland Reserve.
Surveys of the main development sites have indicated that the incidence of
native/endemic plant species is low. Few, if any, protected species were observed.
Surveys to detect the presence of the Bermuda Skink or the Bermuda Land Snail
have been undertaken. No skinks were captured or observed and no live snails
were found. The presence of these creatures on the development site is

considered unlikely.
As a result of the line of the approved right of way for the re-aligned Barry Road
the construction of the road will involve an encroachment into the Woodland
Reserve on the north side of the hill where the former hotel stood. The Woodland
Reserve will also be affected by one of the condominium blocks.
There will be a risk of further damage to the residual Woodland Reserve along the
edge of the excavated area.
No other important terrestrial habitats are affected and no protected plant species
are directly impacted. However, no details of the changes to the golf course are
available and this has not been included in the assessment.
Certain endemic plant species will be directly affected by the development
proposals but these can be relocated and incorporated into the landscaping
scheme.
Bermuda Skinks or Bermuda Land Snails are not expected to be impacted by the
proposed development.
Summary of Key Impacts

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Loss of/harm to protected species
I
Low
*
Minor
Removal of native/endemic species
D
Low
*
Minor
Loss of Woodland Reserve
D
Med
*
Mod
Operation
Increase in native/endemic species
D
+
Med
*
Mod
I/D = In/Direct, Mag. = Magnitude, Sig. = Significance, L = Local, Is = Island-wide, Int = International

Mitigation for these impacts will be provided by extensive landscaping around the
site including a significant increase in native/endemic species. The landscaping
proposals include planting along the excavated ledges for the rock cut for the
road and measures to prevent soil erosion and the loss of further trees from the
Woodland Reserve. These and other measures to mitigate impacts on the
terrestrial environment can be included in a construction environmental
management plan. Proposals to increase the amount of woodland on the property

can be incorporated into the development of the condominium site on the site of
the former hotel when that phase is proposed.
Coastal & Marine Environment
This focuses on the coastal environment as the proposed development does not
directly affect the marine environment.
The coastal habitats within the leased areas are as follows:

i.
St. Catherines beach and the rocky coastline that extends southward
ii.
The promontory to the east and north of Coot Pond including the
iii.
iv.
from it between Coot Pond Road and Barry Road.

National Park islet.
The coastal strip along the north side of Anchorage Road.

The coastline between Khyber Pass and Bourne Drive
With regard to St. Catherines beach, as a result of comments received during the
scoping exercise the proposed hotel has been moved further to the west and
beyond the existing road. This has eliminated any encroachment on to the beach.
Existing coconut palms and native coastal plants have been incorporated into the
landscaping scheme where possible.
The consultant Professional Engineer has confirmed that the coastal defences for
the proposed development are designed to withstand hurricane conditions.
In view of the discovery last year of a turtle nest on the coast to the south of the
leased area a study has been undertaken to determine the potential for turtle
nesting on St. Catherines beach. This has concluded that while St. Catherines
beach may be suitable for turtle nesting there is a very low probability of such an
event happening and this should not prevent the hotel development.
Most of this promontory to the east and north of Coot Pond is intended to be

retained for use as part of the golf course which is what it has been used for
previously. Land along the eastern side of the promontory will provide two estate
lots under the approved subdivision. There are no details at the present time of
how these lots are to be used or developed.
There are no proposals at the present time for the use or development of the
national park islet.
The coastal strip on the north side of Anchorage Road is subdivided to provide 5
estate lots. No details of how or when these lots will be developed are available.
Any development is unlikely to affect protected plant species but longtails may
be impacted. Further review will be required when development details are known.
No built development is proposed on the coastline between Khyber Pass and

Bourne Drive.

Phase
Impact
Construction
I/D
Type
(+/-)
+
+
+
Mag.
L
*
*
*
*
*
*
*
*
*
*
Extent
Is
In
Sig.
Turtle nesting noise

I
Med
Minor
Turtle nesting light
I
Med
Minor
Turtle nesting human observation
D
Med
Minor
Disturbance to longtails
I
Low
Minor
Operation
I
Med
Minor
I
Med
Minor
Turtle nesting human activity
D
Med
Minor
Turtle nesting beach obstacles
D
Med
Minor
D
Med
Minor
Retention/improvement of coastal
D
Low
Minor
vegetation
Mitigation should include measures to ensure that appropriate procedures and
awareness is in place should a turtle nesting event occur on St. Catherines beach.
Geology & Water Resources

The geology of the development site is limestone of the Southampton formation.
Ground conditions near the beach may mean that piles are required but geo-
technical studies to establish this have not yet been undertaken. Further review
may be required in the event that the need for piles is confirmed.
There are no known caves in the leased area but procedures need to be in place
to provide guidance in the event that a cave is discovered.

The excavation for the proposed road and site preparation will involve a
considerable amount of cut and fill. The material remaining after meeting fill
requirements will be used within the development either as concrete aggregate
or earthworks for the golf course.
St. Georges island is underlain by the St. Georges groundwater lens which
provides fresh or brackish water for local needs. The resource will need to be
protected in the development of the site.
Water supply for the development will be by traditional rainwater catchment
supplemented by reverse osmosis. Potable water will be stored in a potable water

tank under the hotel and any excess pumped to a main storage tank at Fort
Victoria. The reverse osmosis plant is expected to meet the Environmental

Authority standards.
Within the leased area there is a substantial amount of existing GoB water supply
and sewage disposal infrastructure which is used to service the local community.
A master plan study of the water and wastewater requirements of St. Georges
has recently been commenced. Consultants working on the St. Regis project have
been involved in the master plan programme so that any conflicts can be avoided.

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Use of excavated material
I
+
Med
*
Mod
Operation
Use of existing water storage tank
D
+
Low
*
Minor
Mitigation should include best practice construction management procedures to
minimise the transmission of dust from stockpiled material and provide guidance
on appropriate action should a cave be discovered.
Waste Management
No known decontamination measures are required in the construction of the
proposed resort.
The former hotel has been demolished and the demolition waste removed from
the site. There are no other existing structures that require demolition.
All excavated material is expected to be used within the site.
Construction waste will be disposed of in a manner to be agreed with the

Department of Works and Engineering Waste Management section
The former hotel would have generated a large amount of solid waste but the
waste likely to be produced by the proposed hotel still represents a significant
increase on current levels of waste production. The hotel operators procedures

for dealing with waste include specific reference to the need to reduce the waste
stream by recycling and other measures. These will help to minimize the impact
of the waste generated.
A new sewage treatment plant will be installed to meet the needs of the resort.
Sewage will be treated to tertiary level to produce an effluent suitable in quality

for flushing and golf course irrigation. The grey water will be stored in a tank
under the hotel with the excess pumped to a grey water tank in the main tank at
Fort Victoria. The treatment plant is expected to meet Environmental Authority

standards.
Proposals for storm water management and swimming pool water disposal are
generally expected to meet Environmental Authority standards. However, in view

of the construction in close proximity to the coastline there will be a risk of
contamination of the marine environment unless appropriate procedures are
adopted to prevent soil erosion affecting the ocean.

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Storm water run-off
I
Low
*
Minor
Demolition and construction waste
D
Med
*
Mod
Operation
Solid waste
D
Low
*
Mod
Water conservation
D
+
Med
*
Mod
Mitigation should include a construction waste management plan covering the

following:
a) All materials arising from the demolition work would be sorted

and
stockpiled
temporarily
neighbouring residential uses.
within
the
site,
away
from
b) Materials will be processed and re-used on site where possible

to minimize off-site construction traffic movements, and
c) Surplus materials would be dispatched for recycling or disposal

off site in accordance with the capacity of the receiving system.

d) Erosion control methods and procedures.
An operational waste management plan is also recommended.
Air Quality
There are no known existing air quality issues at the development site.
During the construction phase the most likely risk of air quality impacts is from
dust from construction activities. The impact of dust contamination of protected

species is not significant due to the low incidence of these plants on the site.
Wind-blown dust may cause a problem for the nearby restaurant, Fort St.
Catherine, member of the public using the beach and residents in the vicinity.
Preventative maintenance and appropriate venting should ensure that no odours

from the sewage treatment plant cause nuisance.

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Construction dust
D
Low
*
Minor
The construction environmental management plan should include measures to

mitigate the transmission of construction dust.
Noise & Vibration
There are no existing noise level issues at or near the development site.
Any impacts resulting from noise and vibration are most likely to occur during
the construction phase. However, these impacts are likely to be of a temporary

nature.
The distance of the development site from housing means that these receptors
are unlikely to be significantly affected but the proximity of the development site
to the restaurant, Fort St. Catherine and the beach are likely to mean that these
locations will be more directly impacted by construction noise.
The need to drive piles into the ground in the construction of the hotel could have
implications for the structural integrity of Fort St. Catherine and could also affect
the restaurant above Achilles Bay. This issue may need further review if it is
established that piles are required in relatively close proximity to these buildings.
Residential properties on Coot Pond Road and buildings in the historic town of St.
george may be affected by noise and vibration from construction traffic.
The operational phase of the proposed resort is not expected to give rise to
9

specific noise or vibration nuisances.

Phase
Impact
I/D
Construction
Type
(+/-)
-
Mag.
Extent
L
Is
In
*
Sig.
Proximity to restaurant, fort and

D
Low
Minor
beach
Construction traffic
I
Low
*
Minor
Measures to mitigate noise when construction takes place in closer proximity to
nearby facilities and from construction traffic should be included in the

construction environmental management plan.
Access, Traffic & Parking

This section contains the traffic impact assessment and statement as required by
S.4(1)(e)(iii) of the St. Georges Resort Act 2015.
The Corporation of St. George is mainly responsible for the maintenance of roads
in the area although this responsibility is shared with GoB who maintain certain
roads in the Corporation area. In addition, an informal arrangement exists

between the Corporation and GoB for assistance in maintaining other roads. The
leased area includes public roads.
Government Hill Road provided the principal means of access to the former hotel
and the previously approved hotel development. The road varies in width and has
grass verges. To the north it connects with Coot Pond Road. To the south is leads
to Kent Street, which has a restricted width along part of its length and terminates
at its junction with York Street.
Barry Road provides access to the leased area from the southeast. It connects with
Coot Pond Road to the north and, at the boundary of the leased area, with
Grenadier Lane which leads westward to Old Military Road and Barrack Hill to York
Street. With the exception of Coot Pond Road all the latter roads are of adequate
width and construction. That part of Coot Pond Road skirting the south side of
Coot Pond is restricted in width being only a single lane.
Access into the resort area can also be gained from Victoria Road although this is
currently closed off and is somewhat overgrown.
All the roads in the vicinity of the development site carry a very low volume of
traffic.
10

A traffic count of the volume of traffic traveling through the York Street/Kent
Street junction as this is considered the critical junction most likely to be affected
by the proposed development. The findings were compared with data collected in
2010 and found to be comparable.
The morning peak hour was 07.30 am 08.30 am with a total of 478 vehicles
flowing through the junction. Three-quarters of these vehicles were heading in a
westerly direction. The evening peak hour was 17.15 pm - 18.15 pm when the
total volume of traffic was similar to the morning peak at 487 vehicles. The
volume of traffic heading east or west was split evenly.
Junction analysis was performed by Transport Planning Practice, a UK

transportation planning consultancy, using software to determine the level of
service (LOS) of the junction. Under existing conditions, the junction was found
to work well as it has low ratio of demand flow to capacity and has a LOS of A
(Free Flow) for both morning and evening peak hours.
Data provided by the Bermuda Police Service indicate that traffic accidents have
occurred at this junction and elsewhere near the development site but are not
frequent.
Public transport to St. George includes a regular bus service, a ferry service from
Dockyard during the cruise ship season and a private bus service to local tourist
destinations.
The main access road to the proposed development site will be Barry Road. The
road will be re-aligned so that it skirts the hotel development site which will be
between the road and the beach.
The line of re-aligned road is determined by the right of way approved in the
subdivision of the property. The right of way is 6.1m (20ft) wide. The proposed
road is 19ft wide with a 4ft sidewalk.
A new junction of adequate capacity, will connect Barry Road to Coot Pond Road
opposite the hotel entrance.
It is intended that the proposed road will meet the specifications of the
Department of Works and Engineering Highways section and will be constructed
and completed prior to the commencement of construction work on the hotel. On
completion, the new section of road will become part of the public road system
and will be maintained by the appropriate highway authority.
11

The new road is generally in conformity with policies TPT.4, TPT.10 and TPT.11
of the Planning Statement although the construction will involve significant
excavation and encroachment into the Woodland Reserve. These issues are
discussed elsewhere in the report.
Improved access and parking for the fort and beach are included in the proposals
and these will be beneficial for these facilities as well as the restaurant. However,
there may be a risk of obstruction of the access to these properties as well as
conflicts between construction vehicles and other local traffic.
The use of Coot Pond Road by construction vehicles is undesirable. Construction

vehicles should be encouraged to use Barrack Hill and Barry Road to access the
site.
As there are no other feasible alternatives to the use of York Street by vehicles
traveling to or from the site the impact on the York Street/Kent Street junction
has been assessed for the construction and operational phases of the
development.
It is expected that around 150 construction workers will be employed on the site
in building the hotel and the resulting increase in traffic movements through the
York Street/Kent Street junction have been estimated. These estimates represent
an increase in total traffic volume of 8.6% during the morning peak hour and 8.4%
in the evening peak hour. This is unlikely to have a significant impact on the
operation of the junction which has the capacity to absorb this increased demand.
The impact of construction vehicles, container trucks and other service and
delivery vehicles on the operation of the junction in peak hours is also not
expected to be significant.
As it will not be possible to avoid construction traffic using roads through the Old
Town measures are likely to be necessary to ensure that damage does not occur
to historic buildings. These will include, for instance, strictly enforcing speed
limits on construction vehicles on streets through the town of St. George.
For the operational phase the projected increase in traffic has been estimated on
the basis of the number of employees expected to work at the hotel. In calculating
journey to work for residents of the condominiums a worst-case scenario has
been adopted in which the residents of all the units follow the characteristics of
the population of Bermuda.
12

Junction analysis was performed by TPP based on two scenarios:
a) The phase 1 development which would be the hotel only, and

b) The
completed
condominiums
development
including
the
hotel
and
all
the
For each of these scenarios the analysis covered two assumptions. Firstly, that
projected traffic flow would follow existing distribution on the road network.
Secondly, because the latter could result in increased use of Kent Street and Coot
Pond Road which are likely to be considered less convenient to drivers because of
width restrictions and the route is less desirable from a traffic flow and residential
amenity viewpoint, the projected traffic flow would use York Street/Barrack Hill
only.
For each of these scenarios and assumptions the LOS of the junction was A (Free
Flow) and, by extension, any intermediate phases can also be expected to have a
similar LOS. Consequently, it is not expected that the proposed development will
have any adverse impacts for traffic flow on roads and junctions in the vicinity of
the site.
Parking provision for the proposed resort is assessed as follows:

Use
Employees
Restaurants/bars
Casino/golf
Spa
Functions
Guest
Total
Cars
Motorcycles
14
14
53
27
26
126
35
27
26
61
169
Parking areas are provided for the resort development to the west of the new road
and between the hotel and the road. A total of 115 car spaces (including 3
disabled spaces) and 131 motorcycle spaces are provided. The public will also be
able to use those parking areas nearest the beach access and the fort.
13

The total number of parking spaces does not currently meet the assessed
requirements but is considered sufficient for the early stages of the hotel
operation.
Laying out additional areas for parking near the hotel is undesirable. Other areas
may be available for parking should they become necessary.
With a small increase in car spaces, parking provision for the condominium blocks
is satisfactory.

Phase
Impact
I/D
Construction
Type
(+/-)
-
Mag.
L
*
*
*
*
Extent
Is
In
Sig.
Access to fort, beach restaurant

I
Low
Minor
Mix construction and visitor traffic
D
Low
Minor
Use of Coot Pond Road
I
Med
Mod
Construction traffic through St.
D
Med
Mod
George
Operation
Access/parking to beach and fort
D
+
Low
*
Minor
I
Low
*
Minor
A traffic management plan should be included in the construction environmental

management plan to address the issues raised in the impact assessment.
In the operational phase of the development linkages to public transport could be

explored as well as alternative ways for guests to access St. George.
Visual Quality & Landscape

The general visual character of the leased area is a function of the previous use
of large parts of it as a golf course which has an unkempt appearance since its
closure. There are also pockets of dereliction.
Prior to its demolition the former hotel would have dominated the scene with the
golf course providing a manicured setting.
The St. Regis is a large building although much smaller than the previous hotel.
Efforts have been made to relate it to its locality and incorporate recognizable
elements of traditional Bermudian architecture.
The proposed resort is composed of a number of distinct and separate but

connected buildings. These help to break up the massing and provide for some
permeability of views.
The two condominium buildings closest to the hotel are taller structures but the
14

presence of these structures should be absorbed into the landscape backdrop of
the hillside and their visual impact attenuated accordingly.
The 5 condominium buildings on top of the hill could be more visually prominent
although of much smaller scale than the previous hotel. Details of the landscape
setting for these blocks are not yet available.
The construction of the new road will require significant excavation. The
alignment of the road is determined by the approved right of way and the depth
of the cut determined by the need to meet gradient requirements.
The excavation the road has been mitigated as its line deviates slightly from the
right of way so that the road is lower down the slope which reduces the amount
of cut required. Nevertheless, at its maximum the exposed rock cut could be 22ft
high. During the construction phase this could cause significant visual disruption.
Following construction of the hotel buildings the exposed cut will have less visual
impact and the incorporation of planting ledges will provide opportunities for
landscaping to soften the appearance of the rock cut.
A low rise to the west of the hotel that was enhanced in height as a result of
landscape works in the construction of the golf course will be removed. This will
enhance views to the west and the land will be returned to golf course use. This
landscape change is not expected to have a significant visual impact.
The quality of the landscaping will add significantly to the attractiveness of the
development.
The upgrading of the golf course will be a positive contribution to the

improvement of landscape and visual quality in this part of St. Georges.

Phase
Impact
I/D
Type Mag.
Extent
(+/-)
L
Is
In
Construction
Visual disruption
D
Med
*
Landscape change
D
-/+
Med
*
Golf course refurbishment
D
+
Med
*
Sig.
Mod
Mod
Mod
Landscaping proposals will provide substantial mitigation of visual quality

impacts.
Cultural Heritage & Archeology
15

The town of St. George and its general environs are of considerable historical and
cultural significance. St. George was the original capital of Bermuda and is one of
the oldest continuously occupied European settlements in the western

hemisphere.
The town of St. George and its related fortifications are of international
importance as they have been designated by UNESCO as a World Heritage Site.
The forts within the leased area form part of the inscription. The remainder of the
leased area is within the WHS buffer zone.
The town of St. George and Forts St. Catherine, George, Albert, Victoria and
William have all been designated as Historic Protection Areas in the 2008 Bermuda
Plan. Forts Albert and Victoria are located within the leased area while the town
of St. George and Forts St. Catherine, George and William all have contiguous
boundaries with the leased area.
Forts Albert and Victoria are designated as grade HM listed buildings because
of their historical significance.
The beach is protected from development by virtue of S.28 and the Fourth
Schedule of the Development and Planning Act 1974. Other than its inclusion in
the WHS buffer zone the land to the west of the beach does not enjoy any specific
protection.
With the exception of Forts Albert and Victoria, the proposed development is all
contained within the buffer zone and does not directly impact the inscribed area
of the WHS and does not directly affect any designated Historic Protection Area or
listed building.
The resort development is considered compatible with the WHS as hotel

developments are commonly associated with WHS in many parts of the world.
A central consideration in an assessment of the impact of the proposals on the

World Heritage Site is the Statement of Outstanding Universal Value, which is a
key reference for the management and protection of a WHS. The proposed
development, located in the WHS buffer zone, is well removed from the core
attributes described in the SOUV and the impact is consequently limited and the
compatibility acceptable.
The scoping exercise identified key issues that needed to be addressed in the
heritage impact assessment. These were:
16

a) Relationship of the proposed hotel to Fort St. Catherine and St.
Catherines beach;
b) Access to St. Catherines beach and historical monuments;

c) Use and management of the forts;
d) Impact of development of the estate lots to the southwest of Fort St.

Catherine, and
e) Safeguarding of sites of archeological significance.
The proposed hotel will not directly affect Fort St. Catherine, which is included in
the WHS but is outside the leased area. It will, however, result in significant change
to the general setting of this heritage asset.
The area where the proposed hotel resort is to be located has remained
undeveloped as a result of the golf course use rather than the surroundings
having any intrinsic environmental value or importance for the landscape setting
for the fort. There appears to be no underlying reason, therefore, why the land to
the south of the fort and west of the beach should not be developed provided
archeological safeguards are observed.
The proposed hotel is a substantial structure and its impact on the setting of the
fort will be a function of the relative heights of the hotel building and the fort and
the distance between them. The height of the hotel is similar although slightly
higher than Fort St. Catherine and in response to concerns raised about the
proximity the hotel has been moved further to the south and west. This will
provide sufficient separation between the two buildings to mitigate any adverse
impact on the fort.
The relocation of the hotel building has also reduced its effect on the beach.
Efforts that have been made to mitigate impacts by moving the structure further
away from the fort and the beach and the architectural revisions on the northern
elevation will help to ameliorate the general effect of the new hotel.
Currently there is no authorized public access to either Fort Albert or Fort Victoria.
Both of these historical fortifications, which are included in the WHS, are in an
abandoned and derelict condition.
The intention is to restore Fort Albert and convert it into a spa and on completion
it will be open to the public. The ability of the public to have at least partial access
to a restored fort must be seen as a positive impact.
17

The seriously degraded condition of Fort Victoria means that general public
access is undesirable for safety reasons.
Access to Fort St. Catherine will need to be maintained during the construction
phase but the proposed road and parking facilities will improve access to the fort
when completed.
The resort proposals include the refurbishment of Fort Albert for use as a spa
facility for the hotel. No details are currently available but bringing the structure
back into beneficial use is a major positive impact provided that the appearance
and historic interest of the building is preserved and enhanced in the conversion
process. There are no current proposals for Fort Victoria.
Two estate lots are located to the immediate west of the Beach House at
Blackbeards which is west of Fort St. Catherine. A considered assessment of the

development of these lots can only take place when detailed proposals are
available. Any development proposals for these lots will need to consider their
effect on Fort St. Catherine.
A preliminary archeological assessment has been undertaken for the development
site. This has concluded that, notwithstanding that previous construction and the
creation of the golf course may have destroyed or disturbed archeological
resources, the development could impact archeological resources having
significant public value. Procedures should be in place during construction to

ensure that any archeological resources are not destroyed.

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Archeological resources
D
Med
*
* Mod
Operation
Fort St. Catherine & beach
I
Med
*
* Mod
Restore/use Fort Albert
D
+
Med
* Mod
It will be extremely important that the construction environmental management

plan includes provisions to ensure archeological resources are safeguarded.
A substantial amount of mitigation has already been achieved as a result of the

scoping exercise for the EIA.
When the resort becomes operational it is going to be beneficial for the hotel to
have a management plan and procedures in place relating to the care and use of
18

heritage resources.
Socio-economic & Community Considerations
The closure of the previous hotel in the late 1980s and the more recent loss of a
dedicated cruise ship calling at the town of St. George has been a major loss to
employment and business opportunity in St. George.
St. Georges has been designated an Economic Empowerment Zone to improve

the social, economic and physical development of the area.
The Bermuda Tourism Authority has designated St. Georges as Hub 1 in its
National Tourism Plan reflecting the potential that the east end has for tourism
development and the importance of the town in efforts to revitalize tourism in
Bermuda. The construction of the St. Regis resort will provide a substantial boost
to the efforts to develop tourism in this part of Bermuda.
The construction costs of the hotel are expected to be around US$150m over the
three-year initial construction programme. This represents significant direct
capital investment in Bermuda and St. George.
The project will also provide expanded employment opportunities in construction
and in the operation of the hotel and its related facilities. The construction of the
resort is expected to provide around 150 jobs. These will be both skilled and
unskilled and will be available to local people. The construction phase will also
provide opportunities for local service providers.
Employment opportunities will also be provided when the resort opens. These will
provide much-needed jobs particularly in the St. Georges area.
Guest workers will also contribute to the local economy by renting housing, as
staff housing is not provided in the project, and in using local services.
The proposed incorporation into the resort proposals of dedicated public parking
for the beach and a beach access walkway will confirm the availability of access
to the beach and contribute a public facility for the use of local people.
The re-opening of the golf course will improve the amenity value of the area and
re-establish the land as a sport and recreation facility for local people as well as
visitors. It will also contribute to the revitalization of St. George by attracting

golfers to this part of Bermuda from elsewhere on the island and further afield.
19

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Major construction project
I/D
+
High
*
Major
Operation
New hotel in St. Georges
I/D
+
High
*
*
* Major
Beach access/parking
D
+
Re-opening golf course
I/D
+
Med
*
*
Mod
General Conclusions
The St. Georges Resort Act 2015 granted in principle planning permission and
subdivision approval for a substantial development near St. Catherines beach in
St. Georges. This assessment reviews the details to be submitted in the

application for final planning permission.
The scoping exercise provided an opportunity for stakeholder input to the

concept scheme and this resulted in some changes to the detailed proposals such
as moving the hotel further away from Fort St. Catherine and confirming public
access to the beach.
The St. Regis resort is a major development proposal and there are some
environmental consequences but measures are available to provide mitigation.
The construction and opening of a new hotel in St. Georges is a major economic
boost for the east end of the island.
20
1.
Introduction
1.1
The Desarrollos Hotelco Group (DHG) has been chosen by the Government of
Bermuda (GoB) as the preferred developer for a proposed hotel and resort
development in St. George. In principle planning permission has been granted for
the proposed development under S.4 of the St. Georges Resort Act 2015. A
condition of the in principle approval requires that an application for final
approval be accompanied by an environmental impact assessment and statement.

1.2
A planning application for final planning permission is being submitted for the
initial phase of the development. An environmental impact assessment has been
carried out on these proposals and this environmental impact statement (EIS) has
been prepared to describe the likely significant environmental impacts that are
expected to result and, where necessary, the measures taken or proposed to be

taken to mitigate any adverse impacts.
1.3
The Department of Plannings guidance note GN106 Environmental Impact
Assessment and Environmental Impact Statements provides general advice on the

preparation of these documents. This guidance has been followed in undertaking
the assessment of impacts likely to arise from the St. Regis Resort development
proposals.
1.4
Succeeding sections of the EIS provide details of the proposed development
(section 2), describe the site and its surrounding area (section 3), set out the
planning and legislative context (section 4) and, in sections 5 through 14 provide
details of the assessments of impacts in a series of subject areas. Some general

conclusions are drawn in section 15.
1.5
Scope and Approach
A scoping report (see Appendix II) which outlined the likely areas of environmental
effects on which the EIS will focus was submitted to the Department of Planning
in February. Feedback on that document has been received and has informed the
preparation of this EIS.
21

1.6
The EIS contains the residual subject areas that are the focus of more detailed
assessment. The main subject areas of assessment are covered in sections 5 to

14. These sections follow a similar format based on the following sub-sections:
i.
Baseline Conditions which sets out the existing conditions relative to
ii.
Assessment in this section the likely effects of the proposed
iii.
iv.
v.
1.7
the subject area
development on the subject area are evaluated.
Key Impacts key impacts are identified based on the assessment.
Mitigation where impacts are identified mitigation measures are

recommended.
Conclusions conclusions are drawn from the assessment process.
The impacts are assessed against a variety of criteria which are:
Positive/negative effects
Magnitude to be categorized according to the following criteria -
Direct/indirect effects
Type
Low
Description
Minor
or
insignificant
deviation
characteristics/relevant standards
from
baseline
Medium
Noticeable but not significant deviation from baseline
High
Significant
deviation
from
baseline
Significance the significance of an impact will vary depending on the
extent and magnitude of the impact and sensitivity of the receptor and the
terms used have the following description Type
Description
Minor
Not noteworthy or material, sensitivity of receptor is low,
Neutral
Impacts are non-existent or negligible
impacts are low in magnitude and limited in extent
22

Moderate
Major
Noteworthy and material, impacts are medium and extend
over a wider area
Impacts are of a high magnitude and island-wide and/or

international, sensitivity of receptor is medium or high
Extent whether the impacts are local, island-wide or international in scope
Consultation
1.8
The scoping report has provided the basis for consultation with a wide variety of
Government Departments and other agencies. A summary of the responses
received is attached at Appendix III.
1.9
A public meeting has also been held to inform the community about the proposed
development and provide an opportunity for local people to comment on the

proposals. The meeting was held at the cruise ship terminal at Pennos Wharf on
9th June 2016. Summaries of the queries and comments that were received from
members of the public are attached at Appendix IV.
23
2.
The St. Regis Resort, St. George
2.1
The proposed development involves the creation of a new resort within the
municipal area of St. George. GoB has leased 122 acres of land to the developer
for this purpose although the built development will be concentrated near St.
Catherines beach and on the site of the former hotel in the north of St. Georges
island. The proposals encompass a hotel and spa, condominiums, estate lots for
future development and the refurbishment of the St. Georges golf course. A site
plan showing the proposed development is attached at Appendix V.
Phasing
2.2
The resort will be constructed in several phases in accordance with the following
sequence:
Phase 1 - Hotel and spa

Phase 2 - Golf course
Phase 3 - Condominium buildings adjacent to the hotel
Phase 4 - Remaining condominium blocks
Phase 5 - Estate lots
2.3
A plan illustrating this phasing sequence is attached at appendix VI. It is currently

anticipated that the initial construction programme will include the first three
phases and will take approximately 3 years. During the latter part of this period
it is expected that work on the refurbishment of the golf course will commence
with a view to all these facilities opening at around the same time. Later phases
of the resort will occur as market conditions permit.
Hotel
2.4
The proposed hotel will be located to the south and west of St. Catherines beach
in Gates Bay on the opposite side of the road that currently skirts the beach. The
location of the hotel in close proximity to the beach is considered essential to the
24

success of the project as the target market is aimed at visitors from North America
who are looking for a hotel that provides a beach experience.
2.5
The hotel reception is located centrally in the complex of buildings with main
facilities such as bars/restaurants, function rooms and back of house facilities

arranged to the south and hotel accommodation to the north. The hotel buildings
containing amenities and facilities will be mostly 2 to 4 storeys in height. The
hotel accommodation will largely be contained in two 5 storey buildings at the

north end of the site.
2.6
The hotel will provide a total of 122 keys consisting of 97 rooms and 25 suites.
The rooms will be around 600 sq. ft. in size (including terraces) while the suites
will range in size from 1200 sq. ft. up to 3000 sq. ft. The rooms are arranged
back-to-back either side of a central corridor so that each room is afforded a view
either to the east or the west.
2.7
A variety of food and beverage outlets are proposed. In the main hotel building a
three-meal restaurant will provide seating for 75 persons while a bar and related
facilities will have a total of 32 seats. In addition, a 30-seat pool grill will be
located on the deck area overlooking the beach.
2.8
The proposed hotel includes a casino although this will be subject to the granting
of a licence under the Casino Gaming Act 2014. The casino will have a gross floor
area of approximately 6500 sq. ft.
2.9
The proposals also include the restoration of Fort Albert to create a spa. Other
2.10
On the beach side of the hotel there would be an extensive deck area running the
facilities included in the hotel are a gym and Kids Club.
length of the development with a main swimming pool located at the southern
end to the rear of the existing pier, which will be repaired and enhanced with new
decking. A smaller swimming pool would be located further to the north on the
deck area
2.11
Back of house facilities for the hotel are integrated into the hotel complex of
buildings and will include trash collection, MEP facilities and service yard.
Residential
25

2.12
Seven condominium blocks are proposed with each structure containing 14 units.
These residential units will provide a mix of 2- and 3-bedroom accommodation
and would be serviced by the hotel.
2.13
The condominium units will be arranged on five floors of each building. Vehicles
parking spaces for the occupants of the units will be provided in a basement level.
Two of the condominium buildings are located to the immediate southeast of the
hotel complex, two are situated southwest of Fort Albert and the remaining three
are to the north and east of Fort Victoria.
Golf Course
2.14
The St. Georges golf course would be refurbished and re-opened as part of the
redevelopment of the site. Full details of the redesigned golf course are not yet
available although the clubhouse/pro shop and golf-cart pick-up and parking
would be located at the hotel.
Landscaping
2.15
The proposals include extensive landscaping around the resort development
including the road and the two condominium blocks. The general plan of
landscaping is shown at Appendix VII. The plants proposed to be used in the

landscaping scheme include species that are native and endemic to Bermuda.
Utilities
2.16
A sewage treatment plant (STP) will be provided to serve the hotel and the two
condominium buildings to the immediate south of the hotel complex. The STP
will be located to the west of the most southerly parking area. Liquid effluent
produced by the treatment plant will have been treated to a level where it can be
used for irrigation and flushing, and will be discharged to a grey water storage
tank.
2.17
Water supply for the development will uitilise traditional roof rainwater catchment
2.18
Power to the proposed development will be supplied by BELCO. The estimated
and be supplemented by a seawater reverse osmosis treatment plant.
electrical load for the resort complex is 700 KVa and 220 KVa for each of the
26

condominium blocks. Suitably sized transformers will be installed to meet these
loads. Solar site lighting, occupancy sensors and energy efficient equipment will
be utilized to reduce power requirements
Access and Parking
2.19
Access to the hotel will be via Barry Road. Barry Road would be re-aligned to skirt
around the proposed hotel and would link with Coot Pond Road, which would also
be re-aligned, to provide access to Fort St. Catherine and Achilles Bay.
2.20
Public access to St. Catherines beach would be provided to the north of the hotel
accommodation and will include a public parking facility.
27
3.
3.1
The leased area consists of three separate parcels of land. The majority of the site
is contained within a large irregularly-shaped block of land of approximately 118
acres. The other two parcels are a 2-acre area on the southwest side of Old Military
Road and a National Park islet of 0.25 acres (see Fig.1 below).
Fig.1 Leased area (extract from St. Georges Resort Act 2015- N.B. There are some minor
inconsistencies between the leased area shown in the Act and the master
development agreement which will need to be rectified)
3.2
The largest parcel mostly covers the former St. Georges golf course. This
extended across the property from Wellington Back Road in the west to Barry Road
in the east. The golf course is closed and has been for some years. As a result, it
has become overgrown although efforts are made to keep the fairways relatively
open. The former golf clubhouse on Park Road has been demolished and the site
and adjacent parking areas are in an abandoned and derelict condition.
3.3
That part of the site to the west of Government Hill Road includes two lengths of
undeveloped coastline. These are an area between Khyber Pass and the western
end of Bourne Drive that was part of the former golf course and the coastal area
stretching from Tobacco Bay to the eastern end of Bourne Drive between
28

Anchorage Road and the sea. To the south of Anchorage Road in this location are
two former Naval Tanks water catchments which are now abandoned and
overgrown. Between these catchments is the obsolete former seawater reverse
osmosis treatment plant operated by GoB.
3.4
To the east of Government Hill Road there are three historic fortifications. The
largest of these, Fort Victoria, is located on the summit of the hill that rises up
from Government Hill Road and dominates this part of the site. Fort Albert is
situated to the east of Fort Victoria on the eastern slopes of the hill above the
coast. Fort William is to the south of Fort Victoria east of Sapper Lane. These
fortifications are not well maintained and their surroundings are generally
overgrown.
3.5
The hill on which Forts Victoria and Albert stand was also the development site
for the former hotel on the property. The main hotel structure was located on the
northeast facing slopes of the hill adjacent to Fort Victoria and several staff
accommodation buildings were located to the southwest of Fort Albert. There
were a variety of hotel facilities between these sites. The hotel and facilities were
abandoned and all the structures were demolished in 2008 and the sites have
since become overgrown.
3.6
The eastern coastal margins of the site include St. Catherines beach in Gates Bay,
one of the larger beaches on St. Georges Island. Fort St. Catherine is located on
a promontory which defines the northern end of the beach. At the southern end
of the beach there is a semi-derelict pier running parallel to the coast and to the
south of that a T-plan landing stage in similar condition extending perpendicularly
out from the coast. Further south the coast consists of rocky foreshore.
3.7
The 2-acre parcel of land is located to the south of Fort Victoria between Fort
William and the western side of Old Military Road. The site is undeveloped and
mostly covered with dense vegetation. An unmade track leads through the site
from Old Military Road and provides vehicular access to 16 Slippery Hill, a
Bermuda Housing Corporation property in residential use.
3.8
The small islet included in the leased area, known as Catherine Rocks, lies
immediately offshore from the most northerly point of the leased area to the west
29

of Fort St. Catherine. It is a natural rocky island and is not developed.
3.9
Government Hill Road, to the west of the development site, formerly provided
access to the now-demolished hotel which stood on the hill to the east of the
road. The road also provides access to the west via Park Road to Bourne Drive and
Secretary Road. It also leads further north along Naval Tanks Hill to Anchorage
Road and Coot Pond Road. Coot Pond Road, a narrow single-track road in places,
winds around Tobacco Bay and Coot Pond joining with Barry Road before reaching
Fort St. Catherine.
3.10
Barry Road provides access into the site from the east while Victoria Road, which
is now closed off, formerly gave access into the previous hotel site. Access into
and through other parts of the leased area from the south and west are provided
through the Old Town to Park Gates, Khyber Pass and Suffering Lane.
3.11
To the south and west of the leased area the land is mostly in residential use. This
is relatively high density development of mainly single family homes and includes
the historic Town of St. George which abuts the southern boundary of the central
part of the site. The St. Georges Club, a resort development to the immediate
west of the Old Town, also adjoins the southern boundary of the site. To the
southeast of the site there are a mix of land uses including lower density
residential, open space and institutional uses. The latter include schools, health
clinics, community centres, police facilities and housing for the elderly on land in
GoB ownership. To the north the leased area includes much of the coast but
excludes the residential area and coastal margin along Bourne Drive, the
residential and National Park sites adjacent to Tobacco Bay and Coot Pond as well
as the National Park at Fort St. Catherine to the northeast.
30
4.
Legislative & Planning Policy Context

Legislative Background
4.1
A resort hotel stood on the hill overlooking Gates Bay in St. Georges for many
years. The hotel was managed by a succession of operators finally ending under
the management of Club Med. The hotel ceased operation in the late 1980s and
was eventually demolished by GoB in 2008.
4.2
Over the years GoB has made various attempts to encourage a new hotel
development in this general location. Most notably, in 2008 the Park Hyatt (St.
Georges) Resort Act was passed. This Act leased almost 125 acres of
Government-owned land to the developer and granted in principle planning

permission (S.6) for the development of the land to include:
a) A hotel;
b) Condominium units;
c) Fractional units;
d) Golf course;
e) Staff housing; and
f) An infrastructure component (including a sewage treatment plant and

a water desalination plant).
4.3
The Act also provided (S.7) planning permission for draft plan of subdivision for
4.4
Final planning permission for the development was granted by the Development
six lease component areas.
Applications Board in August 2011 (P0321/11 see Appendix VIII). The
development comprised a 100-key hotel with spa and resort facilities, golf
clubhouse, 122 residential units, beach club, staff housing and utilities.
4.5
The approved development did not proceed and in 2013 the Park Hyatt (St.
4.6
In 2014 a Request for Proposals (RFP) was issued by the Bermuda Tourism
Georges) Resort Act 2008 was repealed.
Authority for the development of a luxury hotel and resort on the property. As a
result of this process DHG has been selected to undertake the development.
31

4.7
The purpose of the St. Georges Resort Act 2015 is to facilitate the hotel and
resort project by leasing land to the developer, Hotelco Bermuda Holding Ltd (a
local company established to undertake the development), and providing the

requisite permissions to allow the development to proceed. A copy of the Act is
provided at Appendix IX.
4.8
The Act provides a total of a little over 122 acres of land to the developer. The
vast majority of this land is leased to the developer although a small area (0.4 ac.)
is conveyed freehold. The extent of the property is shown in Fig.1 above.
4.9
Under S.4 of the Act planning permission in principle is granted for the
development of the resort, which is defined as
Hotel, restaurant, beach club, golf course, tennis courts, fitness centre,
spa, casino (if a casino licence is granted under the Casino Gaming Act
2014 in respect of the Resort), resort residences, staff housing and all other
infrastructure and recreational facilities that are part of the resort
operation;
4.10
Planning permission in principle is granted subject to various conditions
including, in particular, a requirement that an application for final planning

permission be accompanied by a traffic impact assessment and statement and an
environmental impact assessment and statement. (S.4 (e) (iii) and (iv)). In addition,
matters relating to scale, design and external appearance of buildings, the design
and layout of roads and parking and of landscaping are reserved for approval by
the Development Applications Board.
4.11 Under S.5 of the Act planning permission is also granted for the subdivision of
the property. The subdivision divides the property into 19 separate parcels based
on their development purpose. The lot plans for these parcels are attached at
Appendix X
4.12
The subdivision establishes the general land use pattern for the proposed
development. The largest of the lots by far is for the golf course and separate
parcels are defined for the hotel complex and each of the condominium buildings.
32

The proposed casino and the spa in Fort Albert also have separate lots. The
subdivision includes 7 estate lots for development, one of which is freehold rather
than leasehold.
4.13
In total these parcels amount to approx. 120 acres (see table below).
Parcel
Hectares
Hotel
Acres
2.461
6.080
Casino
0.114
Condominiums
6.443
15.923
0.175
0.431
Spa
0.281
0.408
Estate Lots
1.009
1.152
Freehold Land
2.850
Golf Course
37.033
91.511
Total (*)
48.703
120.348
Unknown
0.916
2.263
Parcel areas. (*) not including roads/rights of way

4.14
The Act also provides for hotel concessions and includes provisions for the use
of a National Park islet as part of the golf course, the protection of the World
Heritage Site and for the use of certain roads by commercial vehicles in the
development or servicing of the property, notwithstanding the St. Georges Traffic
Ordinance 1967.
Other Relevant Legislation

4.15
A range of legislation will be relevant to assessing the impact of the proposed
development. This legislation is indicated in the following sections relating to

specific topic areas.
Planning Policy
4.16
The
leased
areas
are
subject
to
variety
of
base
zonings
and
conservation/protection areas under the Bermuda Plan 2008. These are illustrated
in Appendix XI.
4.17
The tables below summarise the base zonings and conservation/protection areas
that affect the leased areas.
33

Development/Conservation Base Zones
Zone
Location
Permitted Development
main site
and accessory development.
Recreation
Covers majority of
Tourism
Cemetery Hill in west
Residential 1
and site of former

hotel in east
South side of
Anchorage Road
Only recreational development

Tourist accommodation and
residential development (at
discretion of Board)
Residential (max. density 20
dwelling units/ac.) and some

other non-residential uses
Residential 2
Smaller parcel off
Nature Reserve
East side of Coot
Park
Small islet
Only development compatible
Open Space Reserve
East of cemetery and
Development associated with
Coastal Reserve
Old Military Road

Pond
east and south sides

of former hotel site

dwelling units/ac.)
All
forms
prohibited
of
development
with park use
open use of land
North of Anchorage
Coastal development, marinas
Barry Road/Coot
minor site works and accessory
Road and east of

Pond Road
recreational
cottages
and
structures
Conservation and Protection Areas

Type
Location
conservation area
former golf course
prohibited
Woodland Reserve
Various locations on
and on fringes of
All forms of development
former hotel site.

Most of smaller
34

parcel off Old
Historic Protection
Area
Military Road.
Forts Victoria, Albert
Development that would not
remains of redoubt
character, aspect or prospect.
and William. Possible

near Naval Tanks.
All of the leased area

within the municipal
area is included in
the World Heritage

Water Resources
Protection Area
4.18
Site buffer zone.
Coastal areas (see

fig.2 below)
be detrimental to historic

adversely affect view,
character or visual integrity of

World Heritage Site
Preliminary archeological
assessment may be required

harm water resources
Fig.2 Water Resource Protection Area (coloured blue)
In considering the implications for the proposed development of planning policy

as indicated above it should be further noted that policy ZON.15 (3) of the
35

Bermuda Plan 2008 Planning Statement provides for the provisions of a Special
Act to prevail where there is conflict between it and any policy of the Plan. In other
words, the in principle planning permission for the development and the
subdivision approval granted under the Act take priority notwithstanding that
zoning policy or regulations may otherwise prevent or limit such development or

subdivision.
4.19
The land surrounding the application site is subject to a variety of zonings. These
comprise:
i.
ii.
iii.
iv.
To the west and south the base development zoning is mainly
Residential 1 as these are higher density housing areas and include the
town of St. George.
Also abutting the site to the southwest is the St. Georges Club, a resort
development. This site is zoned Tourism.
To the southeast of the site there is a patchwork of development and

conservation base zones including Residential 2, Institutional, Open
Space and Recreation. Much of this land is in Government ownership.
Three Historic Protection Areas adjoining the southern boundary of the

site. These are Fort George in the west (which is also zoned
Institutional), the town of St. George located centrally and the military
cemetery in the east.
36
5.
Introduction
5.1
The assessment of the impacts on the terrestrial environment considers the affect
that the proposals will have on protected species and habitats. In the Bermuda
Plan 2008 zoning plan the latter include a variety of conservation areas such as
Nature Reserve and Woodland Reserve which are found within the site. Protected
species are defined under laws such as the Protected Species Act 2003 which
forbids the destruction or removal of plants and animals so designated without
an appropriate licence or permit.
5.2
Legislation to be taken into account in the assessment includes the following:

a) The Development and Planning Act 1974
b) The Protected Species Act 2003 and related amendments and Orders
c) The Protection of Birds Act 1975 and related amendments and Orders
Baseline Conditions
5.3
The large extent of the leased area means that the site includes a variety of
habitats. However, the previous use of much of it as a golf course means that the
majority of it is open grassland. When the golf course was in operation these areas
would have been actively managed to maintain playing conditions. While the
former fairways have been more or less retained as open areas since the closure
of the course any specimen trees around the course have been absorbed into
denser areas of vegetation which have grown in over time.
5.4
These denser blocks of vegetation include the sites of the now-demolished hotel
and staff quarters, which are now covered with new growth of mainly invasive
species. Around the leased areas, however, there some more established areas of
woodland habitat. These include the lower slopes on the northern, eastern and
southern sides of the hill on which Forts Victoria and Albert are located, the
southern side of Cemetery Hill, much of the separate parcel of land off Old Military
Road and smaller patches around the golf course. These areas are protected as
Woodland Reserve conservation areas under the Bermuda Plan 2008 although
they, too, are largely composed of invasive species.
37

5.5
Surveys of existing vegetation on those areas affected by or likely to be affected

by construction were undertaken. The results of these surveys are attached at
Appendix XII. The methodology of the field surveys involved identifying and
tagging notable species of plants whether they were endemic, native or of general
horticultural interest. The location of these species was also noted using GPS
technology and this location information was transferred to a geo-referenced

map/aerial photograph.
5.6
There have been no recorded sightings of the Bermuda Skink or the Bermuda Land
Snail within the leased area. In accordance with a recommendation from the
Department of Conservation Services surveys to detect the presence or otherwise
of these protected species have been carried out. The report of these surveys is
attached at Appendix XIII. The methodologies used in these surveys are described
in the report. They are well-documented and have been used in many similar
surveys.
5.7
These surveys resulted in no skinks being captured or observed and it has been
concluded that there is no supporting evidence for their presence within this
development site. Similarly, although empty shells of the endemic snail were
discovered during the survey to suggest its historical presence in the area no live
or dead specimens were found or observed. Given the abundance of introduced
predatory snails the presence on the site of endemic snails is considered unlikely.
5.8
The expanse of open land and wooded areas within the leased areas means that
the site is attractive to birdlife. The birdlife found on the property is not limited
to local species but includes a variety of migratory species including warblers,

particularly around Cemetery Hill, and shorebirds (Dobson, 2002). The extensive
rocky coastline within the site also provides nesting opportunities for Longtails,
a protected species.
5.9
In undertaking the surveys referred to in para. 5.6 a survey was also undertaken
of longtails along the coast of the development site. Longtails were observed
along the northern shoreline particularly to the west of Tobacco Bay.
Assessment
5.10
The subdivision plan for the leased area establishes a series of development
38

parcels for the different components of the resort. These parcels are connected
by a network of rights of way which correspond to the proposed road network.
The line of the re-aligned Barry Road results in an encroachment into the
Woodland Reserve on the north side of the hill where the former hotel stood. The
development parcel for the condominium block south of the re-aligned Barry Road
is also configured in such a way that encroachment into the Woodland Reserve in
this area will result. The maximum area expected to be affected by these
encroachments is 28,052 sq. ft. and the vegetation in these areas is generally
invasive species. The areas affected are illustrated in the plan below.
Fig. 3 Area of Woodland Reserve affected by proposed development
5.11
Woodland Reserve conservation areas are designated to protect woodland for
ecological or amenity value and development in these areas is normally prohibited

and a setback from the boundary of the conservation is also required. However,
39

in this instance the St. Georges Resort Act 2015 over-rides these restrictions and
has granted in principle planning approval for the resort development including
the infrastructure. There will be a risk, though, of further harm to the residual
designated area along the edge of the excavation within the Woodland Reserve as
a result of the severance of tree roots, the potential for soil erosion and the
consequent loss of woodland due to exposure to wind and storms.
5.12
Other than the impacts on the Woodland Reserve areas the proposals for the St.
Regis resort do not affect important terrestrial habitats (but see following
section). This is because much of the hotel development is situated on the former
golf course which is considered to have low biodiversity. Also, five of the
condominium buildings are on the site of the demolished former hotel and staff
accommodation buildings.
5.13
The surveys referred to in para. 5.5 above identified a number of endemic and
native species of plants. Of these the only specimens that may be protected are
the Bermuda Cedars. These cedars are located in the vicinity of Forts Albert and
Victoria. The Protected Species Amendment Order 2016 limits protection to only
those specimens that date from before the cedar blight (approx. 1940). Of the
Bermuda Cedars identified possibly only one could fall into this category.
However, none of these cedars are directly affected by the proposed development
and it should be possible to retain them in situ.
5.14
Within the hotel development site, a number of endemic, native and other
desirable species have been identified. These include 12 endemic Bermuda
Palmettos. All of these plants will be directly affected by the development and will
need to be removed/relocated. It is intended that these will be incorporated into
the proposed landscaping scheme for the site. A plan showing the existing plants
that are to be removed, relocated or retained in situ is attached at Appendix XIV.
The landscaping proposals, in any case, include a substantial increase in endemic

and native plant species around the development site as well as a wide variety of
other ornamental species. A list of the plant species to be used in the scheme is
attached at Appendix XV.
5.15
No details of the proposed changes to the golf course are currently available and
this is not, therefore, included in this assessment.
40

5.16
Surveys for this assessment have indicated that there are no endemic skinks or
snails within the development site. It is not expected, therefore, that these
protected species will be affected by the proposed development.
5.17
Protected bird species that may be affected by the construction of the proposed
resort include the longtail. This is addressed in the following section.
Key Impacts
Construction
5.18
Threat of damage to protected species - The incidence of protected plant species

on the site is low and limited to possibly one cedar near Fort Albert. This is not
located near the main construction site but there will still be a risk of loss of or
damage to protected species during construction activities on the site. It will be

important to ensure that appropriate precautions are taken during construction
for their protection. This impact is assessed as indirect and negative. However,
given the low incidence of protected species on the site and the fact that the most
vulnerable specimen is not directly affected by construction proposals the

magnitude is assessed as low and the significance of the impact is minor.
5.19
Loss/removal of native/endemic species the hotel construction will require the
removal of a number of mature endemic Palmettos. Other native vegetation may

also be affected. The intention is to re-use these plants where possible and will
be supplemented with other native and endemic species. In view of this, although
the impact is direct and negative, the magnitude is considered low and the
significance minor.
5.20
Loss of Woodland Reserve the proposals will involve the loss of designated
Woodland Reserve albeit as a consequence of development approved by the St.

Georges Resort Act 2015. There will also be a risk of further damage to the
Woodland Reserve area as a result of excavation. These impacts are direct and
negative. There are, however, opportunities to mitigate this loss and as a result
the magnitude of the impact is assessed as medium and the significance as

moderate.
Operation
41

5.21
Increase in native/endemic species the proposed landscaping scheme will result
in a significant increase in the variety and quantity of native and endemic plants
in and around the development site. This will also be accompanied by a range of
other ornamental species. Over time as the planting matures this will add
significant environmental value. This direct and positive impact is assessed as

having medium magnitude and is of moderate significance.
Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
I
Low
*
Minor
D
Low
*
Minor
D
Med
*
Mod
Operation
D
+
Med
*
Mod
Mitigation
5.22
The quality of the design and planting proposed in the landscaping scheme for
the site will provide substantial mitigation for the removal of existing vegetation
from the site. The replacement planting will introduce much more native and
endemic vegetation as well as more attractive specimen plants which will improve
the general quality and appearance of the planting on the site.
5.23
The landscaping scheme will also help to ameliorate the loss of the Woodland
Reserve not just in the improvement in the general quality of the planting
throughout the site but, more particularly, in planting on excavated ledges with
appropriate native/endemic species. Mitigation should also include treatment
along the excavated edge of the Woodland Reserve to prevent soil erosion and
minimize further loss of woodland.
5.24
More significantly, to make up for the reduction in the Woodland Reserve area
there will be an opportunity to introduce new woodland areas in the development
of the five condominium buildings on the site of the former. The configuration
and distribution of this woodland will need to be incorporated into a

comprehensive landscaping scheme for this development parcel when this phase
of the resort development is reached.
5.25
It is recommended that a construction environmental management plan be

42

prepared for the project. In relation to the terrestrial environment this should
include best practice procedures to minimize impacts on important species and
habitats and specifically includes appropriate measures, such as fencing and
signs, to protect protected plant species during construction activities.
Conclusions
5.26
Other than the removal of part of the Woodland Reserve on the site the impacts
on the terrestrial environment are limited. Measures can be implemented to

mitigate the Woodland Reserve loss although the more significant of these may
need to wait until a later development phase. The landscaping proposals will
improve the quality and diversity of plant life on the property.
43
6.

Introduction
6.1
This section focuses more on the coastal environment, a transition zone between
land and sea, as the St. Regis resort development does not include any proposals
that directly affect the marine environment. The effect of the proposals on
important habitats and species which may be protected by policy or legislation
are considered.
6.2.
Legislation taken into account includes the following:

a) The Protected Species Act 2003 and related amendments and Orders
b) The Fisheries Act 1972 and related amendments and Orders
c) The Protection of Birds Act 1975 and related amendments and Orders
d) The Development and Planning Act 1974
Baseline Conditions
6.3

v.
St. Catherines beach and the rocky coastline that extends southward
vi.
The promontory to the east and north of Coot Pond
vii.
viii.
from it between Coot Pond Road and Barry Road.
The coastal strip along the north side of Anchorage Road

The coastline between Khyber Pass and Bourne Drive
i. St. Catherines beach and southern coastline

6.4
All this coastline has been zoned Coastal Reserve base conservation zone under
6.5
The principal feature is a relatively large sandy beach south of Fort St. Catherine
the Bermuda Plan 2008.
nearly all of which falls within the leased area. Coot Pond Road runs along the
western side of the beach providing access to the fort and defining the edge of
the beach.
6.6
A survey of the existing vegetation in this area has been undertaken and the
results are provided at Appendix XI. The most visible of the plants are a series of
44

coconut palms which are planted at the back of the dunes adjacent to Coot Pond
Road. Other native vegetation was also identified including baygrape trees, bay
bean and seaside goldenrod.
6.7
The beach has historically been used for tourist purposes and a beach facility for
the Club Med hotel formerly stood on the southern end of the beach (see Fig. 4
below). This has now been demolished and removed. At the southern end of the
beach are derelict dock structures.
Fig. 4 Aerial view of St. Catherines beach showing former Club Med beach
facility
6.8
Further south the coastline consists of a rocky undeveloped foreshore terminating
in a small beach at the southeastern end of the leased area boundary near the
junction of Barry Road and Grenadier Lane.
6.9
Fig. 2 above depicts the WRPA covering this part of the site and illustrates the
low-lying nature of the beach and the land to the west. This area can be
45

susceptible to storm-induced flooding. Investigations carried out by Smith Warner
International (SWI) following Hurricane Fabian showed that, although this stretch
of coastline was subject to smaller waves than south shore, damage to the Club
Med beach bar/restaurant did occur (GoB, 2003, p.99). SWI prepared guidelines
for coastal protection and development planning for Bermuda. The guidelines
recommend that, as a minimum, the design of shoreline defense structures
protecting such developments as hotels should be able to withstand a 1 in 50-
year storm event and that the design of such coastal structures should be carried
out by a qualified Professional Engineer (GoB, 2004b, p.18/19).
6.10
2015 saw the first confirmed nesting of a green turtle on a Bermuda beach since
1937. The nest was discovered at Alexandra Battery on the eastern coast of St.
Georges island to the south of the leased property. This has raised awareness of
the potential of St. Catherines beach as a turtle nesting site.
ii. Promontory to the east and north of Coot Pond
6.11
The promontory includes the land between Coot Pond and Achilles Bay. Just
6.12
The northeastern coast of the promontory is zoned Coastal Reserve although this
offshore to the north is the small island also included in the leased area.
is mostly outside of the leased area. The northern coast is zoned Recreation as a
result of its inclusion in the former golf course. The small islet off shore is zoned
Park as it is included in the National Park system. To the west, the promontory
forms the northeastern shoreline of Coot Pond which is fringed by mangroves and
is designated a Nature Reserve conservation area in the Bermuda Plan 2008.
6.13
The St. Georges Resort Act 2015 provides permission to use the island that is
part of the National Park system as part of the golf course. Section 6 of the Act
states
1) Notwithstanding section 24 of the Bermuda National Parks Act a986,
the written approval referred to in that section, of the Minister

responsible for parks, is hereby deemed to be duly given for the use and
development, as part of the golf course, of the islet shown in Schedule
3 as being part of the property (the national park islet).
2) Notwithstanding sections 15(4) of the Bermuda National Parks Act

46

1986, the written approval referred to in that section, of the Minister
responsible for parks, is hereby deemed to be duly given for the use and
development, as part of the golf course, of the national park islet.
3) The Minister responsible for parks may impose such reasonable terms
and conditions on the development and use of the national park islet as
part of the golf course as he may consider necessary.
6.14
A survey of the existing vegetation on leased land on the promontory was

undertaken, excluding the Nature Reserve. The results are provided at Appendix
XII. The majority of this area was formerly used and maintained as a golf course.
6.15. In the survey referred to in para. 5.6 no longtails were observed using the cliff
face along this coastline.
iii. Coastal strip along the north side of Anchorage Road

6.16
This coastal strip, extending from the junction of Naval Tanks Hill and Coot Pond
Road in the east to Bourne Drive in the west, has an average depth from the road
to the shoreline of approximately 180ft. The land slopes down fairly steeply
towards the ocean from the road and the land is generally fairly densely vegetated,
predominantly with casuarina. The shoreline is rocky.
6.17
The current zoning in the Bermuda Plan 2008 for these lots is Coastal Reserve.
6.18
A survey of the vegetation in this area was conducted to identify any native or
endemic species especially those that may be protected under the protected
Species Act 2003. The results of the survey are attached at Appendix XII.
6.19
The survey referred to in para. 5.6 above identified longtail nesting sites along
this stretch of coastline.
iv. Coastline between Khyber Pass and Bourne Drive

6.20. This is a length of natural rocky coastline between these two roads. The land to
the south is former golf course and, as a result, the coastline has been zoned
Recreation.
Assessment
i. St. Catherines beach and coastline to south
47

6.21
The current proposals for the hotel show the structure built on land to the west
of the beach. In the original concept scheme the hotel structure was proposed to
be located along the western margins of the beach. Following responses received
during the scoping exercise the proposed hotel has been moved further to the
west by about 90ft and beyond Coot Pond Road which runs along the western
edge of the beach. The line of the existing road to the east of the proposed hotel
can be seen in the schematic drawing below.
6.22
As a result of the relocation of the proposed hotel the encroachment on to the

beach area that was evident in the preliminary proposals has been eliminated.
Fig. 5 Schematic layout showing the proposed hotel in relation to the existing road
6.23
The construction of the hotel in this location will allow the retention of some of
the coconut palms (see Appendix XIII) and other existing native coastal vegetation
which have been incorporated into the landscaping scheme for the site. This will
include planting native coastal vegetation to mitigate the visual effect of the
proposed sea wall which will be approximately 7ft high.
48

6.24
The consultant Professional Engineers to the project have advised that the
proposed elevations of the St Regis Hotel have been set at a level which will not
encounter flooding and the sea walls, pool and terrace areas will be designed to
withstand the forces of hurricane wave action and will be also designed in such a
way as to minimize wave run up and ensure there is an escape route for residual
storm water.
6.25
A study has been undertaken to assess the impact of the proposed hotel on the
potential for turtle nesting on St. Catherines Beach. The report is attached at
Appendix XVI. The study has concluded that the beach is suitable for turtle
nesting and the proposed building of a 122 room hotel on at backshore edge of
the beach will increase noise, artificial light levels and human activity and could
deter green turtles from nesting and potentially reduce hatchling success.
However, while the possibility of a green turtle nesting on St Catherines Beach
does exist, the lack of regular nesting in Bermuda would suggest that green turtle
nesting on any beach in Bermuda would be an infrequent, if ever, event. The
infrequency of nesting occurrences, therefore, should not prevent the hotel

development. Should such a nesting event happen on St. Catherines beach,
though, measures should be in place to mitigate any adverse impacts.
6.26. The resort project does not include any development proposals affecting the
rocky coast to the south of the existing pier and jetty and to the east of Barry
Road.
ii. Promontory to the east and north of Coot Pond

6.27
Most of this promontory is intended to be retained for use as part of the golf
course which is what it has been used for previously. However, land along the
eastern side of the promontory will provide two estate lots. These lots are
approved under the subdivision approval granted in the St. Georges Resort Act
2015. There are no details at the present time of how these lots are to be used or
developed as it is expected that any development would not take place until the
final phase of the resort project.
6.28
Further review of the impact of the development of these lots may be required
when details are presented. However, the surveys undertaken for this assessment
have not indicated the presence of any protected species in this area.
49

6.29
There are no proposals at the present time for the use or development of the
national park islet. The Act envisages its use as part of the golf course. If and
when the use or development of this island is proposed, then more detailed
assessment of the proposals may be required.
iii. Coastal strip along the north side of Anchorage Road

6.30
This stretch of shoreline has been subdivided into five estate lots under the St.
6.31
These lots are not intended to be developed until phase 5 of the project and
Georges Resort Act 2015.
information on the manner in which it is intended to develop these lots is not yet
available. It appears that any construction on these lots is unlikely to affect
protected plant species and the incidence of native and endemic plant species is
low.
6.32
The survey of longtails indicated a greater presence of these protected birds in
this area. It also indicated the likelihood of nesting sites along the coastline. This
protected species could be affected by the development of these lots but an

assessment of the impact can only be undertaken when details of how these lots
are to be used and developed become available.
iv. Coastline between Khyber Pass and Bourne Drive

6.33
No built development is proposed in this area. Proposed changes to the golf
course may affect this area but details are not available at present. Further review
may be required when the detailed changes to the golf course are available.
Key Impacts
Construction
6.34
Potential for turtle nesting a study has established that the potential for turtle
nesting at St. Catherines beach does exist even though the likelihood of such an
event happening is somewhat remote. There is a risk, therefore, that the

construction works for the hotel could disturb such an event as a result of noise
generated by or light emitted from construction activity. These indirect, negative
impacts are considered to have a medium magnitude although the significance is
50

assessed as minor given the low probability of a nesting event. On the other hand,
a more direct and positive impact would be that the nearby presence of human
activity would mean that any nesting activity would be readily observed, providing
early warning so that appropriate action could be taken. For similar reasons as
above, the magnitude is considered medium and the significance minor.
6.35
Disturbance to longtails this mainly relates to the section of coastline at
Anchorage Road where the development of the five estate lots is likely to result
in disturbance to the longtails observed in this area. This is likely to require
further review when details of the development to take place on these lots is
known. Until these details are known and as longtails are generally tolerant of
human activity this is considered at this time to be a negative impact of low

magnitude and of minor significance.
Operation
6.36
Potential for turtle nesting the operation of the hotel in relatively close proximity
to the beach will result in increased human activity in the area with knock-on
effects of greater noise and more ambient light. In addition, objects commonly
on a hotel beach like chairs and umbrellas can interfere with nesting turtles
finding a suitable nesting site. While management procedures can mitigate these
direct and indirect effects they are assessed as negative impacts with medium
magnitude and minor significance. As with the construction phase, the likelihood
of increased human observation to detect a nesting event is a positive impact of
medium magnitude and minor significance.
6.37
Retention/improvement of coastal vegetation the retention of the existing
coastal vegetation and supplementing this with additional native and endemic
species will be a positive direct impact on the quality of the vegetation in this
area. This is a relatively small area and the impact is assessed as low and the
significance is minor.

Phase
Impact
Construction

I/D
I
I
Type
(+/-)
-
Mag.
Med
Med
L
*
*
Extent
Is
In
Sig.
Minor
Minor
51

D
+
Med
*
Minor
I
Low
*
Minor
Operation
I
Med
*
Minor
I
Med
*
Minor
D
Med
*
Minor
D
Med
*
Minor
D
+
Med
*
Minor
D
+
Low
*
Minor
vegetation
Mitigation
6.38
An environmental management plan for both the construction and operational

phases should include measures to ensure that appropriate procedures and
awareness is in place should a turtle nesting event occur on St. Catherines beach.
These measures should include the following:
a) If a marine turtle of any species was found to nest on St Catherines

Beach, the nest site should be protected from human disturbance. The
Department of Environment and Natural Resources and the Bermuda
Aquarium, Museum and Zoo should be notified. Government personnel
will take on this role.
b) Minimize light and noise levels during the nesting and hatching season.
c) Educate tourists and employees on turtle etiquette using signing,

pamphlets and group sessions including local environmental expertise.
d) A response plan in the event of a turtle nesting in cooperation with

government and local environmental groups.
Conclusion
6.39
The relocation of the proposed hotel further to the south and west has removed
the impact of the development on the beach. There is a low probability of a turtle
nesting on the beach and management procedures should be in place to provide
guidance should such an event occur. Consequently, impacts on coastal

environments have been reduced in revised proposals, can be mitigated by the
introduction of appropriate management procedures or are unknown at the

present time as they may be affected by future development proposals.
52
7.

Introduction
7.1
This section considers the geological conditions of the site including the effect
on water resources. The assessment takes account of relevant policies in the

Bermuda Plan 2008 as well as the requirements of such legislation as the Water
Resources Act 1975.
7.2
A condition of the in principle planning permission requires the method, design
and specifications of the supply of water to comply with the requirements of the
Environmental Authority, the Department of Environmental Protection (now DENR)

and the Department of Health (S.4(1)(c) of the St. Georges Resort Act 2015).
Baseline Conditions
7.3
The geology of the development site is comprised of limestone of the

Southampton formation, a more recently laid down and loosely consolidated
Aeolian limestone.
7.4
There are no known caves within the development site and none of the site is
7.5
Much of St. Georges Island is underlain by groundwater lens from which fresh or
within a Cave Protection Area.
brackish water can be extracted. The St. Georges lens, as well as the other
groundwater lenses, is shown in fig. 6 below)
Fig. 6 Freshwater lenses in Bermuda
53

7.6
The St. Georges groundwater lens is an important natural resource from which
freshwater is abstracted to meet local needs. Groundwater resources are
protected under the Water Resources Act 1975 and abstraction rates are managed
by GoB to maintain a sustainable volume of freshwater in the lens. The volume of

water in the St. Georges lens and the rate of recharge or depletion for the period
up to 2011 is shown in fig. 7 below.
Fig. 7 Volume of water in St. Georges lens
7.7
Within the leased area there is a substantial amount of existing GoB water supply
and sewage disposal infrastructure which is used to service the local community.
This infrastructure, shown in the illustration in Appendix XVII, includes the

following potable and non-potable water system facilities:
Fort Victoria reservoir (110,000gal).
Piped
Truckers outlet.
transition
customers.
main/distribution
system
serving
24
metered
Approximately 40 wells capable of producing fresh and brackish water

with wellfields connected by raw water pipeline.
Raw seawater well and brine disposal borehole to serve reverse osmosis
treatment plant.
Sanitary flushing water system including reservoir and pumping station
at Fort Victoria and distribution pipeline serving approximately 20

54

locations.
7.8
In addition to this public water supply infrastructure in the leased area there is a
1.8m gal. water storage tank located at Fort Victoria. The tank is in good condition
and is not currently used.
7.9
The Department of Works and Engineering has appointed consultants to assist in
the preparation of a 25-year master plan for servicing water and waste water in
St. Georges. Work has recently commenced on this project.
Assessment
Geology
7.10
It is not expected that the development will impact any cave and consequently
geo-technical studies of the development areas have not been undertaken.
However, if, during construction, a cave is discovered appropriate procedures
should be adopted to avoid further damage to any geological feature of note. The
procedures should include the cessation of work at that location and notifying
and agreeing a plan of further action with the Department of Planning and the
Department of Environment and Natural Resources (DENR).
7.11
The ground conditions at the hotel development site include an area that has
historically been swampy. A vestige of this area is visible to the west of Coot Pond
Road (see Fig. 4). Geo-technical studies may be necessary to establish whether or
not piles will be required for the hotel construction but these studies have not yet
been undertaken. This matter is further considered in section 10 below.
7.12
The proposed works will involve excavation around the development area
including the new road, regrading to the west of the hotel and site preparation
for the building locations. Fill will also be required to achieve the required levels
in certain parts of the site. The proposed cut and fill will enable the hotel to be
set at a level that minimises the risk of storm inundation and also reduces the
amount of cut necessary for the proposed road.
7.13
It is estimated that the cut and fill for the project site is as follows:
55

Cut
42,700 cu. Yds.
Net
10,500 cu yds.
Fill
7.14
32,200 cu. Yds.
Prior to excavation soil will be stripped from the sites and stored to provide
material for future landscaping around the property. The net product from the
excavations will be recycled as concrete aggregate or stored for use in earthworks

to refurbish the golf course. Consequently, the majority, if not all, of the material
produced by the excavations will be re-used on site in creating the resort.
Water Supply
7.15
The estimated demand for potable water for the development is as follows:
Resort component
Hotel
Each condominium building

7.16
Gallons/day
20,000
3,000
To meet this demand, the project proposes to utilize traditional rainwater

collection supplemented by the creation of water using reverse osmosis (RO). A
350,000gal tank will be located under the main hotel building. This will be used
to feed a 40,000gal domestic water tank, also under the central hotel building,
which will supply water to the resort.
7.17
The existing, large water storage tank at Fort Victoria would be used as part of
the water management system for the resort. The tank will be divided into three
separate compartments; potable, non-potable and fire reserve. Each partition will
be constructed of a double wall with a minimum 24 separation and a 24 (square
or round) inspection hatch. The bottom of each interstitial space will have
moisture detection to give warning of leaks. Potable water storage will be at one
end, fire in the middle and non-potable at the other end.
7.18
The RO plant would be located in the mechanical room in the basement of the
hotel and will supplement rainwater harvesting. The RO plant would utilize sea
water abstracted at the rate of 45,000gpd from boreholes near the mechanical
56

room. The unit would remove sea salts, bacteria, sugars, proteins, dyes and other
constituents with molecular weight greater than 150-250 Daltons with the reject
water being discharged to a borehole located near Coot Pond. The treated water
will be directed to a potable water storage tank located under the hotel building.
Overflow will be pumped to the potable water section of the main tank at Fort
Victoria. The system is expected to comply with Environmental Authority

standards.
7.19
The condominium blocks would each contain a 56,000gal tank to hold collected
7.20
Collecting rainwater is a traditional and sustainable method of water supply in
rainwater from the roof.
Bermuda. Incorporating an RO plant to supplement this supply is an
understandable precaution for a hotel operation. No adverse impacts are

expected to result from the water supply system.
Existing Infrastructure
7.21
An extensive area has been leased to the hotel developer. Within this area there
exists a considerable amount of GoB water systems infrastructure that serves

many residents in the local area. Some concern has been expressed about the
future access to and maintenance of this system. However, there is agreement
between GoB and the hotel developer that GoB should continue to have access to
and use and maintain the infrastructure required for its existing systems and
clauses have been or are being written into the lease to safeguard this. As a result,
no adverse impacts for users of this infrastructure are expected to occur.
7.22
The master plan for servicing water and waste water in St. Georges has only
recently been commenced and, while highly desirable, it is unlikely to be
completed within a timeframe that meets the deadlines for the construction of
the hotel project. Fortunately, consultant engineers working on the project have
become involved in the master plan process so that the proposals for water and
waste water for the resort can be coordinated with proposals that come forward
for community systems generally. The risks, therefore, of conflicts within the
master planning process are minimized.
Key Impacts
57

Construction
7.23
Use of excavated material in construction the proposals involve a considerable

amount of excavation around the site. However, the intention is to re-cycle as
much of the material as possible within the property either as fill, concrete
aggregate or in earthworks. This will avoid trucking the material off the site which
would exacerbate traffic impacts through the old town. This is considered to be
a positive impact of medium magnitude and moderate significance.
Operation
7.24
Use of existing water storage reservoir refurbishing the existing reservoir in the
water supply system is a more sustainable way of collecting and storing water for
use in the project. The use of this existing structure is considered a positive
impact of the development of the property. The magnitude is low and the
significance is minor.

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
I
+
Med
*
Mod
Operation
D
+
Low
*
Minor
Mitigation
7.25
The stockpiling of excavated material on the site could have repercussions for the
transmission of dust and should be managed appropriately with a required
measures included in the construction environmental management plan. This is

addressed more directly in paragraph 9.9 below. The management plan should
also include procedures for dealing with caves in the unlikely event that one is
discovered.
Conclusion
7.26
With the exception the need for piles in the development, the impacts in this area
are neutral or positive. The implications of pile driving in the construction of the
resort are uncertain at present and can only be assessed if and when it is
established that piles are required.
58
8.
Waste Management
Introduction
8.1
Waste is an inevitable by-product of the development process and the operational
activities that follow. Demonstrating how waste from the construction phase and
operational phases of the development will be managed and disposed of is a core
consideration of EIA.
8.2
The assessment takes into account the Department of Works and Engineering
waste management policy and procedures and the requirements of legislation
including the Public Health Act 1949 and related regulations and the Clean Air
Act 1991 and relevant regulations.
8.3
A condition of the in principle planning permission requires details of the

measures (including any decontamination measures) for the removal of waste
during the demolition, site excavation and preparation stages of the proposed
development to comply with the requirements of the Department of Works and

Engineering and the Department of Environmental Protection (now DENR) (see
S.4(1)(e)(v) of the St. Georges Resort Act 2015).
8.4
A condition of the in principle planning permission requires that the method,

design and specifications of the proposed sewage disposal system and of the
provisions to be made for containing and disposing of storm-water run-off to

comply with the requirements of the Environmental Authority, the Department of
Environmental Protection (now DENR) and the Department of Health (see S.4(1)(c)
of the St. Georges Resort Act 2015).
Baseline Conditions
8.5
In the process of demolishing the former hotel and related buildings and facilities
8.6
As noted above, parts of the leased area fall within a Water Resources Protection
the demolition waste was removed from the site.
Area. In addition to the protection afforded groundwater resources, these areas,

which cover all land below 13ft (4m) elevation and within 40ft (13m) of the
coastline, are designated to protect them from the detrimental impacts of
59

development, especially the method of sewage disposal.
8.7
In these areas the Board is required to ensure that the protection of water
resources takes precedence over all other planning considerations (WAT.2) and in
doing so shall have regard to the following:
WAT.3
(1)
The Board shall ensure that all development is
designed to dispose of sewage and other effluent in a

satisfactory manner and without harm to a water resource,
and in this regard the Board may refer applications to the

Environmental Authority, the Department of Environmental
Health, the Department of Environmental Protection or any
other appropriate body for advice on the most appropriate
means of sewage disposal and on ways to protect the water

resource.
(2)
In assessing the potential impact of development
located within the boundaries of a Water Resource Protection

Area, the Board shall give careful consideration to:-
a) The extent and nature of site preparation works

and excavation;
b) The type, form and extent of development

proposed;
c) The siting and density of development;
d) The means of disposal of swimming pool water;

e) The method and design of sewage, waste, runoff and effluent disposal;
f) In the case of a plan of subdivision, the likely

location and extent of development on each of
the proposed lots; and
g) Any other matter which the Board considers to
be relevant to the protection of a water

resource.
8.8
Although the former hotel ceased operation many years ago and has now been
60

demolished when it was open the hotel and its associated staff housing complex
would have generated a substantial amount of solid waste.
Assessment
Construction Waste
8.9
No known decontamination measures are required in the construction of the
8.10
The former hotel has been demolished and the demolition waste removed from
8.11
The excavation that is proposed for the development which is required for the
proposed resort.
the site. There are no other existing structures that require demolition.
construction of the road and the site preparation works for the hotel will generate
a significant amount of excavated material. All of this material is expected to be
utilized on the site.
8.12
During the construction of the resort it can be expected that a large volume of
waste will be produced. The types of waste material and the amounts are likely to
vary depending on the phase of construction. The disposal of large amounts of
construction waste will need to be discussed and agreed with Works and
Engineering Waste Management Section to ensure that the appropriate facilities
are able to receive the waste.
Solid Waste
8.13
Solid waste generated by the hotel operation will be dealt with in the back of
house facility. The hotel operator has specific requirements for waste
management in the hotel which include the use of a compactor and facilities for
composting/recycling. These are included in the proposed hotel in St. George.
8.14
When the resort becomes operational it is estimated that the type and amount of
waste produced by the hotel will be as follows:
Type
Food/compostable
Recyclables
Dry waste
Weight (lbs)
580
390
1300
Volume (cu. yds.)

1
6 uncrushed, 1.5 compacted

61

8.15
Waste items will be separated in the waste processing area and stored ready for
collection and disposal by a commercial hauler. The frequency of pick-up will
depend on the occupancy of the hotel.
8.16
Although the former hotel would have generated a large amount of waste the
waste likely to be produced by the proposed hotel still represents a significant
increase on current levels of waste production. The hotel operators procedures

for dealing with waste include specific reference to the need to reduce the waste
stream by recycling and other measures. These will help to minimize the impact
of the waste generated.
8.17
The hotel operator, in fact, acknowledges the importance of sustainability issues

and has incorporated a series of resource efficiency and waste management
requirements in its architecture and construction standards. These provide

minimum requirements for the planning and design of a St. Regis hotel or resort
and its 2014 revisions include substantial sustainability content (see Appendix
XVIII, p.4 et seq.). This provides much reassurance that the project will be
designed, constructed and operated in line with best practice for waste
management as well as resource use and energy efficiency.
8.18
Each of the condominium blocks will incorporate a dedicated room for the
collection of recyclables and trash. Chutes are being considered to connect the
residences to this room. The collection and disposal of this waste is expected use
normal residential waste collection services.
Sewage Disposal
8.19
An on-site sewage treatment plant (STP) will be located to the west of the hotel
parking area. The STP will provide tertiary level treatment removing more than 99
percent of all the impurities from sewage, producing an effluent of almost
drinking-water quality. The liquid effluent will be discharged to a grey water

storage tank in the hotel basement and will be used for flushing and golf course
irrigation. The overflow will be pumped to the grey water storage tank at the main
tank at Fort Victoria. An emergency overflow borehole for the STP will be located
near the unit.
8.20
DENR specifies a minimum distance from the nearest occupied buildings of 130ft
62

(40m). In the case of the STP at the St. Regis resort the nearest receptors are:
Location
Hotel reception
Guest rooms
190
225
Blackbeards
470
Fort St. Catherine
680
Nearest private housing
8.21
Distance (ft)
450
Consequently, the installation of the facility in the proposed location is unlikely

to give rise to any significant impact and it is expected that the sewage treatment
plant will meet Environmental Authority standards. On the other hand, the
retention and re-use of grey water is a positive step in resource use.
Storm water drainage
8.22
During construction there will be a risk of storm water run-off leaching soil, sand
and silt from the construction site to the beach and ocean unless adequate
precautions are taken. These could include, for instance, silt fences erected along
the coastal margins of the site. Such precautions should be included in the
8.23
In the operational phase storm water management will be required for the new
road and the parking areas to meet Highway and Environmental Authority
requirements to avoid flooding on public roads and contamination of the ocean
and ground water. For the new road the proposed drainage system has storm
water flowing to double chamber settling pits. Overflow from these pits is directed
to boreholes. Storm water drainage from the parking areas will be managed by a
similar method. Provided the boreholes meet Environmental Authority standards

and the disposal of the sediment in the settling pits is in accordance with DENR
requirements no significant impacts are expected.
Pool water disposal
8.24
The drainage of swimming pool water/backwash will be to a deep sealed borehole

which will avoid contamination of the inshore marine environment. Backwash
63

water will be directed through an adequately sized activated charcoal filter to
remove chlorine before discharging to the borehole. These measures, which are
expected to meet Environmental Authority regulatory requirements, will minimize

any environmental impacts.
Key Impacts
8.25
(i) Construction
Storm water run-off A considerable amount of construction will be taking place
in relatively close proximity to the coastline and ocean. This could result in
contaminants being washed of the site into the ocean. While measures are
available to avoid or minimize this risk this is considered to be a potentially

negative impact that could directly affect the environment. In view of the available
mitigation measures the magnitude is considered low and the significance
assessed as minor.
8.26
Demolition and Construction waste It is likely that the project will generate a
considerable amount of construction waste that will need to be disposed of. This
will result in a direct, negative impact. The trucking distances involved to reach
disposal sites will exacerbate the impact as will the necessary use of roads
through the historic town of St. George. The magnitude of this impact is therefore
considered medium and the significance is assessed as moderate.
8.27
(ii) Operation
Solid waste the solid waste generated by the proposed development will
represent additional volume to be disposed of, notwithstanding the previous hotel
development. The use of private haulers to transport the hotel waste will not add
to the burden of the public collection system although the residential waste will.
The additional truck movements could negatively affect Bermudas roads,
especially through the Old Town. The impact is negative and direct. However, with
the instigation of appropriate mitigation measures described below the

magnitude of the impact is likely to be low and the significance is moderate.
8.28
Water conservation the use of grey water for flushing and irrigation is a positive
impact for resource use. The impact is local in extent but the ability to provide
sufficient water to irrigate the golf course raises its magnitude to medium and
64

the significance is assessed as moderate.
Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Storm water run-off
I
Low
*
Minor
D
Med
*
Mod
Operation
Solid waste
D
Low
*
Mod
Water conservation
D
+
Med
*
Mod
Mitigation
8.29
(i) Construction
In order to mitigate waste disposal impacts it is recommended that the developer

and general contractor work with representatives from the Works and Engineering
Waste Management section to develop a comprehensive construction waste
management plan to ensure that the available facilities are able to accommodate
the expected quantities.
8.30
The plan should include the following:
e) All materials arising from the demolition work would be sorted

and
stockpiled
temporarily
neighbouring residential uses.
within
the
site,
away
from
f) Materials will be processed and re-used on site where possible

to minimize off-site construction traffic movements, and
g) Surplus materials would be dispatched for recycling or disposal

off site in accordance with the capacity of the receiving system.
8.31
(ii) Operation
h) Erosion control methods and procedures.
The hotel operator has specifications for dealing with waste in a sustainable way.
These waste management procedures should be incorporated into a waste

management plan for the resort.
Conclusions
8.32
Waste management systems and procedures and the mitigation measures

proposed should ensure that any negative impacts are minimized.
65
9.
Air Quality
Introduction
9.1
Air quality in the vicinity of the development site may be impacted during the
construction and operational phases of the project. Processes, activities and

machinery that may affect air quality are regulated through the Public Health Act
1949 and related regulations, the Clean Air Act 1991and the Clean Air Regulations
1993.
Baseline Conditions
9.2
There are no known existing air quality issues at the development site.
Assessment
9.3
During the construction phase the most likely risk of air quality impacts is from
dust from construction activities. Dust settling on the leaves of protected species
of plant is a potential impact but given the very low incidence of such species on
the site any impacts are not expected to be significant.
9.4
Outside the site the most sensitive receptors will be nearby residential and
commercial properties. Any nuisance arising from the transmission of dust is

dependent on the proximity of the receptor to the source of the dust. The two
properties closest to the main construction site are the restaurant at 9 Coot Pond
Road and Fort St. Catherine, which are to the near north of the site. The proximity
of the development site to the beach may mean that members of the public on
the beach could be affected. The larger residential area along Coot Pond Road is
further to the west but there may be the potential for these properties to be
affected by wind-blown dust.
9.5
Sewage treatment plants can give rise to odours occasionally. As noted above, the
nearest occupied building to the plant would be the hotel itself and the hotel and
all other buildings in the neighbourhood are well beyond the minimum distance
specified by DENR. To avoid smell nuisance, the STP will be vented at a high level
at the nearest suitable location to the plant to dissipate any odours. Regular
preventative maintenance of the system will also help to minimize odour
66

nuisance. This impact is not expected to be significant.
9.6
Other controlled plant to be used in the construction and the operational phases
of the development are expected to meet Environmental Authority standards.
Key Impacts
9.7
Construction
Construction dust although much of the construction activity will take place in
locations removed from residential properties the excavation and site preparation
works will be relatively close to Fort St. Catherine and the restaurant above
Achilles bay. Dust generated by the construction could affect these properties. In
addition, construction dust has the potential to cause discomfort to members of

the public using the beach. These impacts are likely to be direct and negative but
of short-term duration and very localized. Appropriate mitigation measures

should provide sufficient abatement and the magnitude of the impact is assessed
as low and the significance minor.
Operation
9.8
No significant impacts for air quality are expected from the operational phase of
the proposed development.
Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Construction dust
D
Low
*
Minor
Mitigation
9.9
Construction
The construction environmental management plan should include measures to

control the transmission of construction dust. These measures should include
locating stockpiles away from nearby properties including the beach, using paved
roads where possible, dampening excavation sites and rubble piles and ensuring
materials that are stored on site are properly covered.
Operation
67

9.10
A proper maintenance and management regime will be required to ensure that

plant and equipment is maintained to a good standard to avoid adverse effects.
Conclusion
9.11
The proposed development is expected to give rise to only limited and short term
air quality impacts. These can be mitigated by appropriate measures in the

68
10.
Noise and Vibration

Introduction
10.1
By their nature building projects are likely to result in noise and vibration issues
although the uses to which the buildings are put may or may not do so. Processes,
activities and machinery that may affect noise levels are regulated through the
Public Health Act 1949 and related regulations and may also be controlled
through the Summary Offences Act 1926.
Baseline Conditions
10.2
10.3
There are no existing noise level issues at or near the development site.
The Department of Environment and Natural Resources has an operational policy

which defines noise limits sourced from Controlled Plants defined under the Clean
Air Act 1991to the nearest neighbour. These limits are:
Day-time noise limit (7am to 10pm)
Night-time noise limit (10pm to 7am)
55 dBA
45 dBA
Assessment
10.4
Any impacts resulting from noise and vibration are most likely to occur during
the construction phase. However, these impacts are likely to be of a temporary

nature and will cease altogether on completion of the building project. The
distance of most of the construction activities from housing areas will help to
attenuate the transmission of noise or vibration nuisance as far as residential
receptors are concerned.
10.5
The proximity of the development site to the restaurant, Fort St. Catherine and
the beach are likely to mean that these locations will be more directly affected by
construction noise. Site preparation and excavation and general construction
activity will be likely to generate noise levels that are likely to exceed the DENR
limits on occasion and vibration that could also cause nuisance in these areas.
Measures will need to be taken to ensure that such nuisance is minimized.
10.6
The construction activity likely to have the most serious consequences for noise
69

and vibration is the installation of piles, if these are required. Piling could have
implications for the structural integrity of Fort St. Catherine and could also affect
the restaurant above Achilles Bay. This issue may need further review if it is
established that piles are required in relatively close proximity to these buildings.
10.7
A potential source of noise and vibration nuisance to local residents would be the
use of Coot Pond Road by construction vehicles. It is noted elsewhere in this
document that the road is considered to be unsuitable for use by heavier vehicles
and that construction traffic should use alternative access roads. There may be a
temptation from time to time, however, for construction vehicles to use this
narrow residential road which could adversely affect residential amenity of the
occupiers of the houses. A further noise/vibration impact of construction traffic

is the effect on the historic fabric of St. George of heavy vehicles traveling through
the town. This is considered in more detail elsewhere in the report.
10.8
During the operational phase of the development the sources of potential
noise/vibration are most likely to be controlled plant to be installed for the
development. These include the sewage treatment plant and the reverse osmosis
plant as well as other equipment such as standby generators. These are all
expected to meet the Environmental Authoritys standards be sufficiently

distanced from potential receptors or, like the standby generator, be located
within a building to attenuate noise. The operational phase of the proposed
resort, therefore, is not expected to give rise to specific noise or vibration
nuisances.
Key Impacts
10.9
Construction
Proximity to the restaurant, Fort St. Catherine and the beach in view of how near
the construction site is there is a likelihood that the users of these facilities will
experience some disturbance or nuisance from the noise/vibration created by the

construction activities. The duration of these impacts is temporary and actions
can be taken to reduce the effects. They are considered to have low magnitude
and minor significance
10.10 Construction traffic the possible use of Coot Pond Road, a residential road, by
70

construction traffic and the effects of an increase in heavier vehicles traveling
through the historical town of St. George is expected to result in noise/vibration
impacts. Once again, however, these impacts are limited to the construction
period and management plans can assist in minimizing adverse effects. The
magnitude of the impact is low and the significance is assessed as minor.
Operation
10.11 No significant impacts are expected.
Phase
Impact
Construction
I/D
Type
(+/-)
-
Mag.
L
*
Extent
Is
In
Sig.

D
Low
Minor
beach
I
Low
*
Minor
Mitigation
10.12 Good construction practice will help to mitigate noise impacts on site. This could
include the erection of hoarding, if necessary, and locating longer term sources
of equipment noise well away from potential receptors. Measures to mitigate

noise when construction takes place in closer proximity to nearby facilities and
from construction traffic should be included in the construction environmental

management plan.
Conclusion
10.13 The proposed development will inevitably generate noise during the site
preparation, excavation and construction phase but this is of a temporary nature
and measures can be adopted to mitigate its worst effects. The normal operation
of the proposed hotel is expected to be neutral in its impact on the local

community.
71
11.

Introduction
11.1
This section contains the traffic impact assessment and statement as required by
11.2
The assessment considers the means of access to the proposed development, the
S.4(1)(e)(iii) of the St. Georges Resort Act 2015.
amount of vehicular activity it would be likely to generate in the construction and

operational phases and the affect that this traffic would have on the local road
network.
11.3
An assessment of these impacts takes account of the policies contained in the

Bermuda Plan 2008 and the policies and regulations of the local highway
authority. Legislation considered includes the Development and Planning Act
1974, the Road Traffic Act 1947 and any relevant Orders and the St. Georges
Traffic Ordinance 1967.
11.4
In addition, the in principle planning permission granted by the St. Georges
Resort Act 2015 includes a condition requiring all access roads and sidewalks to
be sited, designed and laid out in accordance with the requirements of the
Department of Works and Engineering and in compliance with the provisions of
paragraphs TPT.4, TPT.10 and TPT.11, Chapter 11 of the Bermuda Plan 2008
Planning Statement. A condition also reserves for the approval of the

Development Applications Board all details of the design and layout of all access
roads and parking areas (including the rationale for parking provision).
11.5
Furthermore, S.8 of the St. Georges Resort Act 2015 provides the following
relaxation of the St. Georges Traffic Ordinance 1967 to allow access to the site
for development and servicing purposes:
1. Notwithstanding articles 30 and 31 of the St. Georges Traffic
Ordinance 1967, commercial vehicles (as defined in the Ordinance)
used in the development or servicing of the property shall have

reasonable access to and from the Town of St. George
a. Using the route
i. Government Hill Road via Slippery Hill, Kent Street,

72

York Street and Wellington Street, to access the Town
from the Property; and
ii. Wellington Street via York street, Kent Street, Slippery

Hill, and Government Hill Road, to access the Property
from the Town; or
b. Using any other alternative route, as may be necessary from

time to time.
2. It shall be the duty of a person driving a commercial vehicle on a
route referred to in subsection (1) to travel at such speed as will not

cause damage to the road or surrounding structures.
Baseline Conditions
11.6
Access roads
Existing public roads in the vicinity of the site are shown on the plan attached at
Appendix XIX. The Corporation of St. George is mainly responsible for the
maintenance of these roads although this responsibility is shared with GoB who
maintain certain roads in the Corporation area. In addition, an informal

arrangement exists between the Corporation and GoB for assistance in
maintaining other roads. The leased area includes public roads.
11.7
Government Hill Road provided the principal means of access to the former hotel
and the previously approved hotel development. Government Hill Road, at its
northern end varies in width from approximately 16ft to 18ft and does not have
constructed sidewalks but grass verges provide refuge for pedestrians and
maintain a rural character for the area. Further to the south it has a dual
carriageway section of about 500ft in length with each carriageway having a width
of 10 - 12ft. At the southern end of the dual carriageway Sapper Lane forms a
junction on the east side of Government Hill Road. Beyond this point the road
widens to 18ft and continues south until it meets Kent Street at the junction with
Governors Alley. Kent Street is 21ft wide at its northern end but narrows down to
a pinch point of approximately 10ft about half way along its length before
widening to 18ft further south. Kent Street does not have sidewalks as is the case
for much of the historic area. Kent Street terminates at a stop line at its junction
with York Street, the main route through the town of St. George.
73

11.8
Barry Road provides a means of access to the proposed resort development from
the southeast. The road runs along the eastern coastline of St. Georges Island
from its southeastern extremity to Coot Pond Road in the north. Beyond its
junction with Grenadier Lane the road is within the leased area. From this junction
access to the town of St. George is via Grenadier Lane, Old Military Road and
Barrack Hill to York Street. All the latter roads are of adequate width and have
constructed sidewalks although the eastern section of Grenadier Lane has grass
verges. Barry Road has a width of 20ft with a grass verge on the eastern side.
11.9
From its junction with Barry Road Coot Pond Road extends further north to
provide access to Fort St. Catherine and also continues to the west along the south
side of Coot Pond providing access to the residential properties in the area before
connecting with Government Hill Road. That part of Coot Pond Road skirting the
south side of Coot Pond is restricted in width being only a single lane.
11.10 Access into the resort area can also be gained from Victoria Road although this is
currently closed off and is somewhat overgrown. Victoria Road meets Old Military
Road which leads to the west via Sapper Lane to Government Hill Road or to the
southeast to Barrack Hill.
Traffic
11.11 Traffic volumes on the roads in the vicinity of the site (Government Hill Road, Coot
Pond Road, Barry Road and Sapper Lane) are very low. This was established in
traffic counts undertaken for the previous hotel proposal and observation for the
new proposal indicated that this was still the case. As there has been little or no
development in these areas that would be likely to increase these volumes since
the counts were undertaken the data was considered sufficiently reliable.
11.12 All traffic approaching the hotel site from the west is bound to pass through the
town of St. George along York Street. At the western end of the town York Street
forms a junction with Kent Street before continuing on to meet Barrack Hill to the
east of the town. The York Street/Kent Street intersection is considered the key
junction as this is the point of convergence of traffic heading to or coming from
the hotel site either via Kent Street/Government Hill Road or Barrack Hill/Old
Military Road/Grenadier Lane/Barry Road.
74

11.13 The junction has three principal arms; York Street east, York Street west and Kent
Street to the north. In addition, Bridge Street leads off the junction on the south
side although it is one-way only in a southerly direction, mainly providing access
to the public car park to the east of the Town Hall. On the approach to the junction
each of the main arms has a stop sign and a stop line with traffic flow determined
on a first come-first served basis.
11.14 York Street is of adequate width although Kent Street is somewhat narrower and
approximately 150ft north of the junction the road narrows to single lane traffic
only. There is a give-way sign further north for traffic heading south. There are
4 car parking bays and 6 bike parking bays on the west side of Kent Street at the
junction. These are mainly used by shoppers visiting the supermarket located on
the northwest corner of the junction between York Street (E) and Kent Street. York
Street has sidewalks but there are none along Kent Street which is more typical of
the historic character of St. George.
11.15 Traffic counts were undertaken at the junction for the previous proposal in August
and November of 2010. It was decided to undertake a morning and evening traffic
count for the current proposal. This was undertaken on 4th May 2016. The results
are provided at Appendix XX.
11.16 In 2010 traffic counts were obtained for August and November with the latter
undertaken during the school term. The November count is the most directly
comparable to the count for the new development as this too was completed
during the school term time, albeit at the opposite end of the school year.
11.17 The new traffic counts indicate broadly similar volumes of traffic and pattern of
traffic flow although with some variations. The comparable findings are shown in
table XX below which show total count numbers for the whole of the counting
period (7.30am 9.30am, 16.00pm 18.30pm).
A.M.
York Street East
May 2016
366
346
929
838
289
York Street West

Kent Street
Nov 2010
Total
274
253
239
75

P.M.
York Street East
531
York Street West

Kent Street
Total
545
359
382
1127
1144
237
217
11.18 The most obvious differences in the 2016 data as compared with that from 2010
are the reduced total volume of traffic in the morning, the increase in total volume
in the afternoon period and the lower volume of traffic using Kent Street.
11.19 Observation of traffic flow at the junction indicated that the supermarket is a
significant generator of traffic. Not infrequently vehicles approach the store from
either direction on York street park directly outside and when shopping is
completed perform a u-turn through the junction to return where they had come
from. This is possible given the generally low volume of traffic using the junction.
No obvious problems for traffic flow or safety were evident and almost all drivers
observed the stop signs at each arm of the junction.
11.20 No queuing was observed on any of the arms of the junction.

11.21 Pedestrian movement during the morning peak hour was not significant and was
almost all related to the supermarket. Pedestrian activity during the afternoon and
evening period increased with sightseeing tourists added to shoppers.
11.22 The morning peak hour was 07.30 am 08.30 am with a total of 478 vehicles
flowing through the junction. Three-quarters of these vehicles were heading in a
westerly direction. The evening peak hour was 17.15 pm - 18.15 pm when the
total volume of traffic was similar to the morning peak at 487 vehicles. However,
the volume of traffic heading east or west was split evenly.
11.23 Junction analysis was performed by Transport Planning Practice, a UK
transportation planning consultancy. The junction was modeled using ARCADY

(roundabout) and PICADY (priority intersection) software. ARCADY was found to
be more representative of the operation of the junction. The software is used to

determine the level of service (LOS) of the junction. Typical LOS definitions are
as follows:
76

Level
A
B
C
D
E
F
Definition
Free flow
Reasonably free flow
Stable flow
Approaching unstable flow
Unstable flow
Forced or breakdown flow
11.24 Under existing conditions, the junction was found to work well as it has low ratio
of demand flow to capacity and has a LOS of A (Free Flow) for both morning and
evening peak hours (see Appendix XXI).
11.25 A traffic count was also undertaken at the Old Military Road/Barrack Hill/Cut Road
junction (see Appendix XX). This is a priority intersection in the form of a Tjunction with the main flow along Barrack Hill/Cut Road. Barrack Hill leads to the
Town of St. George to the west. Cut Road provides access to residential areas to
the east. Old Military Road extends to the north from its junction with Barrack
Hill/Cut Road leading, via Grenadier Lane, to Barry Road through an area
containing various institutional uses such as schools, elderly persons

accommodation, heath clinics and a bus terminus.
11.26 Unsurprisingly the morning and evening peak hours were the same as those for
the York Street/Kent Street junction. The volume of traffic through the junction
was 50% of that for the York Street/Kent Street junction in the morning peak hour
(239) with the ratio being 60% for the evening peak (291). Approximately half of
this traffic used the Old Military Road route.
11.27 No traffic queuing was observed and the volume of traffic using the junction
appeared relatively low. Further analysis was not considered necessary.
Public Transport
11.28 St. Georges is included in the public transportation system. Routes 10 and 11
provide a regular service between Hamilton and St. George with the eastern
terminus located on Old Military Road, to the southeast of the leased area.
11.29 During the tourist season (May October) a public ferry operates between
Dockyard and St. Georges. The service runs 5 times per day on Monday,
77

Wednesday and Thursday and 3 times per day on Tuesdays and Fridays. These
ferries mainly bring cruise ship passengers from the ships berthed at Dockyard
to the town of St. George. During each season an average of 120,000 passengers
have been carried in this ferry route since 2013.
11.30 In addition, a privately-owned bus service operates between the town of St.
George and several other tourist destinations including Tobacco Bay and Fort St.
Catherine. The buses, which contain approximately 30 seats, run hourly during
the season.
Accident Statistics
11.31 The Bermuda Police Service report that the number of recorded road traffic
accidents in the vicinity of the site since February 2013 are as follows:
Location
Junction of York St/Kent St
No. of Accidents
7
Barry Road/Grenadier Lane
Government Hill Road
Coot Pond Road
Table XX Road Traffic Accidents recorded by BPS since 2013
Assessment
Access Roads & Traffic Circulation
11.32 Vehicle access for the proposed hotel will be via Barry Road. The existing road is
of adequate width and the feeder roads to the site from the town of St. George
(Grenadier Lane, Old Military Road and Barrack Hill) also have adequate widths.
All of the roads have sidewalks or grass verges for pedestrian use.
11.33 The proposed resort development will result in changes to the existing road
system. This will primarily involve the realignment of Barry Road and Coot Pond
Road to take the public roads around the outside of the hotel development site.
Access to the hotel reception, the hotel service area and hotel parking will be
directly from the realigned road.
11.34 The realigned road and other proposed roads within the leased area are based on
78

rights of way established in the subdivision plans (see Appendix VIII). These rights
of way have a standard width of 6.1m (20ft). The proposed re-aligned road has a
width of 19ft to fit within this right of way. A 4ft wide sidewalk has been provided
along the eastern side of the road between the condominium blocks and the hotel
and along the western side of the road by the parking lots.
11.35 A new junction is formed opposite the main hotel entrance to connect to Coot
Pond Road. The eastbound and westbound lanes of Coot Pond Road are split by
a triangular island as they meet Barry Road. The layout of the junction appears to
provide more than adequate capacity to cope with the amount of traffic expected
to use it.
11.36 It is intended that the proposed road will meet the specifications of the
Department of Works and Engineering Highways section and will be constructed
and completed prior to the commencement of construction work on the hotel. On
completion, the new section of road will become part of the public road system
and will be maintained by the appropriate highway authority.
11.37 Condition 4 (1) (a) of the in principle planning permission in the St. Georges
Resort Act 2015 requires compliance with policies TPT.4, TPT.10 and TPT.11 of
the Bermuda Plan 2008 Planning Statement. The new road has been designed to
generally comply with these requirements although two matters relating to TPT.4
require further comment. TPT.4 (e) seeks to minimize cut and fill and while efforts
have been made to keep this to a minimum the road will result in extensive
excavation to achieve the required gradients. The impact of this is discussed in
section 12 below. TPT.4 (f) requires roads to be aligned so as to avoid mature
trees and vegetation. However, the alignment of the road in this case is dictated
by the right of way approved in the subdivision and this has resulted in a marginal
encroachment into the Woodland Reserve. The impact of this is discussed in
section 5 above.
11.38 The realigned road will affect the access to Fort St. Catherine and the beach. The
proposals seek to maintain this access and also to provide additional public
parking that could serve the fort as well as the beach. However, if the access to
the fort is contained within the leased area it results in an awkward hairpin bend
at the base of the hill which buses may have difficulty in negotiating. To overcome
79

this problem, discussions are taking place between the developers and the
leaseholder of the Beach House at Blackbeards to agree a realignment of the
access and additional parking to serve all the uses. There is general agreement
on the desirability of this solution and the preferred design is shown in the plans.
The improved access and parking for the fort and beach will be beneficial for
these facilities as well as the restaurant.
11.39 Notwithstanding this, it will be necessary to maintain access to the restaurant, the
fort and the beach during construction of the road. Complications may well occur
during this period and there is a risk that access to these facilities could be
interrupted. Also during this period and during the construction of the hotel there
is likely to be intermingling of construction traffic with local vehicles and visitor
vehicles. This could have adverse consequences for access, traffic flow and road
safety.
11.40 Traffic circulation around the site during the construction and operational phases
of the resort is likely to result in increased use of Coot Pond Road. This road leads
through a residential area and for part of its length is only single carriageway in
width. The road is unsuitable for carrying much more traffic than already uses it
and especially not for construction traffic or service and delivery vehicles.
Traffic Impact
11.41 Vehicles heading to the hotel development site from the west will necessarily need
to travel through the town of St. George along York Street in order to reach the
site. Other options for providing vehicle access to the development site through
the leased area and avoiding the town have been investigated but none are
feasible as vehicles would have to negotiate very narrow residential roads which
are unsuitable for increased use.
11.42 As noted above, the critical junction for traffic flow is considered to be the York
St/Kent St intersection in St. George. Analysis of this junction has determined that
it is operating satisfactorily with the current volume of traffic. Studies have been
undertaken to assess the effects on this junction of increased traffic during the
construction phase and during the operational phase of the proposed

development. The latter includes an assessment of two scenarios. Firstly, the
80

traffic impacts that would be likely to result from the hotel only (phase 1 of the
resort development) and, secondly, the impacts resulting from the completed
development (hotel and condominiums).
11.43 There are two routes to the project site from the York St/Kent St junction; via
Government
Hill
Road/Coot
Pond
Road
or
Barrack
Hill/Old
Military
Road/Grenadier Lane/Barry Road. (The Victoria Road access has not been
considered in this assessment as it is currently closed off and is not expected to

be used in the first phase). The first is slightly shorter but has width restrictions
along part of Coot Pond Road so drivers may well prefer the second route. It has
been assumed for the purposes of this assessment that vehicles will follow
existing route patterns determined from the traffic counts.
a) Construction Phase
11.44 The construction of the project will result in increased traffic on local roads due
to vehicles delivering materials to the site and construction site workers traveling
to and from the property.
11.45 It is estimated that around 150 construction workers will be employed on the site
in building the hotel. Vehicle movements on roads around the site resulting from
journey-to/from-work travel will be likely to have an effect on overall traffic
volumes but as work on construction sites tends to start earlier than the normal
business day the impact on peak hour traffic flow is likely to be more limited.
Also, the estimated workforce represents a peak number and during various
phases of the construction programme there are likely to be fewer workers on the
site. Nevertheless, it has been assumed that, in accordance with data from the
census 2010, 34.8% of the construction workers would be approaching or leaving
the site during morning and evening peak traffic hours. Taking into account the
modal split revealed in the census the estimated increase in vehicles traveling
through the York Street/Kent Street junction during these peak hours is as
follows:
A.M. (Eastbound)
Kent Street
York Street
Cars
M/C
Trucks etc
Total
15
10
27
14
81

Total
P.M. (Westbound)
Kent Street
York Street
Total
23
15
41
11
41
17
23
11
15
Table XX Projected increase in construction traffic during peak hours
30
11.46 These estimates represent an increase in total traffic volume of 8.6% during the
morning peak hour and 8.4% in the evening peak hour. This is unlikely to have a
significant impact on the operation of the junction which has the capacity to
absorb this increased demand.
11.47 With regard to heavy construction vehicle movements it is expected that the 3year construction programme would result in an average of approximately 3
container trucks per week visiting the site. The construction of the hotel would
also require a significant number of concrete delivery trucks. On average this

would result in 1 concrete delivery truck per day visiting the site during the 3-year
period although at certain times there could be many more on a daily basis.
11.48 Container trucks and concrete deliveries would be timed to avoid peak traffic
hours to prevent delays in the delivery of the materials to the site. It is not
expected, therefore, that these heavier construction vehicles will significantly

impact traffic flow during peak hours. Similarly, miscellaneous service and
delivery vehicles are likely to be spread throughout the working day and would
have limited effect on peak hour traffic.
11.49 The nature of the road system in St. Georges means that delivery vehicles have
little choice in reaching the site other than via the principal roads through the
town of St. George. The St. Georges Resort Act 2015 provides for the use by
construction vehicles of Kent Street to access the site. However, as there will be
no direct access to the construction site from Government Hill Road the use of
this route is considered inappropriate. It would result in vehicles traveling along
Coot Pond Road which is single-track in places, cause disturbance to residential

properties lining the road and have an adverse impact on the historic environment
of the town of St. George along Kent Street. Construction vehicles should be
82

encouraged to use Barrack Hill and Barry Road to access the site.
11.50 Concern was expressed during the scoping exercise about the impact on old,
historic buildings of heavier construction vehicles traveling through the town of
St. George. There is anecdotal evidence of cracks appearing in structures on or

close to York Street as a result of the heavy vehicles transporting demolition waste
through the town when the former hotel was being demolished. It is understood,
however, that these were oversized vehicles, significantly larger than the vehicles
typically used in construction in Bermuda. Nevertheless, as it will not be possible

to avoid construction traffic using roads through the Old Town measures are likely
to be necessary to ensure that damage does not occur to historic buildings. These
will include, for instance, strictly enforcing speed limits on construction vehicles
on streets through the town of St. George.
11.51 Discussions are taking place with shipping companies to assess the possibility of
having materials direct to Pennos Wharf in St. George. While this would not
eliminate the need for delivery vehicles to use roads through the town it would
help to reduce the number of heavier vehicles on roads elsewhere in Bermuda and
avoid any limitations on having materials delivered to the site imposed by the
current state of the swing bridge.
a) Operational Phase
11.52 During the operational phase of the development traffic volumes on local roads
would be affected by the vehicle movements generated by resort activities. The

focus of the impact assessment is on the effects of the movements on peak hour
traffic flows as this is when any problems caused by increased traffic volumes
would become apparent.
11.53 In the first phase of the development vehicle movements would primarily result
from journey-to/from-work trips of staff employed at the resort. It is estimated

that 150 persons would be employed in the hotel operation with an additional 45
persons employed in the casino operation. A larger proportion of the employees
in the hotel operation would be working on a shift system and as a result it has
been assumed that only 50% of the estimated workforce would be traveling to
work during peak hours. Also as the casino is not expected to open for business
83

until 6pm employees in this area would only be likely to affect evening peak hour
traffic. Traffic levels have been estimated based on 2010 census data for mode of
travel for journey-to-work and assigned to the road network in accordance with
existing traffic distribution.
11.54 In calculating journey to work for residents of the condominiums a worst-case

scenario has been adopted. In this case it has been assumed that all the proposed
units will be occupied by Bermuda residents and that the population

characteristics of these residents are the same as those described in Census 2010.
In practice, a significant proportion of the dwellings may well be owned by nonresidents and would not generate journey-to-work trips.
11.55 The population of the residences has been estimated using average household
size data and this has been adjusted to take account of the proportion which
would make up the working population and further adjusted by economic activity
rates. From the resulting total the likely car and motorcycle traffic was calculated
based on the mode of journey-to-work taken from the 2010 census. The amount
of this traffic on the road network during peak hours was estimated using traffic
count data and was assigned to the road network in accordance with journey-towork patterns and existing traffic distribution.
11.56 The projected increases in traffic volumes on morning and evening peak hour flow
at the York Street/Kent Street junction is provided at Appendix XXI.
11.57 Based on these projections junction analysis was carried out by TPP to determine
the LOS of the junction in accordance with the procedures and definitions
indicated in para. 11.23 above.
11.58 Junction analysis was performed by TPP based on two scenarios:

a) The phase 1 development which would be the hotel only, and
b) The
completed
condominiums
development
including
the
hotel
and
all
the
11.59 In addition, for each of these scenarios the analysis covered two assumptions.
Firstly, that projected traffic flow would follow existing distribution on the road
network. Secondly, because the latter would result in increased use of Kent Street
and Coot Pond Road which are likely to be considered less convenient to drivers
because of width restrictions and the route is less desirable from a traffic flow
84

and residential amenity viewpoint, the projected traffic flow would use York
Street/Barrack Hill only.
11.60 For each of these scenarios and assumptions the LOS of the junction was A (Free
Flow) (See Appendix XXI) and, by extension, any intermediate phases can also be
expected to have a similar LOS. Consequently, it is not expected that the proposed
development will have any adverse impacts for traffic flow on roads and junctions
in the vicinity of the site.
Parking
11.61 The development of a hotel with restaurants, spa, casino and event facilities will
require parking facilities adequate to cope with the level of demand. The parking
burden for the site is based on meeting the parking needs of staff working at the
site and providing parking to serve the proposed restaurants/bars and other
facilities at the hotel.
11.62 It is expected that the hotel will employ approximately 150 people in
housekeeping, bars and restaurants, the spa as well as administrative and

maintenance functions. As many of these employees will be working on a shift
system not all employees will require parking facilities at the same time. It is
expected, in fact, that only 50% of employees are likely to be in the hotel at any
one time and provides a reasonable basis from which to calculate parking needs.
However, a further 45 people are estimated to be employed in the casino.
Although this facility will open in the evening it is considered prudent to add these
employees to calculate employment parking requirements providing a base

employment level of 120 employees.
11.63 The modal split for journeys to work revealed in the 2010 census suggests that
44% of the staff will arrive by car and 28% by motorcycle with the remainder
arriving by other means. Consequently, it is estimated that 53 car spaces and 35

motorcycle spaces will be required to meet staffing needs.
11.64 The facilities in the proposed hotel that are likely to require parking provision
include three restaurants/bars and the spa, which will all be open to the public.
The total number of seats in the restaurants/bars would be 144. To meet planning
policy requirements 14 car spaces and 14 motorcycle parking spaces will be

85

required (policy TPT.20 (1) (d)).
11.65 No details are currently available for the proposed spa at Fort Albert.
Consequently, in order to assess parking requirements for this facility which will
be open to the public it has been assumed that it would have a gross floor area
of 3000 sq. ft. The most appropriate parking standard in the Planning Statement
for this use is that for retail use which is 1 car space and 1 motorcycle space per
500 sq. ft. of gross floor space (policy TPT.20 (1) (b)). On this basis 6 car spaces
and 6 motorcycle spaces are required.
11.66 As with most hotels the St. Regis resort will be expecting to cater for group
meetings and weddings. The function space included in the hotel design provides
seating space for 255 persons. In the absence of a relevant parking standard for
function space such as this a reasonable proxy is considered that for

restaurant/bar use. On this basis the parking requirement for the function space
would be 26 car and 26 motorcycle spaces.
11.67 Also included in the resort facilities is a proposed casino. It is intended that this
facility would be open to the general public. This would be likely to add to the
parking burden. The parking standards in the Bermuda Plan 2008 do not provide
guidance on such uses. A review of UK planning authority standards indicates that
a common requirement is 1 car space per 22 sq. m. (approx. 240 sq. ft.) of gross
floor area. The allocation in UK for motorcycle parking is somewhat lower and
given the dependence on this form of transport in Bermuda an equivalent amount
of motorcycle parking to car parking is considered appropriate. The gross floor
area of the casino is proposed to be 6500 sq. ft. and using the above standards
the parking requirement for the casino would be 27 car parking spaces and 27
motorcycle spaces. This allocation would also provide parking facilities for the
golf course operation. The golf course will be in use during the day when the
casino will be closed so there would not be dual use of the spaces.
11.68 In addition to the above an allocation for motorcycle parking for hotel guests
should be included. This has been calculated on the basis of 1 space per two
guest units which equates to 61 motorcycle spaces.
11.69 Therefore, the total provision for the hotel is calculated to be as follows:
86

Use
Employees
Restaurants/bars
Casino/golf
Spa
Functions
Guest
Total
Cars
Motorcycles
14
14
53
27
26
126
35
27
26
61
169
11.70 Vehicle parking for the resort is provided in a series of parking lots located to the
west of the hotel and north of the junction with Coots Pond Road. These parking
areas provide a total of 115 car spaces and 131 motorcycle spaces. Three of the
car spaces are allocated for disabled persons parking, which is in accordance with
Planning policy requirements. The parking areas are intended to provide for the
needs of the hotel. The public would also be able to utilize the northern parking
areas for visits to the beach and the fort.
11.71 This parking provision reflects the capacity of the land near the hotel to provide
for parking and any additional areas in this location would be undesirable and
detrimental to the setting of the hotel. The total number of parking spaces does
not currently meet the assessed requirements but is considered sufficient for the
early stages of the hotel operation. If additional spaces become necessary there
are other options around the property for their provision including, for instance,
near Fort Albert where employee parking could be provided. Additional parking
provision in these areas, however, is likely to require more detailed analysis of

the site layout of the development proposed in this part of the property which is
scheduled for a later phase.
11.72 Each of the proposed condominium blocks has its own parking provision in a
basement parking level. These basement parking levels provide 16 car parking
spaces and 22 motorcycle spaces. The residential development parking
requirement specified in the Planning Statement for multiple unit development is

1.25 car spaces and 1 cycle space for each unit which would result in an expected
provision of 18 car spaces and 16 motorcycle spaces. Consequently, while the
87

basement parking level provision for motorcycles is more than adequate the
parking provision for cars is slightly under the requirement. It is understood that
the shortfall will be made up by providing spaces outside the condominium

blocks. On this basis the condominium parking is satisfactory.
Key Impacts
a) Construction
11.73 Access to adjacent facilities during road construction During the construction
of the re-aligned road there is potential for obstruction to vehicles and other road
users attempting to reach the Beach House restaurant, Fort St. Catherine and the
beach. Providing the road construction programme takes into account the access
needs of other road users then any conflicts can be minimized. However, because
of the risk that, at times, other road users could be impeded or prevented from
accessing these facilities. This will be a direct and negative impact although it is
likely to be short term. With appropriate management procedures in place this
impact is assessed as low and its significance as minor.
11.74 Mixing of construction vehicles and local and visitor traffic during construction
The construction of the initial phase of the resort is expected to take 3 years.
During this period construction vehicles and local and visitor traffic will be using
the same road network and there will be the potential for conflict between these
different types of traffic with adverse consequences for road safety and traffic
flow. This is a direct negative impact although measures can be taken to
avoid/minimize such problems and the magnitude is assessed as low and the
significance minor.
11.75 Use of Coot Pond Road by construction vehicles Coot Pond Road is a narrow
residential road and it is unsuitable for use by construction traffic and
service/delivery vehicles. The potential for it to be used by construction vehicles
is, however, real and it is likely that these vehicles will attempt to use it on
occasion which would be detrimental to the amenities of residents in the houses
along the road and could cause traffic conflicts on the single track section of the
street. Traffic management arrangements can help to avoid these problems but
the impact is assessed as having medium magnitude and the significance is

88

moderate.
11.76 Construction vehicles traveling through the town of St. George any additional
heavy vehicle traffic through the historic town is undesirable but is also
unavoidable during the construction phase as there are no alternative routes. The
St. Georges Resort Act has allowed relaxations of the local ordinance to permit
the use of these roads but traffic management measures will be required to
minimize impacts. The magnitude of the impact is assessed as medium and the
significance is moderate.
b) Operation
11.77 Access/parking to beach and fort the proposals include a properly laid out
parking area and new access road to serve the beach, the fort and the restaurant
represents an improvement on the existing conditions. This is a direct, positive
impact. The magnitude of the impact is considered low and the significance is
assessed as minor
11.78 Use of Coot Pond Road as the main entrance to the hotel is opposite the Coot
Pond Road junction there could be a tendency for hotel guests, taxis and service
vehicles to use the road to access the hotel. The increased use of the road is
undesirable for the reasons stated above. The magnitude of the impact is
considered low and the significance is assessed as minor.
Phase
Impact
Construction
I/D
Type
(+/-)
-
Mag.
L
*
*
*
*
Extent
Is
In
Sig.

I
Low
Minor
D
Low
Minor
I
Med
Mod
D
Med
Mod
George
Operation
D
+
Low
*
Minor
I
Low
*
Minor
Mitigation
11.79 A traffic management plan should be included in the construction environmental

management plan to address the issues raised in the impact assessment. These
should include:
89

a) Monitoring traffic to ensure that traffic flow to adjacent facilities is not
impeded;
b) Monitoring traffic movements along the new road to avoid vehicle

conflicts;
c) Discouraging the use of Coot Pond Road
d) Enforcing speed limits on construction vehicles traveling through St.

George
11.80 In the operational phase of the hotel it would be beneficial for the hotel operator
to explore options to link the hotel to public transport hubs such as the bus
station and the ferry stop in St. George by, for instance, operating a shuttle service
or encouraging the private bus service to add the hotel to its circuit. Alternative
means of transport for guest to access the town could also be investigated. These
could include the use of cycles or even using golf carts, if licensing issues can be
resolved. These matters could be included in a hotel traffic management plan
which should also include measures to discourage vehicles, particularly hotel

service vehicles from using Coot Pond Road. Monitoring usage of the parking
facilities should also be undertaken to gauge adequacy of provision. If it becomes
apparent that parking facilities are not meeting demand, then additional provision
elsewhere on the property should be investigated.
Conclusion
11.81 The general traffic impact of the proposed development is not expected to be of
particular concern. However, there are issues that could cause road safety or
traffic flow problems but these can be addressed through appropriate

management procedures.
90
12.

Introduction
12.1
Bermuda has a well-defined visual character and planning policy is geared towards
ensuring that new development complies with the Bermuda Image. Large scale
new developments can have a significant impact on visual quality.
12.2
The assessment considers policies in the Bermuda Plan 2008 and any relevant
12.3
Under S.4(2)(a) of the St. Georges Resort Act 2015 in principle planning
provisions of the Development and Planning Act 1974.
permission was granted subject to a condition that reserves for the approval of
the Development Applications Board the details of
the scale, design, siting and layout of buildings, building heights,

architectural detailing, external appearance and materials of any building,
works or related infrastructure;
12.4
The condition of the in principle planning permission also reserved landscaping

details for the Boards approval.
Baseline Conditions
12.5
The general visual character of the leased area is a function of the previous use
of large parts of it as a golf course. The closure of the golf course and the
maintenance routine that has been adopted to keep the former fairways has given
the development site an open if somewhat unkempt appearance. There are also
pockets of dereliction which include the former golf clubhouse site and the area
around the now-demolished hotel. The latter unfortunately including Forts Albert
and Victoria.
12.6
Prior to the demolition of the former hotel on the property that large, monolithic
structure would have dominated the scene and, when the golf course was
operating, it would have provided a manicured setting for the building. This also
retained extensive open areas to the north and east of the former hotel, including
around the beach and Fort St. Catherine.
12.7
Currently, the dominant visual elements in the landscape which provides the
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setting for the proposed hotel are the beach, Fort St. Catherine, the wooded
hillside on which the former hotel stood and the open grassed areas which were
the former golf course fairways.
Assessment
12.8
Large hotel buildings can, by their nature, be international in design and repetitive
in appearance due to their modular composition. In designing the St. Regis,
though, efforts have been made to ensure that the structure relates to its locality
and incorporates recognizable elements of traditional Bermudian architecture.
The efforts are illustrated in the document produced by the design team entitled
Design Narrative (see Appendix XXII) that lays out the design features that provide
the starting point for the design development.
12.9
The proposed resort is composed of a number of distinct and separate but
connected buildings. The central reception building will be the dominant structure
as it is the highest of the buildings and will be the focal point of the resort
complex. The building will be four storeys high under a traditional Bermuda roof.
The main entrance is on the landward side of the building and on the seaward
side it leads out on to a terrace above the beach.
12.10 Tall stairway/elevator structures either side of the building connect the main
reception to the guest rooms wing to the north and buildings containing other
hotel facilities to the south. The guest rooms wing is five storeys tall although the
lower floor is below the ground floor of the main reception so that the overall
height of the structure is below that of the adjoining central building.
12.11 The complex of buildings to the south, which includes the casino, function rooms,
restaurants and back of house facilities consists of a range of lower structures of
three storeys.
12.12 The scale of the proposed hotel is much smaller than the previous hotel with the
tallest component building being half of the height of the now-demolished

structure and is considered appropriate to its landscape setting.
12.13 The variation in height of the buildings will help to break up the massing of the
structures. The fact, too, that the resort consists of several different component
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buildings will also help to reduce the massing and it will not appear as monolithic
as the previous hotel.
12.14 The composition of the resort as separate buildings also means that these will
allow some permeability of views through the hotel complex which will diminish
the visual impact of the development. This is particularly true of the approach
from the south. As the road climbs up the eastern slopes of the existing hill views
will be available through buildings and over the resort roofscape to Fort Catherine
beyond.
12.15 The articulation of the elevations, including larger balconies, will also help to
reduce the effects of the taller structures and break up the massing
12.16 The proposed condominium blocks are mainly five storeys above grade level. By
virtue of their height and location these are likely to be more prominent buildings.
However, the two buildings near the hotel will be set against the rising landform
of the wooded hillside to the west and the new hotel complex to the north.
12.17 The block nearest the hotel will also be set into the hillside so that viewed from
the west it will be three storey and from the east, five storey, as fill and
landscaping will conceal the basement parking level. The block to the west of the
road will be five storeys above grade level although it is set well back from the
roadway. Consequently, the presence of these structures should be absorbed into
the landscape backdrop of the hillside and their visual impact attenuated
accordingly.
12.18 The five proposed buildings on the top of the hill will be more visually prominent
but they will be replacing much larger monolithic structures that were previously
located in these areas. Details of the development in this area are not available at
present as they are intended for a later phase in the development of the site.
However, the fact that they are separate buildings means they will have much less
visual impact than these earlier large structure and it is expected that they will be
set in landscaped grounds which will further soften their impact.
12.19 Significant landscape changes resulting from the proposed development will
include the construction of the road and remodeling the landform to the west of
the resort.
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12.20 The proposed new road will require excavation of the lower slopes of the hillside
to the north of Forts Albert and Victoria. The line of the road is determined by the
right of way established in the subdivision and lot plans. The depth of the rock
cut is dictated by the need to meet gradient requirements for access road
construction. In fact, in order to reduce the amount of excavation required and
minimize the resulting exposed rock cut the line of the road has deviated from
the right of way. This is illustrated in the site plan extract below (the legal right
of way is indicated in yellow). The majority of the realigned road affecting the
hillside has been moved lower down the slope and will significantly reduce the
required excavation.
Fig. 8 Extract from site plan
12.21 Nevertheless, the rock cut will be extensive stretching from near the existing Barry
Road to the proposed new junction with Coot Pond Road. It will vary in height
from a few feet to approximately 22ft high at its highest. At this point the
excavation will involve cutting a ledge in the rock face at 12ft above road level.
This will provide a platform for planting to soften the appearance of the exposed
rock.
12.22 The excavation required to create the new road will undoubtedly be visually
disruptive during the construction phase of the project. Following construction of

the hotel, however, much of the rock cut will be screened by the new buildings
94

and is likely to blend into the complete resort development. In the longer term,
therefore, the visual impact of the rock cut will be significantly diminished
especially with effective landscaping on the rock cut ledges.
12.23 The re-modeling of the landform to the west of the proposed hotel will primarily
involve the removal of an existing small hill on the former golf course. This was
originally a low rise that was enhanced in height as a result of landscape works in
the construction of the golf course. This small hill will be lowered in height and
the excavated material used in the construction of the hotel. The land will be
returned to golf course use. The removal of the hill will improve views for guest
rooms on the west side of the hotel. This landscape change is not expected to
result in a significant visual impact. The subsequent use of the land as golf course
will improve the general visual quality of this area.
12.24 Extensive landscaping is proposed around the resort development. The planting
will include native and endemic species as well as other specimen plants. The
quality of the landscaping will add significantly to the attractiveness of the
development. This includes the parking areas. In order to maintain the gardenlike appearance of the grounds around the proposed hotel the majority of the
parking areas are intended to be surfaced with paving that allows grass to grow.
12.25 Although details of the refurbishment of the golf course are not yet available the
changes will transform its currently unkempt appearance. The upgrading of this
extensive area of land to active golf course use will be a positive contribution to
the improvement of landscape and visual quality in this part of St. Georges.
Key Impacts
Construction
12.26 Visual disruption the St. Regis resort is a major development project and
construction work including excavation for the road and general site preparation
will result in visual disruption to views and landscapes. This disruption is likely to
be felt until the resort is completed but it is expected to be a relatively short term
impact. In view of the scale of change the magnitude of the impact is considered
medium and the significance is assessed as moderate.
95

Operation
12.27 Landscape change the introduction of substantial buildings into the landscape
in this location will undoubtedly result in a significant landscape change. The fact
that the proposed resort would be in a location where there were previously no
buildings, notwithstanding that the former hotel was in a more visually dominant
position, could be seen as negative by some. On the other hand, the location is
not pristine landscape and beneficial development has been designed to relate to
its Bermudian setting with extensive landscaping to enhance the surroundings.

The impact is assessed as having medium magnitude and moderate significance.
12.28 Golf course refurbishment the details of the proposed refurbishment are not yet
available but, in principle, the landscape and visual quality improvements that
would result from the proposals are significant. This would be a long term direct
impact affecting a large area. The impact is assessed as having medium impact
and moderate significance.
Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
Visual disruption
D
Med
*
Mod
Operation
Landscape change
D
-/+
Med
*
Mod
D
+
Med
*
Mod
Mitigation
12.29 Some mitigation of the excavation involved in the development of the site has
already been incorporated into the proposals by the amending the alignment of
the new road so that it deviates from the right of way along a line lower down the
hillside. This has reduced the amount of excavation required for the road
12.30 The landscaping proposals which include extensive planting around all the
buildings and planting on the rock cut ledges to soften the appearance of the
exposed rock will provide substantial mitigation of visual quality impacts.
Conclusion
12.31 Site excavation works are likely to have considerable visual impact during the
construction phase of the proposed development. Efforts have been made to

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ensure that the proposed buildings reflect the Bermudian architectural idiom and
the scale and massing of the buildings are appropriate to their setting. The high
quality planting scheme to be implemented in conjunction with the resort will

help to mitigate the introduction of new built forms in the landscape.
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13.

Introduction
13.1 In this section the assessment of the impact of development on local cultural
heritage focuses on the nature and significance of the historical and cultural
assets that exist within and in proximity to the site.
13.2
The Impact assessment takes into account the policies in the Bermuda Plan 2008
that are in place to protect historic sites and buildings. Legislation that will be
considered will include relevant provisions of the Development and Planning Act
1974 and the Town of St. George (Protection of Buildings of Special Interest) Act
1950.
13.3
In addition, S.7 of the St. Georges Resort Act 2015 requires that
1) The development of the property shall be compatible with the UNESCO
World Heritage Site status of the Historic Town of St. George and
Related Fortifications.
2) In particular
a) The special historical character of the forts shall be

retained and preserved;
b) Only minimal change to the forts distinctive materials,

features, spaces and spatial relationships may be made;
c) Any development must be compatible with historic

materials, features, size, scale, proportion and massing
to protect the integrity of the structures and their

environment; and
d) The development scheme shall ensure that the forts are

maintained and secured.
3) The public shall have reasonable access to the forts.

13.4
In view of the fact that the leased area includes parts of the World Heritage Site
(WHS) and that the balance of the area is within the WHS buffer zone the
assessment takes into general account international advice provided by the

International Council on Monuments and Sites (ICOMOS) on heritage impact
assessment affecting WHS.
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Baseline Conditions
13.5
The town of St. George and its general environs are of considerable historical and
cultural significance. St. George was the original capital of Bermuda and is one of
the oldest continuously occupied European settlements in the western

hemisphere. As a result of this history extensive areas and numerous buildings
are protected because of their architectural and historic interest.
13.6
The town of St. George and its related fortifications are of international
importance as they have been designated by UNESCO as a World Heritage Site.
The forts within the leased area form part of the inscription. A management plan
to provide a framework for preserving and enhancing the World Heritage Site has
been prepared and adopted (Historic Town of St. George and Related
Fortifications: Management Plan, July 2000). Included in these management
procedures is the designation of all of the land within the municipal area of St.
George but outside the designated WHS area as a buffer zone for the World
Heritage Site. Development proposals within this area are referred to the World
Heritage Site Management Committee. All the leased area outside of the inscribed
forts is included in the buffer zone.
3.7
Policy HSC.11 of the Bermuda Plan 2008 Planning Statement regulates
development within the WHS and buffer zone. Provision HSC.11 (1) requires the
Board to have regard to the management plan when considering planning
applications. Provision HSC.11 (2) relates to the buffer zone and requires the
Board to be satisfied that:
a) the height and massing of buildings do not adversely impact a prospect

or view of the Historic Town or the fortifications, and the proposal does
not occupy a ridgeline position that detracts from the character of the
Historic Town; and
b) the physical attributes of buildings, including their setting, form,
proportions, roof pitch and other elements should reflect the Bermuda
Image and respect the character and visual integrity of the Historic
Town and related fortifications.
13.8 The town of St. George and Forts St. Catherine, George, Albert, Victoria and
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William have all been designated as Historic Protection Areas in the 2008 Bermuda
Plan. Forts Albert and Victoria are located within the leased area while the town
of St. George and Forts St. Catherine, George and William all have contiguous
boundaries with the leased area. Neither of the forts within the leased area are in
active use and, as noted already, both are in a state of some dereliction and decay.
This is particularly true of Fort Victoria which has been much altered in the past
by its inclusion in previous hotel developments.
13.9
Historic Protection Areas are designated under S.31 of the Development and
Planning Act 1974. This section also requires recognition of terms used in the
Town of St. George (Protection of Buildings of Special Interest) Act 1950, which
was enacted to preserve the historical character of St. George and established the
St. George Preservation Authority.
13.10 S.31(3) of the 1974 Act empowers the Board to refuse planning permission on
any of the following grounds:
a) that the development would cause detriment to the established historic,

architectural or cultural character of the area;
b) that the development would cause detriment to the aspect, appearance

or view of the area;
c) that the development would cause detriment to a prospect or view,
being an environmentally important prospect or view, from one or more

parts of the area.
13.11 These provisions are incorporated into the planning regulations in policy HSC.6
of the 2008 Bermuda Plan Planning Statement.
13.12 Forts Albert and Victoria are designated as grade HM listed buildings because
of their historical significance. Fort St. Catherine, including St. Catherines Point,
which is immediately adjacent to the development site, is designated as a grade

HM listed building.
13.13 St. Catherines beach is the location where the survivors of the wreck of the Sea
Venture first made landfall leading, eventually, to the settlement of Bermuda.

Other than two small monuments located well to the south of the beach there is
no indication on the beach of its relationship to the settlement of Bermuda.
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13.14 The beach is protected from development by virtue of S.28 and the Fourth
Schedule of the Development and Planning Act 1974. Notwithstanding this, a
building which pre-dated these provisions stood on the southern part of the beach
until demolished recently (see fig. 4). The building provided a beach facility for
the now-demolished hotel.
13.15 Other than its inclusion in the WHS buffer zone the land to the west of the beach
does not enjoy any specific protection. The land is zoned Recreation in the
Bermuda Plan 2008 by virtue of its use as a golf course. The zoning allows
recreation-related development as well as some commercial and tourism

development.
Assessment
13.16 The St. Georges Resort Act 2015 supercedes the current zoning of the site by
granting in principle approval for resort development on the land based on a land
use pattern created by the subdivision also approved under the Act. The approval
represents a significant amount of new development but, with the exception of
Forts Albert and Victoria, this is all contained within the buffer zone and does not
directly impact the inscribed area of the WHS.
13.17 Similarly, with the exception of Forts Albert and Victoria, the development does
not directly affect any designated Historic Protection Area or listed building.
13.18 In granting in principle planning approval the Act also requires that the
development of the property is compatible with the WHS. Given that a much larger
hotel previously existed in a more obtrusive nearby location and that planning
permission has been granted in the recent past for another resort development
in a similar location there is no reason to expect that the current proposal would
not be compatible with the WHS. In fact, hotel developments are commonly
associated with WHS in many parts of the world.
13.19 In considering compatibility further, a central consideration in an assessment of
the impact of the proposals on the World Heritage Site is the Statement of
Outstanding Universal Value (SOUV). This statement is the official description by

which UNESCO adopts an area as a World Heritage Site and provides the key
reference for the future effective protection and management of the property
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(UNESCO, 2015, p.11, para.51). Although inscribed in 2000 as a WHS the SOUV
for the Historic Town of St. George and Related Fortifications was not adopted
until 2014. The SOUV is provided at Appendix XXIII.
13.20 The principal criterion in the SOUV for the inscription as a WHS is that
The Historic Town of St George with its related fortifications is an
outstanding example of a continuously occupied, fortified, colonial town
dating from the early 17th century, and the oldest English town in the New
World.
13.21 In describing the integrity and authenticity of the WHS the SOUV states that
The town is of high authenticity, as are some of the fortifications,
especially those built early in the 17th century. The Historic Town of St
George is picturesque and distinct, typifying what is characteristic of
Bermuda both in form and design and in its materials and substance.
Today about 65% of the buildings in the town date from before 1900. Of
these early structures, about 40% were built prior to 1800. Many of the
significant buildings fall into this last category. St George is one of the few
founding cities of a colony that has remained small, containing a high
percentage of its early structures, while maintaining a continuity in its

character, retaining its use and function to the present day.
13.22 The focus of the SOUV, therefore, is principally on the town of St. George. The
proposed development, located in the WHS buffer zone, is well removed from the
core attributes described in the SOUV and the impact is consequently limited and
the compatibility acceptable.
13.23 This is not to say that the area will not be affected by the proposed development.
The scoping exercise for the EIA provided opportunities for stakeholder
involvement for relevant heritage bodies through meetings with the Historic
Buildings Advisory Committee, the World Heritage Committee, the St. Georges
Preservation Authority and the Bermuda National Trust. This exercise highlighted
several issue areas that were identified in the scoping report (see Appendix II) and
which would need to be addressed in the heritage impact assessment. These are:

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Catherines beach;
b) Access to St. Catherines beach and historical monuments;

c) Use and management of the forts;
d) Impact of development of the estate lots to the southwest of Fort St.

Catherine, and
e) Safeguarding of sites of archeological significance.
a) Relationship of the proposed hotel to Fort St. Catherine and St. Catherines
beach
13.24 The proposed hotel will not directly affect Fort St. Catherine, which is included in
the WHS but is outside the leased area. It will, however, result in significant change
to the general setting of this heritage asset which would be considered to have
very high value according to the ICOMOS grading scale.
13.25 The area where the proposed hotel resort is to be located has traditionally been
open and undeveloped and has been used for many years as part of the golf
course. This area, though, has remained undeveloped as a result of the golf
course use rather than the surroundings having any intrinsic environmental value
or importance for the landscape setting for the fort. In fact, the development of
the golf course has already resulted in significant change to the natural landscape.
It should also be remembered that the principal purpose of the fort was to guard
the Narrows Channel. Its relationship to the surrounding landform is incidental
with the exception of the promontory on which it sits. The golf course use did, of
course, preserve views of and from the fort across open land.
13.26 As far as St. Catherines beach is concerned, it is relevant to note that,
notwithstanding its historical connections, no mention is made in either the SOUV,

the WHS management plan or the Bermuda Plan 2008 of the beach having
historical or cultural significance.
13.27 There appears to be no underlying reason, therefore, why the land to the south
of the fort and west of the beach should not be developed provided archeological
safeguards are observed. This view is supported by the fact that planning
permission was granted in 2011 for the previous hotel proposal in this general
103

area. This approval was for a large amount of development which cascaded down
the northern slopes of the hill on which the previous hotel stood and culminated
in a beach facility building approximately in the same location as the hotel in the
current application. This beach facility building was, however, a single storey
structure.
13.28 The proposed hotel is a substantial structure and its impact on the setting of the
fort will be a function of the distance between the hotel building and the fort and
the relative heights of the structures. In the original proposal the north elevation
of the proposed hotel was located immediately at the base of the hill on which
Fort St. Catherine is constructed. This could well have resulted in an
uncomfortable relationship between the hotel and this part of the WHS. As a result
of comments received from various heritage bodies in response to the preparation

of the EIA scoping report, the developer has made changes to the proposed
scheme which have altered the relationship of the proposed structure to both the
fort and the beach.
13.29 In the revised proposal the building has been moved approximately 150ft further
to the south and this increases the total separation between the structures to
around 300ft. This significantly reduces the visual impact the hotel building would
have likely had in its original location. A rendering has been produced to illustrate
the relationship between the fort and the hotel and this suggests that there will
be sufficient separation between the two buildings to mitigate any adverse impact
on the fort (see Appendix XXV).
13.30 The hotel guest unit building which would be closest to the fort and the beach
would be five storeys in height. The elevation of the building at the eaves level is
72ft. While the ridge of the roof would be somewhat higher the slope of the roof
reduces its effect. In comparison with this, the highest point of the fort has been
surveyed at 70ft (see Appendix XXIV). The relative heights of the structures are,
therefore, similar and although the proposed hotel building would be slightly
higher than the fort the distance between them will reduce the comparative effect.
13.31 With regard to the potential impact of the hotel on St. Catherines beach its
historical connections mean that encroachments on to it are undesirable. In the

original proposal the hotel deck area would have encroached onto the beach.
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However, as an additional response to comments received during the scoping
exercise and as noted above the hotel has also been relocated further to the west
and south beyond the existing road. This setback of the main hotel buildings from
the beach will significantly reduce the overbearing effect on the beach that they
may have had.
13.32 The proposed hotel will dominate views from the fort towards the south. In order
to further reduce the visual impact of the hotel building the northern elevation of
the structure has been revised (see Appendix XXVI). The staircase/elevator
extension that was originally attached to this elevation, and would have been a
blank, featureless element of the elevation, has been relocated to the western side
of the building to be replaced by hotel rooms which would have views of the fort.
In addition to increasing the distance between the nearest point of the hotel and
the fort, this has also allowed further articulation on the northern elevation in the
form of increased fenestration and wrap-around verandas, which help to soften

the appearance of the building from the fort. Robust landscaping planned for this
end of the building will also assist in this softening.
13.33 There is no doubt that the proposed hotel will alter the setting of the fort and the
beach. However, the efforts that have been made to mitigate this impact by
moving the structure further away from the fort and the beach and the
architectural revisions on the northern elevation will help to ameliorate the
general effect of the new hotel. The Historic Buildings Advisory Committee has
reviewed these revised plans and has found them to be satisfactory.
b) Access to St. Catherines beach and historical monuments
13.34 Public access to St. Catherines beach is addressed in the following section.
13.35 Currently there is no authorized public access to either Fort Albert or Fort Victoria.
Both of these historical fortifications, which are included in the WHS, are in an
abandoned and derelict condition. The St. Georges Resort Act 2015, however,
requires that the public has reasonable access to the forts. This, though, will
presumably need to be compatible with the hotel operation and visitor safety and
security.
13.36 The intention is to restore Fort Albert and convert it into a spa and on completion
105

it will be open to the public. However, details of the proposed restoration are not
available and it is not clear at the present time how much of the fort will be
accessible to the public. Nevertheless, the ability of the public to have at least
partial access to a restored fort must be seen as a positive impact.
13.37 Fort Victoria, on the other hand, is unlikely to be brought back into beneficial use
for the foreseeable future. Its seriously degraded condition means that general
public access is undesirable for safety reasons.
13.38 Although outside the leased area Fort St. Catherine is accessed via roads through
the leased area and will be affected by changes to the road system. Fort St.
Catherine is a popular visitor attraction and it will be necessary to maintain access

to the fort. As noted in section 11 the proposed road works could affect access
to the fort without effective management of the construction programme. When

the new road is completed it will include a new parking facility at the base of the
hill. This parking facility, which will mainly serve the beach, can also be used by
vehicles visiting Fort St. Catherines.
c) Use and management of the forts

13.39 Forts Albert and Victoria are within the leased area. These are heritage assets with
very high value according to the ICOMOS grading system despite their derelict
condition.
13.40 The resort proposals include the refurbishment of Fort Albert for use as a spa
facility for the hotel. The fort has been unused since the former hotel ceased
operation and has become increasingly derelict. Although no details of the
conversion of the historic monument to a spa are currently available bringing the
structure back into beneficial use is a major positive impact provided that the
appearance and historic interest of the building is preserved and enhanced in the
conversion process. The St. Georges Resort Act 2015 provides legislation aimed
at ensuring that any proposed works have minimum impact on and are
sympathetic to the historical interest of the structure. Conversions such as

happened to Fort Victoria, which was seriously degraded in the process, should
be avoided as a consequence.
13.41 The commercial use of Fort Albert will provide a sound basis for the continued
106

maintenance of the structure. It may also provide opportunities for general public
access in addition to the access afforded to clientele of the facility.
13.42 There are no current proposals for Fort Victoria. The condition of the fort renders
it unusable for resort purposes at the present time and also means that public
access is undesirable for safety reasons. While there may be an opportunity to
restore the vestiges of this fort at some point in the future the impact of the
development proposals on this feature of the WHS are neutral at the present time.
d) Estate Lots
13.43 The estate lots are subdivided lots that provide additional development
opportunity for the developer. These lots are not scheduled to be developed until
the last phase and no details of their development are available.
13.44 Two of the estate lots are located to the immediate west of the Beach House at
Blackbeards which is west of Fort St. Catherine. A considered assessment of the

development of these lots can only take place when detailed proposals are
available. Any development proposals for these lots will need to consider their
effect on Fort St. Catherine.
e) Safeguarding sites of archeological significance

13.45 As noted in paragraph 13.39 above the heritage value of the forts is very high and
this also relates to their archeological value as they are within the WHS inscribed
area. The heritage value, in archeological terms, of the hotel development site is,
however, more uncertain. The construction of hotel facilities and the golf course
may have already disturbed any archeological remains and it is graded as having
unknown potential.
13.46 An archeological assessment of the proposed hotel site has been undertaken in
accordance with the criteria set out in the Department of Planning Guidance Note
GN 119 Archeological Assessments. The report (see Appendix XXVI) summarises
the conclusions of the assessment as follows:
While it may contain some of the earliest archaeological remains in
Bermuda, stemming from the wreck of the Sea Venture in 1609, the Hotel
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site largely comprises military material. In that light, the following general
responses are given to the Criteria.
A: Impact on resources: Given the nature of the proposed redevelopment
of the site, it is likely that the ground disturbance work will alter or destroy
some archaeological resources.
B: Site Integrity: The site was considerably altered during the construction
of a hotel and golf course in the 1960s. It may be assumed that that work
has reduced or destroyed the research and public value of some of the
archaeological resources of the site. The Hotel development will break
ground in areas possibly not affected by construction in the 1960s and
therefore a watching brief should be maintained. Possible work on the

three major forts on the site may affect their integrity and therefore
archaeological work should accompany the development, particularly as
regards the recording of any structural elements to be removed or

significantly altered.
C: Presence of materials: There is major evidence of archaeological

materials above ground at the site. These include the military sites of Forts
Victoria, Albert and William (Western Redoubt), all dating from the 1800s.
The site may include remnants of the government gunpowder magazine

(Warwick Castle) of the 1600 and 1700s, as well as evidence of the arrival
and stay of the passengers and crew of the Sea Venture, 16091610,
especially in the area between Forts Victoria/Albert and St. Catherine, the
last of considerable significance as the new hotel is to be located in that
area of the site.
D: Research Value: Any archaeological evidence found at the site would

be of value to Bermuda, as so little archaeological work has been done in
the area, aside from some study of the fortifications. That is particularly so
with regard to any remains of housing in what were common lands, or

other features associated with non-military settlement activities, as well as
possible occupation during the July 1609April 1610 sojourn of the
survivors of the wreck of the Sea Venture.
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E: Rarity: In regard to this criterion, any material relating to the stay of the
people from the Sea Venture (July 1609April 1610) would be of national
significance, as none has yet been discovered. Any evidence found of the
government magazine, which figured centrally in the Gunpowder Plot of
1775, would be especially rare and of great interest to the islands cultural
heritage.
F: Public Value: The centre of the site is Fort Victoria, which was the
citadel, or stronghold, of the defences of St. Georges Island, and therefore
of Bermuda, in the second and third quarters of the nineteenth century. As
went that fort, so would go Bermuda, in relation to an attack by the

American military. Coupled with the other forts on the site and adjacent
thereto (Forts George and St. Catherine), the site is of considerable public
value, as respects that military heritage. As St. Catherines Beach is where
the survivors of the wreck of the Sea Venture landed in 1609, leading to
permanent settlement of Bermuda in 1612, the site has a special public
value to the island at large, even if no archaeological remains are found.
The presence of the Naval Tanks above Tobacco Bay for watering ships of
the fleet of the Royal Navy also added to the heritage assets and public
value of the site, but they have been demolished.
13.47 In view of this assessment there is a risk that the development could impact
archeological resources having significant public value. This will be relevant not
just to the hotel development site but also to the restoration of Fort Albert and
the refurbishment of the golf course. It will be important, therefore, that
procedures are in place during construction to ensure that any archeological

resources are not destroyed.
Key Impacts
Construction
13.48 Impact on archeological resources the proposed development will affect areas
that have potential for archeological discovery. These include the forts, St.
Catherines beach area as well as other possible sites around the golf course. This
impact would be direct and negative. The fact that the St. Catherines beach area
109

and other sites around the golf course may have already been significantly altered
reduces the overall magnitude of the impact to medium and the significance is
assessed as moderate.
Operation
13.49 Fort St. Catherine and beach the construction of the resort does not directly
affect the fort or the beach but will result in a significant alteration to the setting
of these cultural resources. The land on which the resort is to be constructed,
though, does not have special landscape qualities that would normally prevent
development and the siting of the resort buildings has been revised to increase
their distance from the fort and the beach. The magnitude of the impact is
considered to be medium and the significance is assessed as moderate.
13.50 Restoration and beneficial use of Fort Albert despite the lack of details of the
restoration scheme the intention to bring back Fort Albert to beneficial use is
considered to be a very positive impact. Without the introduction of a viable use
for the structure its continued deterioration can be expected. While this is a direct,
positive impact the lack of restoration details reduces its magnitude to medium
and the significance to moderate.
Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
D
Med
*
* Mod
Operation
I
Med
*
* Mod
D
+
Med
* Mod
Mitigation
Construction
13.51 It will be extremely important that the construction environmental management
plan includes provisions to ensure archeological resources are safeguarded.
Before any site works commence the provisions should be agreed with the
Department of Planning and the National Museum of Bermuda and should include,
but is not limited to, the following:
110

a) Raise awareness of site workers of potential for archeological discovery
b) Procedures to be followed in the event of an archeological discovery
c) Close liaison between contractor and the heritage officer in the

Department of Planning and the National Museum of Bermuda
Operation
13.52 A substantial amount of mitigation has already been achieved as a result of the
scoping exercise for the EIA. The comments received from that exercise have been
acknowledged by the developer and the scheme has been revised accordingly.
This is particularly the case with respect to comments received on the relationship
of the proposed hotel to Fort St. Catherine and the beach. The re-siting of the
hotel buildings has significantly reduced the impact that the development may
have had on these features.
13.53 When the resort becomes operational it is going to be beneficial for the hotel to
have a management plan and procedures in place relating to the care and use of
heritage resources. The availability of these resources in and around the site
provides rich material to enhance the visitors stay and provide educational value
for local people too. An operational environmental management plan should have
heritage provisions such as:
a) The protection of heritage assets
b) The display of interpretative material relating to the forts and the

historical significance of St. Catherines beach
c) Improved and safe access to forts
13.54 There may also be an opportunity to explore mutually beneficial partnership

arrangements between the hotel and Fort St. Catherine.
Conclusions
13.55 The site has considerable sensitivity for impact on cultural heritage and
archeological resources even though the main development area is not within the
inscribed area of the WHS. The mitigation of perceived impacts resulting from the
development is effectively addressed through changes in site layout and design
and the potential for further mitigation including restoration of WHS structures
111

and management of the construction programme to safeguard archeological sites
and the resort operation to improve access to forts and their care and educational
value.
112
14.
Socio-economic and Community Considerations

Introduction
14.1
Assessment in this area consider the socio-economic repercussion of the resort
development on Bermuda and St. Georges as well as considering wider impacts

on the local community.
Baseline Conditions
14.2
A hotel operated in the area of the development site during the 1960s to the
1980s and made a significant contribution to the local economy. Its closure in
the late 1980s and the more recent loss of a dedicated cruise ship calling at the
town of St. George has been a major loss to employment and business opportunity
in St. George.
14.3
A reflection of the concern about perceived relative economic disadvantage is that
St. George has been declared an Economic Empowerment Zone run by the
Bermuda Economic Development Corporation. These programmes are aimed at
encouraging the economic, social and physical development of an area.
14.4
An economic impact study of the previous hotel proposal found that the
construction spending and spending by visitors and staff meant that the
construction and operation of the hotel would have a major impact on St. Georges
and Bermuda.
14.5
An issue that is perceived as having particular community interest is access to St.

Catherines beach. The beach has operated as a hotel beach in the past although
the public has enjoyed access to it. By way of confirming this right of public access
the St. Georges Resort Act 2015 requires (S.3 (3) (a)) that
the public shall have, free of charge, reasonable access to any beach and
foreshore on the property.
Assessment
Socio-economic Impacts
14.6
Chief among these issues will be the affect that the new hotel could have on local
113

employment opportunities both in the construction and operational phases and
on the economy of St. George generally.
14.7
The Bermuda Tourism Authority has designated St. Georges as Hub 1 in its
National Tourism Plan reflecting the potential that the east end has for tourism
development and the importance of the town in efforts to revitalize tourism in
Bermuda.
Fig. 9 Extract from National Tourism Plan
14.8
A critical part of exploiting this potential is the development of a hotel in or near

the town. The construction of the St. Regis resort will provide a substantial boost
to the efforts to develop tourism in this part of Bermuda. And it will complement
the recent positive news that the town is to receive a regular cruise ship for the
period 2017 2022.
14.9
In terms of initial economic impact, the construction costs of the hotel are
expected to be around US$150m over the three-year initial construction
programme. This represents significant direct capital investment in Bermuda and

St. George. This will be further boosted by indirect and secondary expenditure.
This investment and expenditure will make a major contribution to the Bermuda
114

economy and to the local economy.
14.10 Along with this economic impact the project will also provide expanded
employment opportunities in construction and in the operation of the hotel and

its related facilities. The construction of the resort is expected to provide around
150 jobs. These will be both skilled and unskilled and will be available to local
people. The construction phase will also provide opportunities for local service
providers.
14.11 When the resort becomes operational the number of full-time employees in the
hotel is anticipated to be approximately 150. In addition, the proposed casino will
provide another 42 jobs. These will provide much-needed jobs particularly in the
St. Georges area. Some of these jobs may well be filled by guest workers with
required skills. These guest workers will also contribute to the local economy by
renting housing, as staff housing is not provided in the project, and in using local
services.
14.12 Consequently, the social and economic implications of the St. Regis resort for
Bermuda and St. Georges are expected to be of major importance.
Access to St. Catherines beach
14.13 The land that has been leased to the hotel developer includes the majority of St.
Catherines beach. In leasing the land, however, GoB has included a provision in
the St. Georges Resort Act 2015 requiring reasonable public access to the beach.
It is clearly anticipated, therefore, that the public will have access to the beach.
14.14 To acknowledge this the developer has provided a public parking and beach
access walkway to the north of the hotel. The parking area will provide 13
motorcycle spaces with car parking spaces available in the hotel parking areas.
There are no indications that access to any part of the beach by the public will be
prevented. The formalizing of beach access arrangements will provide

reassurance that public access is available.
Golf course
14.15 The golf course has lain dormant for a number of years and the former club house
site is now derelict. The re-opening of the course will improve the amenity value
115

of the area and re-establish the land as a sport and recreation facility for local
people as well as visitors. It will also contribute to the revitalization of St. George
by attracting golfers to this part of Bermuda from elsewhere on the island and
further afield.
Key Impacts
Construction
14.16 The proposal is a major construction project and the increase in employment and
direct capital investment will make a significant contribution to the Bermuda

economy. The economic impact will be direct as well as indirect and positive. The
magnitude of the impact is high and its significance is assessed as major.
Operation
14.17 The opening of a new hotel in Bermuda will not only bring direct benefits in terms
of job opportunities and foreign currency earnings but indirect benefits in the
form of business and employment opportunities for local service companies. This
will be especially beneficial to St. Georges where the local economy has suffered
in recent years. These direct and indirect impacts are positive. Their magnitude is
considered high and the significance is assessed as major.
14.18 Beach access/parking the proposed incorporation into the resort proposals of
dedicated public parking for the beach and a beach access walkway will confirm
the availability of access to the beach and contribute a public facility for the use
of local people. This is a direct, positive impact. Given that access and parking
already exists in a less formal way the magnitude of the impact is low and the
significance is assessed as minor.
14.19 Re-opening of golf course - The refurbishment and re-opening of the golf course
will provide a local amenity that will bring additional community benefits. This is
likely to have direct and indirect positive impacts which are considered to be
medium in magnitude and moderate in significance.
116

Phase
Impact
I/D
Type Mag.
Extent
Sig.
(+/-)
L
Is
In
Construction
I/D
+
High
*
Major
Operation
I/D
+
High
*
*
* Major
D
+
Low
*
Minor
I/D
+
Med
*
*
Mod
Mitigation
14.20 None required
Conclusion
14.21 The construction and opening of a new hotel in Bermuda would bring local and
island-wide social and economic benefits. Confirming and enhancing access to St.
Catherines beach and re-opening the golf course provide additional benefits for
the local community.
117
15.
Health & Safety

Introduction
15.1
In this area primary considerations relate to health and safety at work as well as
more general safety issues such as fire prevention and airport safeguarding.
Baseline Conditions
15.2
Baseline conditions for these considerations are established by relevant legal and
policy requirements. These will include those contained in the Occupational

Health and Safety Act 1982 and associated regulations and the Fire Safety Act
2014, the Bermuda Fire and Rescue Act 1982 and various NFPA codes. Policies in
the Bermuda Plan 2008 will be relevant for airport safeguarding.
Assessment
15.3
The health and safety of workers on job sites is regulated by the Occupational
Health and Safety Act 1982. This Act and associated regulations maintains
standards for health and safety at workplaces and it will be necessary for the
development of the resort to adhere to the standards in both the construction and
operational phases. Formalised management procedures will be desirable to
demonstrate that due regard is being given to maintaining proper standards of
health and safety at work.
15.4
The Bermuda Fire and Rescue Service (BFRS) requires new development to meet
standards of fire prevention and safety. These are derived from National Fire
Prevention Association codes and are implemented through the Bermuda Building
Code and planning regulations. A dedicated water tank for fire-fighting has been
provided under the hotel and fire hydrants are distributed around the hotel site
in accordance with BFRS requirements. Access to all buildings also meets BFRS
requirements as it has indicated that access to the ocean-side of the resort is not
required for fire trucks but only for emergency medical personnel on foot.
15.5
The proposed resort is not located within the Airport Control Protection Area but
it does fall within the safeguarding area of the Bermuda International Airport. The
Department of Airport Operations (DAO) maintains a Safeguarding Chart that, in

118

addition to those areas shown in the Airport Control Protection Area shows
obstacle limitation surfaces as recommended by the International Civil Aviation

Organisation (see Appendix XXVIII).
15.6
These surfaces are intended to protect airspace for airplanes that need to circle
the airport. The resort is located in the Inner Horizontal Surface which is an
imaginary plane at 45m above the lowest runway elevation. Within this surface
the top of the hill on which the former hotel stood is indicated as a potential
obstacle area where review of development or construction is required. The

proposed condominiums on the former hotel and staff housing sites are located
in this area. These buildings are slated for construction in a later phase of the
resort development. Further consultation with DAO will be required when detailed
designs of these buildings are available.
Key Impacts
15.7
No significant impacts are expected.
Mitigation
15.8
The construction and operational environmental management plans should
incorporate measures to confirm adherence to adequate health and safety

standards.
Conclusion
15.9
No significant impacts are expected in this subject area.
119
16.
General Conclusions
16.1
This environmental impact assessment has reviewed the detailed plans for the
resort development. These plans are submitted following the grant of in principle
planning permission through the St. Georges Resort Act 2015. That Act also
granted subdivision approval which established the roads and rights of way and
the location and general land use pattern for the resort.
16.2
The St. Regis resort introduces a substantial new development in St. Georges. As
with all developments of this scale there are environmental effects. The impact
assessment has found that the impacts are generally with acceptable bounds
and/or
they
can
be
effectively
mitigated
by
relatively
straightforward
environmental management procedures during construction or operation of the

16.3
Early in the EIA process the scoping exercise provided an opportunity for
community input in the early stages of design development. This allowed

adjustments to be made to the proposals in response to comments made about
the original concept scheme with regard, in particular, to access to St. Catherines
beach and the proximity of the hotel to Fort St. Catherine.
16.4
The Act required a traffic impact assessment and this has been incorporated into
this EIS. The traffic impact assessment has indicated that the traffic implications
of the proposed development are not expected to be significant. There will be
some effects on local roads but these are manageable.
16.5
The site is of considerable sensitivity because of its relationship to the World

Heritage Site. The heritage impact assessment has determined that the proposals
are compatible with the WHS. The proposals are also expected to result in the
restoration of at least one of the forts in the WHS.
16.6
Of particular importance will be the development of a new hotel in St. Georges.

This will bring much-needed investment to the town as well as employment
opportunities
during
the
construction
and
operational
phases
of
the
development. These are expected to have a positive effect on the local economy
and help to revitalise this part of Bermuda.
120
Bibliography
Dobson, A., 2002. A Birdwatching Guide to Bermuda.
Government of Bermuda, 2013. Environment Statistics Compendium.
Government of Bermuda, 2012. Bermuda National Tourism Master Plan.
Government of Bermuda. 2011b. Bermuda Energy White Paper. National Energy
Transition
Government of Bermuda. 2010 Census. Department of Statistics. 187 pp

Government of Bermuda. 2009. Energy Green Paper. A National Policy Consultation on
Energy. 106 pp.
Government of Bermuda, 2008a. Bermuda Plan 2008. Planning Statement. 237 pp.
Government of Bermuda, 2008b. Bermuda Plan 2008. Zoning Maps.
Government of Bermuda, 2006. Charting Our Course Draft Sustainable Development
Strategy and Implementation Plan.
Government of Bermuda, 2005a. State of the Environment Report. Ministry of the

Environment, Bermuda Government. 230 pp.
Government of Bermuda, 2003. Assessment of Coastal Damages Resulting from
Hurricane Fabian. Appendix Site Assessments. Smith Warner International. 103

pp.
Government of Bermuda, 2004a. Bermuda Coastal Erosion Vulnerability Assessment
and Final report. Prepared by Smith Warner International for the Government of
Bermuda, Ministry of the Environment. 148 pp.
Government of Bermuda, 2004b. Department of Plannings Coastal Protection and

Development Guidelines.
Government of Bermuda, 2000. Historic Town of St. George and Related Fortifications:
Management Plan.
121

International Council on Monuments and Sites, 2011. Guidance on Heritage Impact
Assessments for Cultural World Heritage Properties.
Thomas, M. 2004. The Natural History of Bermuda. Bermuda Aquarium, Museum and
Zoo and Bermuda Zoological Society. pp 256.
Thomas, M. 2010. A Naturalists Field Guide to Bermuda, Bermuda Zoological Society.

pp 392.
UNESCO, 2015. Operational Guidelines for the Implementation of the World Heritage
Convention.
122
Qualifications
Peter Adwick B.A. M.A. M.R.T.P.I.
Peter Adwick is the principal of Adwick Planning, a planning consultancy in
Bermuda. Peter Adwick has a bachelors degree in Urban and Regional Planning
and a masters degree in Environmental Conservation Policy. He has over 30 years

experience in environmental planning including training in environmental impact
assessment in the UK and at the World Bank in the USA.
H. Russ Frith PhD.
Degree in marine biology from the University of Victoria, B.C., Canada in 1979, a
Masters Degree in Marine Science from the University of South Carolina, South
Carolina, USA in 1985 and a Ph.D. in Zoology from the University of British
Columbia, B.C., Canada in 1991. In early undergraduate years, Dr. Frith worked
for the Bermuda Fisheries Department and the Bermuda Biological Station as a
research assistant for five years. Following his Ph.D., he worked for nine years as
a fisheries biologist/and habitat ecologist for a Fish and Wildlife consulting firm,
LGL Ltd in Sidney, B.C., Canada. Work experience includes fish habitat
assessments, stream habitat and ecological surveys, electronic fish tagging, and
environmental impact assessments for coastal development projects. Duties

carried out include project management, study design and implementation, data
analysis and report preparation. Dr. Frith also taught in a college environmental
technology program at Camosun College in B.C. as an instructor for invertebrate
and vertebrate zoology, aquatic sampling design methods, field survey

techniques and small business management. In recent years, Dr. Frith has
conducted environmental assessments and ecological surveys for marine
developments in Bermuda.
Frances Eddy
Masters Degree in Art with a minor in Biology from the Maharishi International
University, Iowa in 1994. Associate Degree in Science from Monterey Peninsula
College in 1967, biology course taken at the Bermuda College and marine biology
123

courses at BIOS in the 1980s. Ms. Eddy received training at the Los Angeles
Museum of Natural history, the Smithsonian Natural History Museum, and was
certified as a Natural History Museum Professional from the Vancouver Island

Museum of Natural History. She is a graduate of the two year Bermuda
Government Horticulture apprenticeship scheme 1978 where she became
intimate with the plants and habitats of Bermuda, spending a year with the then
Conservation Officer David Wingate, and one year at Tulo Valley Nursery
propagating ornamental and native plants. Ms. Eddy worked 4 years as Technical
Assistant at the Bermuda Botanical Gardens during which she catalogued the
entire outdoor plant collection. She worked 10 years as Museum Technician at the
Natural History Museum where she was responsible for developing the collections
facility and cataloging the entire preserved natural history collection. There she
also worked on living and didactic exhibits and published a paper on the first
captive-bred skink. Ms. Eddy worked at BIOS as a tour guide for the Elderhostel
Program for 2 years, creating and leading terrestrial and marine tours. She is the
founder of the Bermuda Farmers Market, managed it for 4 years and has taught
food gardening for 13 years. In 2015 she conducted a plant survey of the
Morgans Point property and nurseries and completed two subsequent plant
surveys in 2016. She has written numerous articles on plants and gardening
published in the Royal Gazette and the Bermuda Sun. She has received several
awards for her work promoting local food growing and is featured in two local
documentary films.
124
APPENDIX I
Composite Key Impact Matrix
Matrix of Key Impacts

Impact Area
Phase
Impact
Construction
Operation
Construction

vegetation
Storm water run-off
Solid waste
Water conservation
Construction dust
beach
George
Visual disruption
Landscape change
Operation

Waste Management
Construction
Operation
Construction
Air Quality
Noise & Vibration
Construction
Construction
Construction
Visual Quality & Landscape
Operation
Operation
Construction
Operation
Type
(+/-)
+
+
+
+
D/I
I
D
D
D
I
I
D
I
I
I
D
D
D
D
Low
Low
Med
Med
Med
Med
Med
Low
Med
Med
Med
Med
Med
Low
L
*
*
*
*
*
*
*
*
*
*
*
*
*
*
+
+
+
-
I
D
I
D
D
D
D
D
Med
Low
Low
Med
Low
Med
Low
Low
*
*
*
*
*
*
*
*
Mod
Minor
Minor
Mod
Mod
Mod
Minor
Minor
+
-/+
D
I
D
D
Low
Low
Med
Med
*
*
*
*
Minor
Minor
Mod
Mod
I
I
D
I
D
Magnitude
Low
Low
Low
Med
Med
*
*
*
*
*
Extent
Is Int
Significance
Minor
Minor
Mod
Mod
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Mod
Mod

+
D
Med
D
Med
I
Med
+
D
Med
Socio-economic & Community Construction
+
I/D High
Operation
+
I/D High
+
D
Low
+
I/D Med
D/I = Direct/Indirect, Mag. = Magnitude, Sig. = Significance, L = Local, Is = Island-wide, Int = International
Construction
Operation
*
*
*
*
*
*
*
*
*
*
*
*
*
N.B. Mitigation measures addressing the impacts noted in the matrix above are described in the relevant section of the report.
Mod
Mod
Mod
Mod
Major
Major
Minor
Mod
APPENDIX II
St. Regis Resort EIA Scoping Report
ST. REGIS RESORT

DEVELOPMENT
EIA SCOPING
REPORT
March 2016
St. Regis EIA Scoping Report
Contents
1
Introduction
Legislative and Planning Policy Context
11
Review of Potential Environmental Impacts of Primary Concern
18
18
21
25
Waste Management
29
Air Quality
31
Noise and Vibration
33
34
37
38
Community and Socio-Economic Considerations
42
Health and Safety
43
Structure and Content of Environmental Impact Statement
46
Bibliography
Qualifications
Appendices
I
St. Regis Resort Conceptual Site Plan
II
Public car park and beach access sketch scheme
III
IV
VI
Consultations
VII
Land Use Planning Study for Park Hyatt Bermuda
VIII
IX
Social Economic Impact Assessment of Park Hyatt Bermuda
XI
Obstacle Limitation Surfaces - ICAO
1.
Introduction
1.1
The Desarrollos Hotelco Group (DHG) has been chosen by the Government
of Bermuda (GoB) as the preferred developer for a proposed hotel and
resort development in St. George. In principle planning permission has
been granted for the proposed development under S.4 of the St. Georges
Resort Act 2015. A condition of the in principle approval requires that an
application for final approval be accompanied by an environmental impact
assessment.
1.2
The Department of Planning Guidance Note GN 106 Environmental Impact

Assessments
and
Environmental
Impact
Statements
requires
the
submission of a scoping document as an initial stage in the preparation of

an environmental impact statement. This scoping document, based on
extensive consultation with interested parties, describes the proposed
development and the land it relates to and provides an initial review of the
likely significant environmental impacts expected to result.
2.
The St. Regis Resort, St. George
2.1
The proposed development involves the creation of a new resort within the
municipal area of St. George. GoB has leased 122 acres of land to the
developer for this purpose although the built development will be
concentrated near St. Catherines beach and on the site of the former hotel
in the north of St. Georges island. The proposals encompass a hotel and
spa, condominiums, estate lots for future development and the
refurbishment of the St. Georges golf course. A site plan showing the
concept scheme is attached at Appendix I.
Hotel
2.2
The proposed hotel will front directly on to the south and west sides of St.
Catherines beach in Gates Bay. The hotel reception is located centrally in
the complex of buildings with main facilities such as bars/restaurants,
function rooms and back of house facilities arranged to the south and hotel
accommodation to the north. The hotel buildings containing amenities and
facilities will be mostly 2 to 4 storeys in height. The hotel accommodation
will largely be contained in two 5 storey buildings at the north end of the
site.
2.3
The hotel will provide a total of 122 keys consisting of 97 rooms and 25
suites. The rooms will be around 600 sq. ft. in size (including terraces)
while the suites will range in size from 1200 sq. ft. up to 3000 sq. ft.
2.4
A variety of food and beverage outlets are proposed. In the main hotel
building a three-meal restaurant will provide seating for 75 persons while
a bar and related facilities will have a total of 32 seats. In addition, a 30seat pool grill will be located on the deck area overlooking the beach.
2.5
The proposed hotel includes a casino although this will be subject to the
granting of a licence under the Casino Gaming Act 2014. It is also proposed
to establish a spa at Fort Albert.
2.6
On the beach side of the hotel there would be an extensive deck area
running the length of the development with a main swimming pool located
immediately at the back of the beach. A raised beach would be constructed
to the south of the pool behind the natural beach.
2.7
Back of house facilities for the hotel are integrated into the hotel complex
of buildings and will include laundry, trash collection, MEP facilities and
service yard.
Residential
2.8
Seven condominium blocks are proposed with each structure containing

14 units. These residential units will provide a mix of 2- and 3-bedroom
accommodation and would be serviced by the hotel.
2.9
The condominium buildings will each have a total of 6 storeys including a

basement parking level. Two of the condominium buildings are located to
the immediate southeast of the hotel complex, two are situated southwest
of Fort Albert and the remaining three are to the north and east of Fort
Victoria.
Golf Course
2.10 The St. Georges golf course would be refurbished and re-opened as part
of the redevelopment of the site. Full details of the redesigned golf course
are not yet available although it can be expected to be shorter than the
former course as the hotel, two of the condominium blocks and two of the
estate lots use land that was formerly part of the golf course.
Landscaping
2.11 No details are currently available of the proposed landscaping scheme for
the development.
Utilities
2.12 A site has been allocated for a proposed sewage treatment plant for the
hotel. The location is adjacent to the southern end of the hotel car park.
No details of the design and capacity of the proposed plant are currently
available although it is expected that it will meet Environmental Authority
standards.
2.13 Power to the proposed development is expected to be supplied by BELCO.
Access and Parking
2.14 The main entry road to the hotel will be Government Hill Road. A new
entrance will be formed on the east side of the road approximately on the
line of a former golf-cart pathway. This divides a short distance from
Government Hill Road with one fork leading to the proposed hotel and the
other providing access to the proposed condominium buildings.
2.15 A secondary access to the hotel will be available via Barry Road. Barry Road
would be re-aligned as it skirts the proposed hotel and would link with the
new hotel access road and Coot Pond Road, which would also be re-aligned,
to provide access to Fort St. Catherine and Achilles Bay.
2.16 Public access to St. Catherines beach would be provided to the north of
the hotel accommodation with public parking provided to the west of the
hotel on the opposite side of Coot Pond Road (see Appendix II).
3.
3.1
The leased area consists of three separate parcels of land. The majority of
the site is contained within a large irregularly-shaped block of land of
approximately 118 acres. The other two parcels are a 2-acre area on the
southwest side of Old Military Road and a National Park islet of 0.25 acres
(see Fig.1 below).
Fig.1 Leased area (extract from St. Georges Resort Act 2015)
3.2
The largest parcel mostly covers the former St. Georges golf course. This
extended across the property from Wellington Back Road in the west to
Barry Road in the east. The golf course is closed and has been for some
years. As a result, it has become overgrown although efforts are made to
keep the fairways relatively open. The former golf clubhouse on Park Road
has been demolished and the site and adjacent parking areas are in an
abandoned and derelict condition.
3.3
That part of the site to the west of Government Hill Road includes two
lengths of undeveloped coastline. These are an area between Khyber Pass
and the western end of Bourne Drive that was part of the former golf course
and the coastal area stretching from Tobacco Bay to the eastern end of
Bourne Drive between Anchorage Road and the sea. To the south of
Anchorage Road in this location are two former Naval Tanks water
catchments which are now abandoned and overgrown. Between these
catchments is the obsolete former seawater reverse osmosis treatment
plant operated by GoB.
3.4
To the east of Government Hill Road there are three historic fortifications.
The largest of these, Fort Victoria, is located on the summit of the hill that
rises up from Government Hill Road and dominates this part of the site.
Fort Albert is situated to the east of Fort Victoria on the eastern slopes of
the hill above the coast. Fort William is to the south of Fort Victoria east of
Sapper Lane. These fortifications are not well maintained and their
surroundings are generally overgrown.
3.5
The hill on which Forts Victoria and Albert stand was also the development
site for the former hotel on the property. The main hotel structure was
located on the northeast facing slopes of the hill adjacent to Fort Victoria
and several staff accommodation buildings were located to the southwest
of Fort Albert. There were a variety of hotel facilities between these sites.
The hotel and facilities were abandoned and all the structures were
demolished in 2008 and the sites have since become overgrown.
3.6
The eastern coastal margins of the site include St. Catherines beach in
Gates Bay, one of the larger beaches on St. Georges Island. Fort St.
Catherine is located on a promontory which defines the northern end of
the beach. At the southern end of the beach there is a semi-derelict pier
running parallel to the coast and to the south of that a T-plan landing stage
in similar condition extending perpendicularly out from the coast. Further
south the coast consists of rocky foreshore.
3.7
The 2-acre parcel of land is located to the south of Fort Victoria between
Fort William and the western side of Old Military Road. The site is
undeveloped and mostly covered with dense vegetation. An unmade track
leads through the site from Old Military Road and provides vehicular access
to 16 Slippery Hill, a Bermuda Housing Corporation property in residential
use.
3.8
The small islet included in the leased area, known as Catherine Rocks, lies
immediately offshore from the most northerly point of the leased area to
the west of Fort St. Catherine. It is a natural rocky island and is not
developed.
3.9
The principal means of access into the main development site is

Government Hill Road. A junction at the northern end of the road formerly
provided access to the now-demolished hotel to the east. The road also
provides access to the west via Park Road to Bourne Drive and Secretary
Road. It also leads further north along Naval Tanks Hill to Anchorage Road
and Coot Pond Road. Coot Pond Road, a narrow single-track road in places,
winds around Tobacco Bay and Coot Pond joining with Barry Road before
reaching Fort St. Catherine.
3.10 Barry Road provides access into the site from the east while Victoria Road,
which is now closed off, formerly gave access into the previous hotel site.
Secondary means of access into and through the site from the south and
west are provided through the Old Town to Park Gates, Khyber Pass and
Suffering Lane.
3.11 To the south and west of the main site the land is mostly in residential use.
This is relatively high density development of mainly single family homes
and includes the historic Town of St. George which abuts the southern
boundary of the central part of the site. The St. Georges Club, a resort
development to the immediate west of the Old Town, also adjoins the
southern boundary of the site. To the southeast of the site there are a mix
of land uses including lower density residential, open space and
institutional uses. The latter include schools, health clinics, community

centres, police facilities and housing for the elderly on land in GoB
ownership. To the north the leased area includes much of the coast but
excludes the residential area and coastal margin along Bourne Drive, the
residential and National Park sites adjacent to Tobacco Bay and Coot Pond
as well as the National Park at Fort St. Catherine to the northeast.
10
4.
Legislative & Planning Policy Context

Legislative Background
4.1
A resort hotel stood on the hill overlooking Gates Bay in St. Georges for
many years. The hotel was managed by a succession of operators finally
ending under the management of Club Med. The hotel ceased operation in
the late 1980s and was eventually demolished by GoB in 2008.
4.2
Over the years GoB has made various attempts to encourage a new hotel
development in this general location. Most notably, in 2008 the Park Hyatt
(St. Georges) Resort Act was passed. This Act leased almost 125 acres of
Government-owned land to the developer and granted in principle planning
permission (S.6) for the development of the land to include:
a) A hotel;
b) Condominium units;
c) Fractional units;
d) Golf course;
e) Staff housing; and
f) An infrastructure component (including a sewage treatment plant
and a water desalination plant).
4.3
The Act also provided (S.7) planning permission for draft plan of
subdivision for six lease component areas.
4.4
Final planning permission for the development was granted by the

Development Applications Board in August 2011 (P0321/11 see
Appendix III). The development comprised a 100-key hotel with spa and
resort facilities, golf clubhouse, 122 residential units, beach club, staff
housing and utilities.
4.5
The approved development did not proceed and in 2013 the Park Hyatt (St.
Georges) Resort Act 2008 was repealed.
11
4.6
In 2014 a Request for Proposals (RFP) was issued by the Bermuda Tourism
Authority for the development of a luxury hotel and resort on the property.
As a result of this process DHG has been selected to undertake the
development.
4.7
The purpose of the St. Georges Resort Act 2015 is to facilitate the hotel
and resort project by leasing land to the developer, Hotelco Bermuda
Holding Ltd (a local company established to undertake the development),
and providing the requisite permissions to allow the development to
proceed. A copy of the Act is provided at Appendix IV.
4.8
The Act provides a total of a little over 122 acres of land to the developer.
The vast majority of this land is leased to the developer although a small
area (0.4 ac.) is conveyed freehold. The extent of the property is shown in
Fig.1 above.
4.9
Under S.4 of the Act planning permission in principle is granted for the
development of the resort, which is defined as
Hotel, restaurant, beach club, golf course, tennis courts, fitness
centre, spa, casino (if a casino licence is granted under the Casino
Gaming Act 2014 in respect of the Resort), resort residences, staff
housing and all other infrastructure and recreational facilities that
are part of the resort operation;
4.10 Planning permission in principle is granted subject to various conditions

including, in particular, a requirement that an application for final planning
permission be accompanied by a traffic impact assessment and statement
and an environmental impact assessment and statement. (S.4 (e) (iii) and
(iv)). In addition, matters relating to scale, design and external appearance
of buildings, the design and layout of roads and parking and of
12
landscaping are reserved for approval by the Development Applications

Board.
4.11 Under S.5 of the Act planning permission is also granted for the subdivision
of the property. The subdivision is shown in Schedule 5 of the Act. S.5 (2)
of the Act requires the developer to submit an application for planning
permission based on a final plan of subdivision.
4.12 The subdivision divides the property into 15 separate parcels based on
their development purpose. The subdivision, therefore, establishes the
general land use pattern for the proposed development. The largest of the
lots by far is for the golf course and separate parcels are defined for the
hotel complex and each of the condominium buildings. The proposed
casino and the spa in Fort Albert also have separate lots. The subdivision
includes 7 estate lots for development, one of which is freehold rather than
leasehold.
4.13 In total these parcels amount to approx. 120 acres (see table XX below).
Parcel
Hectares
Hotel
2.461
6.080
Casino
0.114
0.281
Spa
0.408
1.009
Condominiums
6.443
15.923
Estate Lots (7)
1.152
2.850
Freehold Land
0.175
0.431
37.033
91.511
0.916
2.263
48.703
120.348
Golf Course
Unknown (2)
Total (*)
Acres
Table 1 Parcel areas. (*) not including roads/rights of way
4.14 The Act also provides for hotel concessions and includes provisions for the
use of a National Park islet as part of the golf course, the protection of the
8
13
World Heritage Site and for the use of certain roads by commercial vehicles
in the development or servicing of the property, notwithstanding the St.
Georges Traffic Ordinance 1967.
Other Relevant Legislation
4.15 A range of legislation will be relevant to assessing the impact of the
proposed development. This legislation is indicated in the respective topic
area in the discussion on potential significant impacts in the Section 5.
Planning Policy
4.16 The leased areas are subject to a variety of base zonings and
conservation/protection areas under the Bermuda Plan 2008. These are
illustrated in Appendix V.
4.17 The tables below summarise the base zonings and conservation/protection
areas that affect the leased areas.
Development/Conservation Base Zones
Zone
Location
Recreation
Covers majority of
Only recreational development
main site
and accessory development.
Cemetery Hill in west
Tourist accommodation and
and site of former
residential development (at
hotel in east
discretion of Board)
South side of
Anchorage Road
dwelling units/ac.) and some
Tourism
Residential 1
other non-residential uses

Residential 2
Nature Reserve
Park
Smaller parcel off
Old Military Road
dwelling units/ac.)
East side of Coot
All
Pond
prohibited
Small islet
Only development compatible
forms
of
development
14

with park use
Open Space Reserve
East of cemetery and
Development associated with
east and south sides
open use of land
of former hotel site

Coastal Reserve
North of Anchorage
Coastal development, marinas
Road and east of
recreational
Barry Road/Coot
minor site works and accessory
Pond Road
structures
cottages
and
Conservation and Protection Areas

Type
Location
Woodland Reserve
Various locations on
All forms of development
conservation area
former golf course
prohibited
and on fringes of
former hotel site.
Most of smaller
parcel off Old
Military Road.
Historic Protection
Forts Victoria, Albert
Area
and William. Possible
be detrimental to historic
remains of redoubt
character, aspect or prospect.
near Naval Tanks.
All of the leased area
adversely affect view,
within the municipal
character or visual integrity of
area is included in
World Heritage Site
the World Heritage
Preliminary archeological
Site buffer zone.
assessment may be required
Water Resources
Coastal areas (see
Protection Area
fig.2 below)
harm water resources
15
Fig.2 Water Resource Protection Area (coloured blue)
4.18 In considering the implications for the proposed development of planning

policy as indicated above it should be further noted that policy ZON.15 (3)
of the Bermuda Plan 2008 Planning Statement provides for the provisions
of a Special Act to prevail where there is conflict between it and any policy
of the Plan.
4.19 The land surrounding the application site is subject to a variety of zonings.
These comprise:
i.
To the west and south the base development zoning is mainly

Residential 1 as these are higher density housing areas and
include the town of St. George.
ii.
Also abutting the site to the southwest is the St. Georges Club, a
resort development. This site is zoned Tourism.
iii.
To the southeast of the site there is a patchwork of development

and
conservation
base
zones
including
Residential
2,
Institutional, Open Space and Recreation. Much of this land is in

16
Government ownership.
iv.
Three Historic Protection Areas adjoining the southern boundary

of the site. These are Fort George in the west (which is also zoned
Institutional), the town of St. George located centrally and the
military cemetery in the east.
17
5.
Review of Potential Environmental Impacts of Primary

Concern
5.1
A review has been undertaken on a topic by topic basis of the potential for
significant environmental effects to arise from the proposed development.
This review has been based on the conceptual scheme dated May 2015 (see
Appendix 1). and indicates the issues that will be addressed in assessing
impacts. The review outlines the scope of the environmental assessment
for the following topic areas:
5.2
Waste Management
Air Quality
Noise & Vibration
Visual Quality
Community & Socio-Economic Considerations
Health & Safety
Consultation with relevant Government agencies and other interest groups

was undertaken as part of scoping exercise to identify key issues that
would need to be addressed in the assessment process. A list of the bodies
consulted and copies of the comments received are attached at Appendix
VI.
5.3
Introduction
1.
The assessment of the impacts on the terrestrial environment will consider

the affect that the proposals will have on protected species and habitats.
18
In the Bermuda Plan 2008 zoning plan the latter include a variety of
conservation areas such as Nature Reserve and Woodland Reserve which
are found within the site. Protected species are defined under laws such as
the Protected Species Act 2003 which forbids the destruction or removal
of plants and animals so designated without an appropriate licence or
permit.
2.
Legislation that will need to be taken into account will include, in particular,
the following:
a) The Development and Planning Act 1974
b) The Protected Species Act 2003 and related amendments and
Orders
c) The Protection of Birds Act 1975
Discussion
3.
The large extent of the leased area means that the site includes a variety
of habitats. However, the previous use of much of it as a golf course means
that the majority of it is open grassland. When the golf course was in
operation these areas would have been actively managed to maintain
playing conditions. While the former fairways have been more or less
retained as open areas since the closure of the course any specimen trees
around the course have been absorbed into denser areas of vegetation
which have grown in over time.
4.
These denser blocks of vegetation include the sites of the now-demolished

hotel and staff quarters, which are now covered with new growth of mainly
invasive species. Around the leased areas, however, there some more
established areas of woodland habitat. These include the lower slopes on
the northern, eastern and southern sides of the hill on which Forts Victoria
and Albert are located, the southern side of Cemetery Hill, much of the
separate parcel of land off Old Military Road and smaller patches around
the golf course. These areas, too, however, are largely composed of
19
invasive species.
5.
An assessment of the existing vegetation and landscape for the previous

hotel development on the site was undertaken (see A Review of the
Landscape on the Site for the Proposed Park Hyatt Development included
in the report attached at Appendix VII). The assessment indicates that little
vegetation on the site is native or endemic.
6.
No details are available at present on the proposed landscaping scheme

for the current proposal.
7.
The expanse of open land and wooded areas within the leased areas means
that the site is attractive to birdlife. The birdlife found on the property is
not limited to local species but includes a variety of migratory species
including warblers, particularly around Cemetery Hill, and shorebirds
(Dobson, 2002). The extensive rocky coastline within the site will no doubt
also provide nesting opportunities for Longtails, a protected species.
8.
There have been no recorded sightings of the Bermuda Skink or the

Bermuda Land Snail within the leased area. The Department of
Conservation Services has recommended that surveys to detect the
presence or otherwise of these protected species be carried out. The
reports of these surveys, to be undertaken by a trained and experienced
surveyor, will be included in the EIA.
9.
The proposals for the St. Regis resort for the most part do not affect
important terrestrial habitats (but see following section). This is because
nearly all the hotel development is situated on the former golf course which
a previous study (see Environmental Assessment of Marine and Terrestrial
Area Around Dock and proposed Beach House for Park Hyatt included in
report at Appendix VII) described as being of low biodiversity. The two
condominium structures closest to the hotel are also located on the former
golf course whereas the five remaining condominium buildings are on the
site of the demolished former hotel and staff accommodation buildings.
20
10.
The site that has been earmarked for the provision of a wastewater
treatment facility for St. George has a base development zone of
Residential 2 but much of it is designated as a Woodland Reserve
conservation area. It is uncertain at the present time whether such
proposals will be part of the resort development.
11.
The proposed improvements to the golf course may marginally affect areas
that have been designated as Woodland Reserve. The assessment of the
impacts on these areas will be undertaken when more detailed proposals
of the golf course changes are available.
Conclusion
12.
The impact assessment of the terrestrial environment will need to include

a review the details of the proposed landscaping scheme for the site as
well as assess the findings of the surveys which are required to detect the
presence or otherwise of skinks and Bermuda land snails on the
development site.
5.4

Introduction
1.
Included in this issue area is not just the marine environment but the
coastal zone immediately adjacent as this is a transition zone between land
and sea. The effect of the proposals on important habitats and species
which may be protected by policy or legislation will be considered.
2.
Legislation that will need to be taken into account will include the
following:
a) The Protected Species Act 2003 and related amendments and
Orders
b) The Fisheries Act 1972 and related amendments and Orders
Discussion
21
3.
The conceptual scheme for the St. Regis resort does not, at present,
contain any proposals that directly affect the marine environment.
However, the existing pier and landing stage, which are in a poor state of
repair, are in close proximity to the hotel and adjacent condominium
buildings. It is likely, therefore, that these will need to be rebuilt,
refurbished or removed possibly to be replaced with alternative structures.
When more details of the proposals for this area are made known the
implications for the EIA can be assessed. However, knowledge of the
marine environment around these structures already exists as a study was
undertaken for the previous hotel scheme (see Appendix VII).
4.

a) St. Catherines beach and the rocky coastline that extends
southward from it between Coot Pond Road and Barry Road.
This is a relatively large sandy beach south of Fort St. Catherine
nearly all of which falls within the leased area. Coot Pond Road runs
along the western side of the beach providing access to the fort. The
road defines the edge of the beach which is also fringed by a row of
14 mature coconut palms. Native vegetation is also in evidence
including seaside morning glory and baygrape trees. At the southern
end of the beach are derelict dock structures. Further south the
coastline consists of a rocky undeveloped foreshore terminating in a
small beach at the southeastern end of the leased area boundary
near the junction of Barry Road and Grenadier Lane.
The current proposals for the hotel show the structure built along
the western margins of the beach. This will require the removal of
the coconut palms and other native vegetation although these are
not protected species. The hotel swimming pool and a raised beach
would extend further out into the beach although no further than
did a previous beach facility for Club Med (see below) which is now
22
removed. Currently there is a small concession structure at the

northern end of the beach. The Department of Parks intends to
remove this structure. No details are currently available of the
proposals for the derelict dock structures.
Fig. 3 Aerial view of St. Catherine beach showing former Club Med beach
facility
As was observed in the marine study at Appendix VII the beach house
in the previous hotel proposal was located in an area susceptible to
storm-induced flooding. The hotel in the current proposal is
positioned further to seaward of the previous proposed structure
and will present a solid barrier to wind-driven inundation during
major storms and hurricanes. The consultant engineers to the design
team are intending to provide engineering design solutions on the
23
effect of such storms on the structure and the implications for the
beach.
2015 saw the first confirmed nesting of a green turtle on a Bermuda
beach since 1937. The nest was discovered at Alexandra Battery on
the eastern coast of St. Georges island to the south of the leased
property. The implications of the proposed development for the
potential of green turtle nesting sites along this coast will need to
be considered in the EIA.
b) The coastal strip along the north side of Anchorage Road
This coastal strip, extending from the junction of Naval Tanks Hill
and Coot Pond Road in the east to Bourne Drive in the west, has an
average depth from the road to the shoreline of approximately 180ft.
The land slopes down fairly steeply towards the ocean from the road
and the land is generally fairly densely vegetated, predominantly
with casuarina. The shoreline is rocky.
This stretch of shoreline has been subdivided into five estate lots
under the St. Georges Resort Act 2015. The current zoning in the
Bermuda Plan 2008 for these lots is Coastal Reserve. Information on
the manner in which it is intended to develop these lots is not yet
available. Construction on these lots may affect longtail nesting
sites.
c) The promontory to the east and north of Coot Pond
The promontory includes the land between Coot Pond and Achilles
Bay. Just offshore to the north is the small island also included in the
leased area. The northeastern coast of Coot Pond is fringed by
mangroves and is designated a Nature Reserve conservation area in
the Bermuda Plan 2008 but no development is proposed for this
area. Beyond this, the promontory is intended to remain as golf
24
course whereas the northeastern side of the promontory has been

subdivided to provide two additional estate lots. No information is
available as to how these lots are to be developed and there are no
proposals at the present time for the use or development of the small
island off the coast. Development near the coastline may affect
longtail nesting sites.
d) The coastline between Khyber Pass and Bourne Drive
This is a length of natural rocky coastline between these two roads.
The land to the south is former golf course and is intended to be
used for that purpose in the future. No built development is
proposed in this area. Proposed changes to the golf course may
affect this area but details are not available at present.
Conclusion
5.
The assessment of the impact of the proposals on the marine and coastal
environments will need to consider the detailed proposals for the existing
dock structures which are not yet available and there may be implications
for turtle nesting along this coast. Also, information will be required on the
effect on the proposed hotel structure and the beach of storm events and
on the intentions for the development of the estate lots.
5.5

Introduction
1.
The geological conditions of an area will be important to include in the

assessment if there is the likelihood of cave formations being present on a
development site or it is underlain by a freshwater lens. This will be
particularly important if there are any existing or proposed above or belowground fuel storage tanks or a water right is being sought for abstraction
or a disposal borehole.
25
2.
An assessment would need to have regard to relevant policies in the

Bermuda Plan 2008 as well as the requirements of such legislation as the
Water Resources Act 1975.
Discussion
3.
The geology of the development site is comprised of limestone of the

Southampton formation, a more recently laid down and loosely
consolidated Aeolian limestone.
4.
There are no known caves within the development site and none of the site
is within a Cave Protection Area. It is not expected, therefore, that the
development will impact any cave and consequently geo-technical studies
of the development areas are unlikely to be required. However, if, during
construction, a cave is discovered appropriate procedures should be
adopted to avoid further damage to any geological feature of note.
5.
The geology of St. Georges island is conducive to the creation of a

groundwater aquifer and, in fact, much of the island is underlain by
freshwater lens. The St. Georges lens, as well as the other groundwater
lenses, is shown in fig. 4 below)
Fig.4 Freshwater lenses in Bermuda
6.
The St. Georges groundwater lens is an important natural resource from
26
which freshwater is abstracted to meet local needs. Groundwater resources

are protected under the Water Resources Act 1975 and abstraction rates
are managed by GoB to maintain a sustainable volume of freshwater in the
lens. The volume of water in the St. Georges lens and the rate of recharge
or depletion for the period up to 2011 is shown in fig.5 below.
Fig.5 Volume of water in St. Georges lens
7.
As noted above, parts of the leased area fall within a Water Resources
Protection Area. In addition to the protection afforded groundwater
resources, these areas, which cover all land below 13ft (4m) elevation and
within 40ft (13m) of the coastline, are designated to protect them from the
detrimental impacts of development, especially the method of sewage
disposal.
8.
In these areas the Board is required to ensure that the protection of water
resources takes precedence over all other planning considerations (WAT.2)
and in doing so shall have regard to the following:
WAT.3
(1)
The Board shall ensure that all development is
designed to dispose of sewage and other effluent in a

satisfactory manner and without harm to a water
resource, and in this regard the Board may refer
27
applications
to
the
Environmental
Authority,
the
Department of Environmental Health, the Department of

Environmental protection or any other appropriate body
for advice on the most appropriate means of sewage
disposal and on ways to protect the water resource.
(2)
In assessing the potential impact of development
located within the boundaries of a Water Resource

Protection
Area,
the
Board
shall
give
careful
consideration to:a) The extent and nature of site preparation works

and excavation;
b) The type, form and extent of development
proposed;
c) The siting and density of development;
d) The means of disposal of swimming pool water;
e) The method and design of sewage, waste, run-off
and effluent disposal;
f) In the case of a plan of subdivision, the likely
location and extent of development on each of the
proposed lots; and
g) Any other matter which the Board considers to be
relevant to the protection of a water resource.
9.
Within the leased area there is a substantial amount of existing water

supply and sewage disposal infrastructure. This is shown in the illustration
in Appendix VIII. This infrastructure includes the following potable and
non-potable water system facilities:
Fort Victoria reservoir (110,000gal).
Truckers outlet.
Piped transition main/distribution system serving 24 metered
28
customers.
Approximately 40 wells capable of producing fresh and brackish

water with wellfields connected by raw water pipeline.
Raw seawater well and brine disposal borehole to serve reverse

osmosis treatment plant.
Sanitary flushing water system including reservoir and pumping

station at Fort Victoria and distribution pipeline serving
approximately 20 locations.
10.
A condition of the in principle planning permission requires the method,

design and specifications of the supply of water to comply with the
requirements of the Environmental Authority, the Department
of
Environmental Protection and the Department of Health (S.4(1)(c) of the St.

Georges Resort Act 2015). These details are not yet available.
11.
The Department of Works and Engineering is proposing to prepare a 25year master plan for servicing water and waste water in St. Georges. The
proposed resort development will need to be factored into this master plan.
Conclusion
12.
The geology of the area and the absence of cave features means that these
subjects are unlikely to require further review in the EIA. However, the
details of the future management of the existing infrastructure that lies
within the leased area and the proposals for the water supply for the
proposed development and the impact that this might have for existing
resources still need to be clarified. These matters will be included in the
scope of the EIA for geology and water resources.
5.6
Waste Management
Introduction
1.
Waste is an inevitable by-product of the development process and the

operational activities that follow. Demonstrating how waste from the
29
construction phase and operational phases of the development will be

managed and disposed of is a core consideration of EIA.
2.
The assessment will need to have regard to the Department of Works and
Engineering
waste
management
policy
and
procedures
and
the
requirements of legislation including the Public Health Act 1949 and

related regulations and the Clean Air Act 1991 and relevant regulations.
Discussion
3.
In the process of demolishing the former hotel and related buildings and
facilities the demolition waste was removed from the site.
4.
During the construction phase procedures will need to be in place to

manage and dispose of waste materials generated by the project. A
condition of the in principle planning permission requires details of the
measures (including any decontamination measures) for the removal of
waste during the demolition, site excavation and preparation stages of the
proposed development to comply with the requirements of the Department
of Works and Engineering and the Department of Environmental Protection
(see S.4(1)(e)(v) of the St. Georges Resort Act 2015). It is likely that a
construction environmental management plan will be required to mitigate
waste disposal in this area.
5.
When the development becomes operational the activities of the hotel and
its associated facilities will generate significant amounts of solid waste.
This will include food waste from bars and restaurants as well as other
types of materials such as paper, plastic and glass etc. Waste from
residential uses will also need to be appropriately managed. Recycling
procedures will help to reduce the volume of the waste stream. The Waste
Management Section of the Department of Works and Engineering is
responsible for the disposal of waste. It arranges for the collection of
household waste from residential properties but not from commercial
operations, such as hotels. Details of the methods for collection and
30
disposal of waste generated by the hotel operation will need to be included

in EIA.
6.
A condition of the in principle planning permission requires that the

method, design and specifications of the proposed sewage disposal system
and of the provisions to be made for containing and disposing of stormwater run-off to comply with the requirements of the Environmental
Authority, the Department of Environmental Protection and the Department
of Health (see S.4(1)(c) of the St. Georges Resort Act 2015). Similar details
will need to be provided for the management and disposal of swimming
pool water backwash.
7.
A site has been identified for the proposed hotel sewage treatment plant
but the specifications for the facility are not yet known. A site has also been
identified for the provision of a sewage treatment plant for St. George
although it is understood that such a facility is not intended to be provided
as part of the resort development.
8.
As noted in paragraph 9 in section 5.5 above existing sewage disposal

infrastructure is located within the leased area. The intentions for this
infrastructure will need to be established so that this and the proposals for
wastewater treatment for the resort and St. Georges can be incorporated
into the proposed master plan for water and wastewater in St. Georges.
Conclusions
9.
The assessment of the impacts of waste generation and disposal will

require the details of the methods and procedures for managing waste in
its various forms. Management plans may be required to mitigate impacts.
5.7
Air Quality
Introduction
1.
Air quality in the vicinity of the development site may be impacted during
31
the construction and operational phases of the project. Processes,

activities and machinery that may affect air quality are regulated through
the Public Health Act 1949 and related regulations, the Clean Air Act
1991and the Clean Air Regulations 1993.
Discussion
2.
There no known existing air quality issues at the development site.
3.
During the construction phase the most likely risk of air quality impacts is
from dust from construction activities. Dust settling on the leaves of
protected species of plant is a potential impact but given the paucity of
such species on the site any impacts are not expected to be significant.
4.
Outside the site the most sensitive receptors will be nearby residential
properties. Any nuisance arising from the transmission of dust is
dependent on the proximity of the receptor to the source of the dust. The
two properties closest to the main construction site are the restaurant at 9
Coot Pond Road and Fort St. Catherine, which are to the near north of the
site. The larger residential area along Coot Pond Road is further to the west
but there may be the potential for these properties to be affected by windblown dust.
5.
Any impacts for air quality arising from operational activities at the resort
are not expected to be significant. A potential source of pollution would
be smell emanating from the proposed sewage treatment plant. Details of
the plant are not available but it falls within the definition of controlled
Plant under the Clean Air Act and will be required to meet Environmental
Authority standards. Air quality may also be affected by the use of plant
and machinery on the site. These impacts will be assessed once the details
of the plant and machinery are known although it is anticipated that these,
too, will be compliant with the Clean Air Act.
Conclusion
32
6.
While impacts on air quality arising from the proposed development are
not expected to be significant it is likely that the issue will need to be
addressed in a construction management plan for the development.
5.8
Noise and Vibration

Introduction
1.
By their nature building projects are likely to result in noise and vibration
issues although the uses to which the buildings are put may or may not do
so. Processes, activities and machinery that may affect air quality are
regulated through the Public Health Act 1949 and related regulations, the
Clean Air Act 1991and the Clean Air Regulations 1993.
Discussion
2.
Any impacts resulting from noise and vibration are most likely to occur
during the construction phase. However, these impacts are likely to be of
a temporary nature and will cease altogether on completion of the building
project. The distance of most of the construction activities from housing
areas will mitigate the transmission of noise or vibration nuisance as far as
residential receptors are concerned although the proximity of the
restaurant and Fort St. Catherine will need to be considered.
3.
An additional noise/vibration issue that has been referred to by certain

consultees is the affect that the flow of traffic, particularly construction
vehicles, could have on the historic fabric of St. George. This is considered
in later sections of the report.
4.
The operational phase of the proposed resort is not expected to give rise
to specific noise or vibration nuisances. Potential noise sources during the
operational phase of the proposed development would be from plant and
machinery in operation around the site which could affect occupiers of
nearby property.
33
5.
It is intended that all plant and machinery for the development will meet
Environmental Authority standards. The likely impacts will be assessed
when details of the proposed plant and machinery are known.
Conclusions
6.
The nature and extent of noise/vibration impacts during the construction

phase are expected to be of a temporary and typical of construction
projects of this type. Where noise/vibration impacts are anticipated
management procedures can be adopted to mitigate them. Noise and
vibration impacts during the operational phase are not expected to be
significant.
5.9

Introduction
1.
The means of access to the proposed development, the amount of

vehicular activity it would be likely to generate in the construction and
operational phases and the affect that this traffic would have on the local
road network are usually required elements of impact assessment.
2.
An assessment of these impacts will need to have regard to the policies

contained in the Bermuda Plan 2008 and the policies and regulations of
the local highway authority. Legislation that will need to be considered will
include the Development and Planning Act 1974, the Road Traffic Act 1947
and any relevant Orders and the St. Georges Traffic Ordinance 1967.
Discussion
3.
The principal means of vehicle access to the proposed resort development

is intended to be from Government Hill Road, as it was for the former hotel
that stood on the site as well as the previously approved hotel
development. Barry Road would provide a secondary means of access into
the resort area as would Sapper Road, and Victoria Road may also afford
34
entry. Barry Road, which runs along the eastern coastline of St. Georges
Island, is reached via Barrack Hill, Old Military Road and Grenadier Lane.
4.
All vehicles heading to the resort from the west and approaching it along
any of these roads would need first to travel through St. George along York
Street and negotiate the junction of York Street and Kent Street. Although
York Street continues on to Barrack Hill this is an offset junction with each
approach lane to the junction having a Stop sign. The junction is further
complicated by having a number of commercial enterprises fronting onto
the streets in this location as well as the entrance to Bridge Street, a oneway street in a southerly direction, being located on the south side of York
Street at the junction. From this junction vehicles heading to the resort
would either turn onto Kent Street, which has a narrow, one-way only
section, and onto Government Hill Road or continue on York Street to
Barrack Hill and Old Military Road.
5.
The fact that all vehicles attempting to access or leave the resort will need
to drive through the town of St. George has implications for the historic
fabric of the town. Anecdotal evidence has been provided that the use of
the routes referred to in the Act by large, heavy construction vehicles
during the demolition and removal of the former hotel resulted in damage
to historic structures in St. George.
6.
The 2015 Act provides for the relaxation of municipal ordinances that
restrict the use by commercial vehicles of certain routes through the town.
S.8 (1) allows commercial vehicles to access the property via Government
Hill Road, Slippery Hill, Kent Street, York Street and Wellington Street
provided that these vehicles
travel at such reduced speed as will not cause damage to the road
or surrounding structures.
7.
The plan at Appendix IX shows the existing road pattern on St. Georges
island. It also indicates the status of each road according to maintenance
35
responsibilities prior to the leasing of the hotel property. The conceptual

scheme for the resort development indicates that some changes are
contemplated to the road system around the resort. The legal mechanisms
to effect these changes will need to be clarified and details will need to be
provided to demonstrate that the new roads meet Planning and Highway
specifications. In addition, these changes are likely to affect the
accessibility of some home owners to their property and for the public and
tourists to access public facilities and historic attractions.
8.
The proposed hotel and condominium units can be expected to generate

an increased volume of traffic in the area in the construction and
operational phases of the development. A condition of the in principle
planning permission granted in the St. Georges Resort Act 2015 requires
a traffic impact assessment and statement in accordance with planning
regulations and guidance to be prepared (S.4(1)(e)(iii) of the Act).
9.
The Land Use Study prepared for the previous hotel proposal included an
assessment of roads and traffic (see Appendix V). Although the Park Hyatt
proposals included a slightly smaller hotel component than proposed in
the current development it proposed significantly more residential units
including a 162-bed staff dormitory. The assessment estimated that the
development would be likely to result in a 13.9% increase in cars and vans
on the local road network. Based on this estimated increase and a lane
capacity of 3000 vehicles per hour it concluded that there is spare capacity
in the road network around the project site to absorb the estimated
increase in traffic.
10.
Parking for the hotel and the facilities that it provides is proposed to be
located to the west of the re-aligned Barry Road. In addition, a revision to
the conceptual scheme has proposed a public parking facility at the
northern end of the hotel parking. The adequacy of the provision to meet
hotel parking needs will be assessed in the EIA.
36
Conclusion
11.
A traffic impact assessment will be completed for the project to discharge

the obligation in the condition attached to the in principle planning
permission granted in the St. George Resort Act 2015.
5.10 Visual Quality and Landscape

Introduction
1.
Bermuda has a well-defined visual character and planning policy is geared

towards ensuring that new development complies with the Bermuda
Image. Large scale new developments can have a significant impact on
visual quality.
2.
An assessment will have regard to policies in the Bermuda Plan 2008 and
any relevant provisions of the Development and Planning Act 1974. Under
S.4(2)(a) of the St. Georges Resort Act 2015 in principle planning
permission was granted subject to a condition that reserves for the
approval of the Development Applications Board the details of
the scale, design. Siting and layout of buildings, building heights,
architectural detailing, external appearance and materials of any
building, works or related infrastructure;
Discussion
3.
The general visual character of the leased area is a function of the previous
use of large parts of it as a golf course. The closure of the golf course and
the maintenance routine that has been adopted to keep the former fairways
has given the development site an open if somewhat unkempt appearance.
There are also pockets of dereliction which include the former golf
clubhouse site and the area around the now-demolished hotel. The latter
unfortunately including Forts Albert and Victoria.
4.
Prior to the demolition of the former hotel on the property that large
37
structure would have dominated the scene and, when the golf course was
operating, it would have provided a manicured setting for the building.
This also retained extensive open areas to the north and east of the former
hotel, including around the beach and Fort St. Catherine.
5.
Currently the dominant visual elements in the landscape which provides

the setting for the proposed hotel are the beach, Fort St. Catherine, the
wooded hillside on which the former hotel stood and the open grassed
areas which were the former golf course fairways.
6.
The proposed hotel and condominiums will alter this relationship. The
conceptual scheme gives an impression of the likely scale and massing of
the proposed resort but many of the design details are still being
developed.
7.
An appropriately robust landscaping scheme which re-introduces native

and endemic species to the area as well as specimen and ornamental plants
will help to blend new buildings into a new setting.
Conclusion
8.
An assessment of the impact of the development on visual quality will need

to be based on the final detailed design and layout of the proposed resort.
A high quality planting scheme implemented in conjunction with the resort
will help to mitigate the introduction of new built forms in the landscape.
5.11 Cultural Heritage and Archeology

Introduction
1.
An assessment of the impact of development on local cultural heritage will

depend on the nature and significance of the historical and cultural assets
that exist in proximity to the site.
2.
The Impact assessment will be required to have regard to the policies in

the Bermuda Plan 2008. Legislation that will be considered will include
38
relevant provisions of the Development and Planning Act 1974 and the
Town of St. George (Protection of Buildings of Special Interest) Act 1950.
In addition, S.7 of the St. Georges Resort Act 2015 requires that
1) The development of the property shall be compatible with the
UNESCO World Heritage Site status of the Historic Town of St.
George and Related Fortifications.
2) In particular
a) The special historical character of the forts shall be
retained and preserved;
b) Only minimal change to the forts distinctive
materials, features, spaces and spatial relationships
may be made;
c) Any development must be compatible with historic
materials, features, size, scale, proportion and
massing to protect the integrity of the structures and
their environment; and
d) The development scheme shall ensure that the forts
are maintained and secured.
3) The public shall have reasonable access to the forts.
Discussion
3.
The town of St. George and its general environs are of considerable
historical and cultural significance. St. George was the original capital of
Bermuda and is one of the oldest continuously occupied European
settlements in the western hemisphere. As a result of this history extensive
areas and numerous buildings are protected because of their architectural
and historic interest. Moreover, the town and related fortifications have
been afforded the status of World Heritage Site.
4.
The town of St. George and forts St. Catherine, George, Albert, Victoria and
William have all been designated as Historic Protection Areas in the 2008
39
Bermuda Plan. The latter three forts are all located within the leased area
while the town of St. George and Forts St. Catherine and George all have
contiguous boundaries with the leased area. None of the forts within the
leased area are in active use and, as noted above, Forts Albert and Victoria
are in a state of some dereliction and decay. This is particularly true of Fort
Victoria which has been much altered in the past by its inclusion in previous
hotel developments.
5.
Historic Protection Areas are designated under S.31 of the Development

and Planning Act 1974. This section also requires recognition of terms
used in the Town of St. George (Protection of Buildings of Special Interest)
Act 1950.
6.
S.31(3) of the 1974 Act empowers the Board to refuse planning permission
on any of the following grounds:
a) that the development would cause detriment to the established
historic, architectural or cultural character of the area;
b) that the development would cause detriment to the aspect,
appearance or view of the area;
c) that the development would cause detriment to a prospect or
view, being an environmentally important prospect or view, from
one or more parts of the area.
7.
These provisions are incorporated into the planning regulations in policy

HSC.6 of the 2008 Bermuda Plan Planning Statement.
8.
The town of St. George and its related fortifications have been designated
by UNESCO as a World Heritage Site. The forts within the leased area form
part of the inscription. A management plan to provide a framework for
preserving and enhancing the World Heritage Site has been prepared and
adopted (Historic Town of St. George and Related Fortifications:
Management Plan, July 2000). Included in these management procedures
is the designation of all of the land within the municipal area of St. George
40
but outside the designated WHS area as a buffer zone for the World
Heritage Site. Development proposals within this area are referred to the
World Heritage Site Management Committee.
9.
Policy HSC.11 regulates development within the World Heritage Site and
buffer zone. Provision HSC.11 (1) requires the Board to have regard to the
management plan when considering planning applications. Provision
HSC.11 (2) relates to the buffer zone and requires the Board to be satisfied
that:
a) the height and massing of buildings do not adversely impact a
prospect or view of the Historic Town or the fortifications, and the
proposal does not occupy a ridgeline position that detracts from
the character of the Historic Town; and
b) the physical attributes of buildings, including their setting, form,
proportions, roof pitch and other elements should reflect the
Bermuda Image and respect the character and visual integrity
of the Historic Town and related fortifications.
10.
Comments have been received from the Historic Buildings Advisory

Committee (HBAC), the St. Georges Preservation Authority (SGPA) and the
World Heritage Site Management Committee (WHSMC) with regard to the
proposed resort development. The issues related to matters of historic and
cultural significance that they collectively highlight can be summarized as
Catherines beach
b) Access to St. Catherines beach and historical monuments
c) Access to and use and management of the forts
d) Impact of development of the estate lots to the southwest of Fort
St. Catherine
e) Safeguarding of sites of archeological significance
11.
An assessment of the impact of the proposed development on cultural

41
heritage and archeological interests will need to include consideration of

these issues.
12.
The proposals affect an area where there is the potential to discover a site
of archeological significance. It will be important to ensure, therefore, that
adequate safeguards are in place to avoid damage to such sites. The HBAC,
SGPA and the WHSMC have recommended that the EIS include a preliminary
Archeological Assessment and an Archeological Management Plan as
required under policies HSC.12 and HSC.13 in the Bermuda Plan 2008
Planning Statement.
13.
An archeological assessment was prepared and submitted in connection

with the planning application for the previous hotel proposal for the site
(see Appendix V). This should be reviewed in the context of the current
proposals.
Conclusions
14.
In view of the considerable significance of the area for cultural heritage and
archeology the EIA will address the issues that been raised by HBAC, SGPA
and WHSMC. A Preliminary Archeological Assessment should be carried out
to ensure mitigation of any impacts on areas of archeological significance.
5.12 Community and Socio-economic Considerations

Introduction
1.
Issues in this area relate to how the proposed development will impact on
the local community, which can have social and economic repercussions.
Discussion
2.
Chief among these issues will be the affect that the new hotel could have
on local employment opportunities both in the construction and
operational phases and on the economy of St. George generally.
3.
A hotel operated in the area of the development site during the 1960s to
42
the 1980s and made a significant contribution to the local economy. Its
closure in the late 1980s and the more recent loss of a dedicated cruise
ship calling at the town of St. George has been a major loss to employment
and business opportunity in St. George.
4.
A reflection of the concern about perceived relative economic disadvantage

is that St. George has been declared an Economic Empowerment Zone run
by the Bermuda Economic Development Corporation. These programmes
are aimed at encouraging the economic, social and physical development
of an area.
5.
An economic impact study of the previous hotel proposal found that the
construction spending and spending by visitors and staff meant that the
construction and operation of the hotel would have a major impact on St.
Georges and Bermuda (see Appendix X).
6.
An issue that is perceived as having particular community interest is access

to St. Catherines beach. The beach has operated as a hotel beach in the
past although the public has enjoyed access to it. By way of confirming this
right of public access the St. Georges Resort Act 2015 requires (S.3 (3) (a))
that
the public shall have, free of charge, reasonable access to any beach
and foreshore on the property.
The sketch scheme shown in Appendix II indicates provision for public
access to the beach.
Conclusion
7.
The EIA will address what the proposed development will mean in terms of
investment in the economy of St. George and for the availability of jobs for
the local workforce.
5.13 Health & Safety

Introduction
43
1.
In this area primary considerations relate to health and safety at work as

well as more general safety issues such as fire prevention and airport
safeguarding.
2.
An assessment of these issues will have regard to policies in the Bermuda

Plan 2008 particularly in reference to airport safeguarding. Legislation that
will be relevant to the issues will include the Occupational Health and Safety
Act 1982 and associated regulations and the Bermuda Fire and Rescue Act
1982 and various NFPA codes.
Discussion
3.
The health and safety of workers on job sites is regulated by the

Occupational Health and Safety Act 1982. This Act and associated
regulations maintains standards for health and safety at workplaces and it
will be necessary for the development of the resort to adhere to the
standards in both the construction and operational phases. The activities
involved in building and operating the hotel and other facilities are not
considered to be specialized and there appears to be no reason why
assessment of these activities should be included in the EIA. Formalised
management procedures may be desirable to demonstrate that due regard
is being given to maintaining proper standards of health and safety at
work.
4.
The Bermuda Fire and Rescue Service similarly requires new development
to meet standards of fire prevention and safety. These are derived from
National Fire Prevention Association codes and are implemented through
the Bermuda Building Code and planning regulations. These standards
relate to such items as number and distribution of hydrants, access road
widths and accessibility to all buildings. The construction and operation of
the resort will be required to meet these standards.
5.
Although the proposed resort is not located within the Airport Control
Protection Area it does fall within the safeguarding area of the Bermuda
44
international airport. The Department of Airport Operations (DAO)

maintains a Safeguarding Chart that, in addition to those areas shown in
the Airport Control Protection Area shows obstacle limitation surfaces as
recommended by the International Civil Aviation Organisation (see
Appendix XI).
6.
These surfaces are intended to protect airspace for airplanes that need to
circle the airport. The resort is located in the Inner Horizontal Surface which
is an imaginary plane at 45m above the lowest runway elevation. Within
this surface the top of the hill on which the former hotel stood is indicated
as a potential obstacle area where review of development or construction
is required. The proposed condominiums on the former hotel and staff
housing sites are located in this area. This is likely to require distinctive
marking or lighting on the buildings. Further consultation with DAO will be
required when detailed designs of these buildings are available.
Conclusion
7.
Further assessment of health and safety at work is unlikely to be required

although management procedures may be required. The details of the
proposed resort development will need to include the necessary fire
prevention infrastructure and details of the condominium buildings are
necessary in order to assess the impacts for airport safeguarding.
45
6.
Structure and Content of Environmental Impact Statement

Assessment of Impacts
6.1
The assessment of impacts will be in accordance with recommendations

specified in GN 106 Environmental Impact Assessment and Environmental
Impact Statements. The impacts will be assessed against a variety of
criteria which are:
Positive/negative effects
Direct/indirect effects
Magnitude to be categorized according to the following criteria Type
Description
Low
Minor
or
insignificant
deviation
from
baseline
Medium
Noticeable but not significant deviation from baseline

High
Significant
deviation
from
baseline
Significance the significance of an impact will vary depending on

the extent and magnitude of the impact and sensitivity of the
receptor and the terms used have the following description Type
Description
Neutral
Impacts are non-existent or negligible
Minor
Not noteworthy or material, sensitivity of receptor is

low, impacts are low in magnitude and limited in
extent
Moderate
Noteworthy and material, impacts are medium and

extend over a wider area
Major
Impacts are of a high magnitude and island-wide
46
and/or
international,
sensitivity
of
receptor
is
medium or high
Extent whether the impacts are local, island-wide or international

in scope
Structure of EIS
6.2
The structure of the EIS will follow a similar format to this scoping report.
47
Bibliography
Dobson, A., 2002. A Birdwatching Guide to Bermuda.

Forbes, K. 2013. http://www.bermuda-online.org
Government of Bermuda, 2013. Environment Statistics Compendium.
Government of Bermuda, 2012. Bermuda National Tourism Master Plan.
Government of Bermuda. 2011b. Bermuda Energy White Paper. National Energy
Transition
Government of Bermuda. 2010 Census. Department of Statistics. 187 pp
Government of Bermuda. 2009. Energy Green Paper. A National Policy Consultation on
Energy. 106 pp.
Government of Bermuda, 2008a. Bermuda Plan 2008. Planning Statement. 237 pp.
Government of Bermuda, 2008b. Bermuda Plan 2008. Zoning Maps.
Government of Bermuda, 2006. Charting Our Course Draft Sustainable Development
Strategy and Implementation Plan.
Government of Bermuda, 2005a. State of the Environment Report. Ministry of the
Environment, Bermuda Government. 230 pp.
Government of Bermuda, 2004. Bermuda Coastal Erosion Vulnerability Assessment and
Final report. Prepared by Smith Warner International for the Government of
Bermuda, Ministry of the Environment. pp. 148.
Government of Bermuda, 2004b. Department of Plannings Coastal Protection and
Development Guidelines.
Government of Bermuda, 1996. A Development Plan for the Former Military Bases.
Department of Planning. 38 pp
Naval Facilities Engineering Command, 1989. Naval Complex Bermuda Master Plan.
48

Thomas, M. 2004. The Natural History of Bermuda. Bermuda Aquarium, Museum and
Zoo and Bermuda Zoological Society. pp 256.
Thomas, M. 2010. A Naturalists Field Guide to Bermuda, Bermuda Zoological Society.
pp 392.
49
Qualifications
Peter Adwick is the principal of Adwick Planning, a planning consultancy in

Bermuda. Peter Adwick has a bachelors degree in Urban and Regional Planning
and a masters degree in Environmental Conservation Policy. He has over 30 years
experience in environmental planning including training in environmental impact
assessment in the UK and at the World Bank in the USA.
50
APPENDIX I
St. Regis Resort Conceptual Site Plan
ST. REGIS SITE PLAN

1.
2.
3.
4.
5.
6.
7.
8.
9.
8
5
1
3
2
3
5
Hotel
Fort Albert SPA
Branded Condos
Fort Victoria
Estate Lots (7)
Golf Club
Golf
Fort St Catherine
Main Entry Road
6
9
7
500
1000
2000
MIA15002 St. Regis, St. George, Bermuda
ST. REGIS ENLARGED SITE PLAN

1. Hotel
2. Fort Albert SPA
3. Branded Condos
( 7 Towers)
4. Fort Victoria
5. Estate Lots (7)
6. Golf
7. Fort St Catherine
6
2
3
4
3
5
6
125
250
500
APPENDIX II
Public car park and beach access sketch scheme
APPENDIX III
APPENDIX IV
QU
OF
A
T A F ERU
NT
BERMUDA
ST. GEORGES RESORT ACT 2015
2015 : 40
TABLE OF CONTENTS
1
2
3
4
5
6
7
8
9
10
Citation
Interpretation
Minister may convey and lease Property to Developer
Planning permission in principle
Planning permission to subdivide land
Permission to use National Park land
Protection of World Heritage Site (Historic Town of St. George and Related Fortifications)
Routes to be used despite St. Georges Traffic Ordinance 1967
Hotel concessions
Commencement
SCHEDULE 1
Hotel Concessions
SCHEDULE 2
List of Operational Supplies that Qualify for Full Relief from Customs Import Duty
SCHEDULE 3
Property Plan
SCHEDULE 4
Definitive Boundary Plans of the Property
SCHEDULE 5
Subdivision Plan
WHEREAS the Developer intends to develop a luxury hotel and resort on Government
land lying to the south side of St. Catherines Point in the Parish of St. Georges;

AND WHEREAS the Government of Bermuda seeks to enter into an agreement with the
Developer in respect thereof;
AND WHEREAS it is expedient, in a special Act of the Legislature, to authorize the
leasing of the land to the Developer and to facilitate the project by granting, subject to
conditions, rights and concessions for the Developer to develop and deliver a tourism
development on the land;
Be it enacted by The Queens Most Excellent Majesty, by and with the advice and
consent of the Senate and the House of Assembly of Bermuda, and by the authority of the
same, as follows:
Citation
1
This Act may be cited as the St. Georges Resort Act 2015.
Interpretation
2
In this Act, unless the context otherwise requires
Developer means Hotelco Bermuda Holding Ltd., a local company incorporated
under the laws of Bermuda on 17 July 2015 and includes, for the purposes of
section 3, any local company that is a wholly owned subsidiary of the Developer
and has been granted consent under section 4A of the Companies Act 1981 to
hold land;
Development means the development on the Property of the Resort;
freehold land means all that land which is part of the Property, having an area of
approximately 0.175 hectares (0.431 acres), shown in Drawing No.
5510/046/448a in Schedule 5;
Hotel means the luxury hotel to be developed and built by or on behalf of the
Developer on the Property in accordance with the Master Development
Agreement;
lease means a lease entered into by the Minister and the Developer under section
3;
Master Development Agreement means the agreement to be entered into
between the Government and the Developer for the development of the
Property;
Minister, when used otherwise than in section 3(4) and Schedule 1, means the
Minister responsible for public lands;
Property means all that land in the Parish of St. Georges having an area of
approximately 49.538 hectares (122.411 acres) shown outlined in red in
Schedule 3 (Drawing No. 5743/003/01), the boundaries of which are more

accurately shown on the definitive boundary plans listed in Schedule 4, which
plans shall be available for inspection during office hours at the office of the
Senior Land Surveyor with the Department of Land Surveys and Registration;
Resort means the Hotel, restaurant, beach club, golf course, tennis courts, fitness
centre, spa, casino (if a casino licence is granted under the Casino Gaming Act
infrastructure and recreational facilities that are part of the resort operation;
subsidiary means a subsidiary company as set out in section 86 of the Companies
Act 1981.
3
(1) Notwithstanding section 8 of the Public Lands Act 1984, section 120 of the
Companies Act 1981, or any other Act, the Minister may, for such consideration as the
Government may determine
(a) convey any of the freehold land to the Developer (in fee simple);
(b) lease the rest of the Property to the Developer for a term not exceeding
262 years; and
(c) grant to the Developer such other easements over Government land as the
Minister may think necessary or convenient
(i) so that access may be had by persons, animals or vehicles to the
Property; and
(ii) for the provision of utilities and infrastructure to the Property.
(2) For the avoidance of doubt, it is hereby declared that separate leases may be
granted to the Developer in relation to different parts of the Property.
(3) Any conveyance or lease granted by the Minister to the Developer under this
Act shall be subject to the following rights of access
(a) the public shall have, free of charge, reasonable access to any beach and
foreshore on the Property; and
(b) public utility providers shall have reasonable access to the Property in order
to maintain installations and equipment on the Property.
(4) The Developer shall ensure that the golf course remains accessible to the public
during such times and on such reasonable terms and conditions as the Developer shall,
after consultation with the Minister, approve.
(5) Upon the conveyance of any part of the Property to the Developer, or execution
of a lease for any part of the Property, the Government shall hold the Developer harmless

against any assertion by any other person of any right to occupy or use that part of the
Property
(6) Subsections (3)(c), (4) and (5) of section 4AA of the Companies Act 1981
(Minister may revoke consent to carry on restricted business activity relating to corporate
land holding) shall not apply in relation to any land holding by the Developer under and in
accordance with this Act
4
(1) Subject to the following conditions, planning permission in principle is hereby
granted for the Development
(a) all access roads and sidewalks shall be sited, designed and laid out in
accordance with the requirements of the Department of Works and
Engineering and in compliance with the provisions of paragraphs TPT.4,
TPT.10 and TPT.11, Chapter 11 of the Bermuda Plan 2008 Planning
Statement;
(b) all hard-surfaced roadways and junctions of access roads with the public
road shall be designed and graded to drain, retain and dispose of all stormwater run-off within the curtilage of the Property and to avoid any stormwater run-off onto the public road or any neighbouring property;
(c) the method, design and specifications of the proposed methods of sewage
disposal, the supply of water and the provision made for containing and
disposing of storm-water run-off shall comply with the requirements of the
Environmental Authority, Department of Environmental Protection and the
Department of Health;
(d) all utility cables, conduits and pipelines, including cable television relay
cables, shall be located in buildings or placed underground;
(e) an application for final planning permission shall be in compliance with the
Bermuda Plan 2008 Planning Statement and, in particular, be accompanied
by
(i) a comprehensive landscaping plan prepared in accordance with
paragraph LSG.4, Chapter 9 of the Bermuda Plan 2008 Planning
Statement, and in preparing the landscaping plan, particular attention
shall be given to the screening of parking areas and to the design,
materials, treatment and planting of the Property along the public
roads;
(ii) a full topographical survey for the Property;
(iii) a Traffic Impact Assessment and Statement prepared in accordance
with policy TPT.3,Chapter 11 of the Bermuda Plan 2008 Planning

Statement and Traffic Impact Assessment and Statement Guidance
Note (GN 108);
(iv) an Environmental Impact Assessment and Statement prepared in
accordance with policy ENV.5, Chapter 6 of the Bermuda Plan 2008
Planning Statement and Environmental Impact Assessment and
Guidance Note (GN 106);
(v) details of measures (including any decontamination measures) for the
removal of waste that is to be removed from the Property during
demolition, site excavation and preparation, in accordance with the
requirements of the Department of Works and Engineering and the
Department of Environmental Protection; and
(vi) details of phasing for the development of the Property, together with
full details of implementation of all infrastructure to accompany each
phase.
(2) Planning permission granted under subsection (1) is deemed to be granted
under the Development and Planning Act 1974 and is granted with the reservation for
subsequent approval, by the Development Applications Board under that Act, of details
of
(a) the scale, design, siting and layout of buildings, building heights,
(b) the design and layout of all access roads and parking areas (including
rationale for parking provision); and
(c) landscaping.
(3) In this section, planning permission in principle has the meaning assigned to
it in section 23(8) of the Development and Planning Act 1974.
5
(1) Subject to subsection (2), planning permission is granted by this Act for the
subdivision of the Property as shown on the plan in Schedule 5.
(2) The Developer shall submit, to the Development Applications Board for
approval, an application for planning permission based on a final plan of subdivision.
6
(1) Notwithstanding section 24 of the Bermuda National Parks Act 1986, the
written approval referred to in that section, of the Minister responsible for parks, is hereby
deemed to be duly given for the use and development, as part of the golf course, of the
islet shown in Schedule 3 as being part or the Property (the national park islet).

(2) Notwithstanding sections 15(4) of the Bermuda National Parks Act 1986, the
(3) The Minister responsible for parks may impose such reasonable terms and
conditions on the development and use of the national park islet as part of the golf course
as he may consider necessary.
Protection of World Heritage Site (Historic Town of St. George and Related
Fortifications)
7
(1) The development of the Property shall be compatible with the UNESCO World
Heritage Site status of the Historic Town of St George and Related Fortifications.
(2) In particular
(a) the special historical character of the forts shall be retained and preserved;
(b) only minimal change to the forts distinctive materials, features, spaces and
spatial relationships may be made;
(c) any development must be compatible with historic materials, features,
size, scale, proportion and massing to protect the integrity of the structures
and their environment; and
(d) the development scheme shall ensure that the forts are maintained and
secured.
(3) The public shall have reasonable access to the forts.
(4) In this section forts means Fort Albert, Fort Victoria and Fort William
(Gunpowder Tavern).
8
(1) Notwithstanding articles 30 and 31 of the St. Georges Traffic Ordinance 1967,
commercial vehicles (as defined in the Ordinance) used in the development or servicing of
the Property shall have reasonable access to and from the Town of St. George
(a) using the route
(i) Government Hill Road via Slippery Hill, Kent Street, York Street and
Wellington Street, to access the Town from the Property; and
(ii) Wellington Street via York Street, Kent Street, Slippery Hill, and
Government Hill Road, to access the Property from the Town; or
(b) using any other alternative route, as may be necessary from time to time.

(2) It shall be the duty of a person driving a commercial vehicle on a route referred
to in subsection (1), to travel at such reduced speed as will not cause damage to the road
Hotel concessions
The hotel concessions set out in Schedule 1 are hereby approved.
9
Commencement
10
This Act shall come into operation on such day as the Minister responsible for
tourism may by Notice in the Gazette appoint.

SCHEDULE 1
(section 9)
HOTEL CONCESSIONS
Interpretation
In this Schedule, unless the context otherwise requires
1
Amenities means the golf course, beach club facility, pier, tennis courts, fitness
centre, spa, restaurant and casino (if a casino licence is granted under the
Casino Gaming Act 2014 in respect of the Resort);
component means the Hotel, Amenities or resort residences;
hotel licence means a licence to operate a hotel granted under the Hotels
(Licensing and Control) Act 1969;
hotel management company means a luxury hotel management company
selected by the Developer to provide technical services to the Developer and
manage the Hotel subject to the hotel licence;
Minister means the Minister responsible for tourism;
opening date means the date on which the Hotel, or other phase of the
Development, is certified by the Minister to be complete;
operational supplies means the operational supplies listed in Schedule 2;
phase in respect of any component of the Development, means a portion of the
Development as determined by the Minister;
pre-opening date means the date that the hotel management company takes
possession of the Hotel to commence pre-opening activities;
resort residence means a residential unit, other than staff housing, constructed
on the Property;
substantial completion date, in relation to a phase of the resort residences, means
the stage in the progress of the construction of the resort residences when the
works are sufficiently complete so that the Developer or hotel management
company can occupy or use the resort residences for their intended use, which
shall be the date on which the Developer shall have obtained a final certificate
of use and occupancy from the Department of Planning in respect of those
resort residences and all permits necessary under Bermuda laws to permit their
occupation;
voluntary rental programme means a programme, approved by the Minister
responsible for tourism, which shall be implemented by the Developer or the

hotel management company (or both), whereby any person who has entered
into a contract for the acquisition by way of a sublease of a resort residence
may elect, on or before accepting such sublease, to enter into a written
agreement with the Developer or the hotel management company (or both),
as the case may be, for the Developer or hotel management company (or
both), as the case may be, to use the resort residence as tourist
accommodation forming part of the Hotel inventory for at least six months each
year;
Concessions
2
(1) Subject to subparagraph (2), the Developer shall in respect of the Development
be entitled to the following concessions
(a) for a period beginning with the execution of the Master Development
Agreement and ending on the first anniversary of the opening date of the
Hotel, full relief from customs duty otherwise payable on the importation
of building materials, furnishings, fixtures, equipment and operational
supplies necessary for building, furnishing, equipping and operating the
Hotel and Amenities;
(b) for a period beginning on the first anniversary of the opening date of the
Hotel and ending on the tenth anniversary of that date, full relief from
customs duty otherwise payable on the importation of all building materials
to be used exclusively in the repair, maintenance, rebuilding,
refurbishment or replacement of any part of the Resort from time to time;
(c) for a period beginning with the commencement of the lease and ending
on the tenth anniversary of the opening date of the Hotel, full relief from
customs duty otherwise payable on the importation of building materials,
furnishings, fixtures, equipment and operational supplies, not otherwise
granted relief from customs import duty under paragraphs (a), (b), and
(d);
(d) in respect of each of the resort residence components, for the period
beginning on the date of execution of the Master Development Agreement
and ending on the first anniversary of the substantial completion date of
each resort residence component, full relief from customs duty otherwise
payable on the importation of building materials, furnishings, fixtures,
equipment and operational supplies necessary for the building, furnishing,
equipping and operating of such resort residence component;
(e) full relief from customs duty otherwise payable on the importation of
building materials, furnishings, fixtures, equipment and operational
supplies imported to be used exclusively in the first cycle of refurbishment

of the Resort provided such refurbishment is commenced prior to the
seventh anniversary of the opening date of the Hotel;
(f) full relief from customs duty otherwise payable on the importation of
operational equipment imported for the sole purpose of permanently
installing such equipment in the Hotel or some other part of the Resort,
for a period of ten years beginning with the execution of the lease;
(g) full relief from customs duty otherwise payable on the importation of plant,
machinery and equipment which are imported to be used exclusively in the
initial construction of the Resort, provided that all such plant, machinery
and equipment is re-exported from Bermuda within two months of the
construction completion date of the Hotel and not sold, or otherwise
disposed of, in Bermuda;
(h) for a period beginning with the opening date of the Hotel and ending on
the tenth anniversary of that date, full exemption from the employers
share of payroll tax otherwise payable in respect of all Resort employees;
(i) from the date of the execution of the Master Development Agreement until
the completion of construction of each component (as evidenced by the
grant of a final certificate of use and occupancy from the Department of
Planning for each such component), full exemption from the employers
share of payroll tax otherwise payable by the Developer or its whollyowned subsidiary in respect of any person employed by the Developer or
its wholly owned subsidiary for the construction of the Resort;
(j) for a period beginning with the opening date of the Hotel and ending on
the tenth anniversary of that date, the Developer shall be entitled to full
exemption from the hotel occupancy tax otherwise payable in respect of
the Hotel;
(k) for a period beginning with the commencement of the lease and ending
on the tenth anniversary of the opening date of the Hotel, full exemption
from land tax otherwise payable in respect of the Hotel and its Amenities;
(l) for a period beginning with the commencement of the relevant sublease
of each resort residence component and ending on the tenth anniversary
of completion of construction of the same (as evidenced by the grant of a
final certificate of use and occupancy from the Department of Planning for
each such component), full exemption from land tax otherwise payable in
respect of each resort residence in that resort residence component; and
(m) full exemption from the charge otherwise payable under regulation 6 of
the Bermuda Immigration and Protection (Rental and Use) Regulations
2007 on the rental or use for profit of a resort residence, provided that
such resort residence is placed in the voluntary rental programme.
10

(2) The concessions in paragraph (1) shall not be available to a resort residence
(a) unless the resort residence has been included in the Hotels voluntary
rental programme; and
(b) after completion of construction of the resort residence, only in the periods
during which it is available to the Hotel (in respect of the voluntary rental
programme) to be rented out to paying guests.
(3) For the purposes of subparagraph (1)(h) and (i), the employers share of
payroll tax means that portion of payroll tax which the employer is not entitled to deduct
from an employees wages under section 19 of the Payroll Tax Act 1995.
Application of Hotels Concession Act 2000
3
(1) Sections 5, 6, 7, 8 (as modified by subparagraph (2)), 9 and 10 of the Hotels
Concession Act 2000 apply in relation to concessions granted under this Schedule as they
apply to a hotel concession order under that Act.
(2) For the purposes of subparagraph (1), the Hotels Concession Act 2000 is
modified in section 8(2) by replacing paragraph (a) with the following
(a) he supplies to the Minister or the Collector any information which
that person knows to be false or does not believe to be true; or.
11

SCHEDULE 2
(paragraph 1 of Schedule 1)
LIST OF OPERATIONAL SUPPLIES THAT QUALIFY FOR FULL RELIEF FROM
CUSTOMS IMPORT DUTY
Description of Goods
Customs Tariff Code
Air freshener refills
3307.490
Bath/Shower gel
3401.300
Bath salts
3307.300
Bin liners (plastic)
3923.210 and 3923.290
Body lotion
3304.990
Cotton balls
5601.210
Cotton buds
5601.210
Cup lids (plastic)
3923.500
Cups (plastic)
3924.100
Cups (paper)
4823.690
Coasters (paper)
4823.700
Envelopes (paper)
4817.100
Facial tissue
4803.000
Feminine care products
9619.009
Glass caps and bags (paper)
4823.909
Glass caps and bags (plastic)
3923.210 and 3923.290
Hair conditioner
3305.900
Hair shampoo
3305.100
Ice bucket bags (plastic)
3923.210 and 3923.290
Laundry bags (paper)
4819.300 and 4819.400
Laundry bags (plastic)
3923.210 and 3923.290
Matches/Matchbooks
3605.000
Mouthwash
3306.900
Pencils
9609.100
Pens (ball point)
9608.100
Pens (felt tipped)
9608.200
Pens (fountain)
9608.300
Pens (sets)
9608.500
Razors (disposable)
8212.100
Room service forms
4820.100
Sanitary napkin disposal bags
4819.300
12
Customs Tariff Code
Sewing kits
9605.000
Shoe polish
3405.100
Soap (bar)
3401.110
Shower caps
6506.910
Toilet paper
4803.000
Toilet seat bands (paper)
4823.909
Tooth brushes
9603.210
Toothpaste
3306.100
Tray liners/bin liners (paper)
4823.909
Vanity kits (shower cap, sewing kit, nail file, cotton balls and cotton buds)
9605.000
Writing paper/note pads
4820.100
13

SCHEDULE 3
(section 2)
PROPERTY PLAN
14

SCHEDULE 4
(section 2)
DEFINITIVE BOUNDARY PLANS OF THE PROPERTY
Drawing No. 5642/021/01
Suffering Lane
Drawing No. 5642/021/02
Khyber Pass/Cemetery Hill
Drawing No. 5642/021/03
Bourne Drive
Drawing No. 5642/021/04
Park Gates
Drawing No. 5642/021/05
Naval Tanks, Anchorage Road
Drawing No. 5642/021/06
Preparatory School & Rectory
Drawing No. 5642/021/07
Coot Pond and Blackbeards
Drawing No. 5642/021/08
Government Hill Road, Victoria Road
Drawing No. 5642/021/09
Former Club Med Lease
Drawing No. 5642/021/10
BHC-Sapper Lane / Slippery Hill
15

SCHEDULE 5
(Section 5)
SUBDIVISION PLAN
16

[Assent Date: 29 August 2015]
17
APPENDIX V
BERMUDA PLAN 2008 ZONINGS
Approximate site boundary
APPENDIX VI
Consultations
List of Organisations Consulted
Organisation
Date
17.11.15
Corporation of St. George
25.11.15
Historic Buildings Advisory Committee
8.12.15
Ministry of Public Works (Highways)
8.12.15
Ministry of Public Works (Estates)

World Heritage Site Management Committee
9.12.15
St. Georges Preservation Authority
10.12.15
Ministry of Public Works (Works and Engineering)
10.12.15
Ministry of Public Works (Water & Wastewater)

Ministry of Public Health (Waste Management)
Ministry of Public Works (Parks)
Department of Environmental Protection
Department of Environmental Health
Department of Conservation Services
Department of Airport Operations
17.12.15
Bermuda Environmental Sustainability Taskforce
22.12.15
Bermuda National Trust
6.1.16
Bermuda Fire and Rescue Service
18.1.16
Department of Energy
28.1.16
Written comments that were received from organisations following the meetings
are provided below:
Peter Adwick
From:
Sent:
To:
Subject:
Attachments:
Pereira, Victoria L. <vpereira@gov.bm>

Wednesday, December 09, 2015 4:06 PM
Peter Adwick (padwick@adwickplanning.bm)
FW: St Regis Scoping
Revision B Draft Plan of Proposed Subdivision_VERSION 2.pdf; Schedule 3 - The
Subdivision Plan - 5510046448a.pdf; St Georges Hotel Development 2015.pdf;
Subdivision Package - Memo - Review of Proposed Subdivision.pdf; Water and Sewer St
Geo.pdf
Hi Pete,
Please see below the written follow up from Nana on behalf of Estates.
Thanks,
Vicki
From: Turkson, Nana O.
Sent: Wednesday, December 09, 2015 3:55 PM
To: Pereira, Victoria L.
Cc: Masser, Keith J.
Subject: St Regis Scoping
Good Day Vickie,

As promised, please find attached some of the documents and plans that may be relevant. At this point, I would rather
they remain only on the Government side
as I do not know what ended up in the agreement and or whether there was authorizations from the developer for
some of the plans. Below are some of the
points of concern to us which I raised.
1. Final plans and agreements needed for us to comment fully as the information available to us are most likely to
have been altered.
2. Road connection to Fort St Catherine to be looked at as 9 Coot Pond Road is leased to St Georges Club and
cannot be used as a road.
3. The legal status of roads currently in the envelope of the land sold to the developer be ascertained
4. Site to construction of St Georges Treatment plant and its circumstances to be ascertained (linked to 1. above)
5. Interests of Water Section to be taken into account (pdf plan attached as requested)
6. The extent of gold course land as per the plan of sub-division I had previously seen
I trust that this is helpful.
Kind regards
Nana Turkson (Mr)

Estates Surveyor
Government of Bermuda | Ministry of Public Works

Department of Public Land & Buildings
Parliament Street | Hamilton, Bermuda
Direct Line: 441-297-7971 | Govt Switchboard: 441-295-5151 Ext 1971
Cell: 441 501 7889 | E: noturkson@gov.bm

Government of Bermuda Website: www.gov.bm
Save paper. Think before you print.
Peter Adwick
From:
Sent:
To:
Subject:

Wednesday, December 09, 2015 4:07 PM
FW: Information for St. Regis Scoping meetings
Hi Pete,
Please see the response below from Keith on behalf of Highways.
Thanks,
Vicki
From: Masser, Keith J.
Sent: Wednesday, December 09, 2015 2:43 PM
To: Pereira, Victoria L.; Turkson, Nana O.
Subject: RE: Information for St. Regis Scoping meetings
Hi Victoria,
Further to yesterdays meeting with the developers agent, Mr. P. Adwick, a summary of my main comments would be:
The transport impact assessement should comply with Department of Planning Guidance;
There are legal issues to be addressed regarding the status of public roads following the lease/transfer of land,
my assumption would be that the mere leasing/transfer of land does not affect the status of the public roads
and these would remain public roads until stopped up or diverted through due legal process. It would need to
be confirmed with AG Chambers what the due legal process would be for public roads in the Municipality area
having regard to Section 2(2) of the Public Lands Act 1984 which disapplies the Act to the municipal areas;
As regards reasonable public and utility access where referred to in the St. Georges Resort Act 2015 (the 2015
Act), reasonable access is not defined in the 2015 Act, but I would take this to mean access via roads and
sidewalks laid out and constructed in accordance with Section 4 of the 2015 Act. As regards the availability of
such access, any roads facilitating access to third party property, Government property, historic and heritage
sites, or public beaches should perhaps be public roads securing access as of right not only for the public but
also for property owners, utility companies and emergency services for whom reasonable access would be
unrestricted access except where planned temporary closures are implemented for special events in accordance
with normal practice for public roads.
Please let me know if you need any further information at this stage.
Regards
Keith J. Masser, C.Eng., MICE
Principal Highways Engineer
Government of Bermuda
Ministry of Public Works
Department of Works and Engineering
General Post Office Building,
3rd Floor, 56 Church Street,
1
Hamilton HM12
BERMUDA
phone: (441) 295-5151 ext 1722
direct: (441) 297-7722
cell: (441) 501-3073
fax: (441) 294-9087
email: kjmasser@gov.bm
From: Pereira, Victoria L.

Sent: Tuesday, December 08, 2015 10:04 AM
To: Turkson, Nana O.; Masser, Keith J.; Drew, Peter J.; Smith, Geoff C.; Thomson, James A. M.; Hill Davidson, Susan;
Trott, Clarkston; Christopher, Tarik; Smith, Jameka S.
Cc: Crossley, Richard; Pettit, Andrew; Joseph, Sudell; Farrow, Christopher; Johnston, Lisa; Williams, Larry
My apologies! Please find attached!

Cc: Crossley, Richard; Pettit, Andrew (apettit@gov.bm); Joseph, Sudell; Farrow, Christopher; Johnston, Lisa; Williams,
Larry
Subject: Information for St. Regis Scoping meetings
Importance: High
Good morning all,

Please find attached a conceptual site plan for the St. Regis resort development in St. Georges and also initial comments
from the Corporation of St. Georges for your review in advance of the scoping meetings.
As a reminder, the schedule and attendees for the meetings are as follows:
Tuesday December 8th 3pm @ the Dept. of Planning office
- Public Works (Highways Keith Masser)
- Public Works (Estates Nana Turkson)
Thursday December 10th 3pm @ the Dept. of Planning office
- Dept. of Environmental Health Susan Hill Davidson
- Dept. of Environmental Protection Geoff Smith and Jim Thomson
- Public Works Richard Crossley, Clarkston Trott and Tarik Christopher
- Dept. of Parks Jameka Smith
- Dept. of Conservation Services Peter Drew
Kind regards,
Vicki
Victoria L. Pereira, MCIP
Senior Planning Officer - Development Management

Department of Planning,
Ministry of Home Affairs
5th Floor, Dame Lois Browne-Evans Building
58 Court Street, Hamilton HM 12
Direct Line: (441) 294-9114
2
Fax: (441) 295-4100

www.planning.gov.bm
Come find us on Facebook
Peter Adwick
From:
Sent:
To:
Subject:

Thursday, December 17, 2015 4:25 PM
FW: St George's REGIS Hotel - Preconsult Feedback ahead of Scoping exercise.
Hi Pete,
Please find below pre-con comments received from the DEP for the purposes of the scoping report.
Kind regards,
Vicki
From: Smith, Geoff C.
Sent: Thursday, December 17, 2015 4:16 PM
Cc: Thomson, James A. M.; Pettit, Andrew
Subject: St George's REGIS Hotel - Preconsult Feedback ahead of Scoping exercise.
Good day Vicky,

Further to the above preconsultation meeting on the 10th December I have the following comments and considerations
for the scoping study:
1.
It is acknowledged that the REGIS hotel will not have any staff quarters and is a smaller proposed development
compared to the previous Park Hyatt. It is also noted that there were two significant benefits to the previous
proposed development (Park Hyatt) treating the wastewater of the Corporation of St Georges, as this (1) would
have created a treated water product good enough for irrigation in order to offset Reverse Osmosis sources, and
(2) would also have addressed potential bathing water quality issues at Tobacco Bay due to the CoStG
outfall. However, it is acknowledged that the scalability to accommodate any wastewater from the CoStG would
not be favourable for the smaller REGIS development.
2.
The proposed dedicated wastewater treatment plant would require a Construction Permit and Operating
Licence under the Clean Air Act and the level of treatment required would be determined by the Environmental
Authority. DEP would expect treatment to a Tertiary standard (i.e. <10mg/l BOD, TSS).
3.
DEP would encourage use of tertiary-treated wastewater for irrigation of the golf course etc.
4.
DEP will expect the scoping document to quantify the following:

a.
Numbers of bedrooms, persons (guests/staff), and the amount of wastewater generated by the hotel,
condominiums and other buildings developed under this application that will need to be treated at the
REGIS wastewater treatment plant.
b. Grease traps required for all food preparation and kitchen areas.
c.
Numbers and locations of lift stations taking into account gravity flows and topography.
d. Amount of water required for irrigation (hotel gardens and golf course). What sources will be used?
SWRO capacity?
e. Will salt water, brackish water, or reclaimed water be used for flushing toilets?
1
e. Numbers and locations of disposal boreholes for: (a) treated wastewater, (b) rainwater, (c) water tank
overflows, (d) SWRO condensate, etc. Note that these would require Water Rights certificates under the
Water Resources Act.
f.
Numbers and locations of abstraction Wells: DEP can assist with expected thicknesses of the freshwater
lens and likely well pumping rates and water quality at different locations. Abstraction wells would also
require Water Rights certificates.
g.
Fuel storage tanks (number and location).
h. Controlled Plants as defined by the Clean Air Act (WWTP, backup generators, boilers, diesel pumps,
etc.)
i.
Pool backwash carbon filter and disposal route (sand filter/borehole).
5. Consideration will be required to maintain Governments freshwater lens monitoring capability in St Georges
with the numerous monitoring wells that are located throughout the proposed REGIS site.
Please let us know is any further clarification is required.
Kind regards
Geoff
Dr Geoffrey Smith
Environmental Engineer
Department of Environmental Protection
Environmental Engineering Section
169 South Road, Paget, DV 04, Bermuda
Office: 239 2356, Cell: 747 2302
gcsmith@gov.bm www.dep.gov.bm
Peter Adwick
From:
Sent:
To:
Subject:
Attachments:

Monday, December 14, 2015 11:13 AM
FW: Information for St. Regis Scoping meetings
St Georges Hotel Development 2015.pdf; Water and Sewer St. Geo.pdf
Hi Pete,
Please see below an email Ive received from the water section of W&E for the purposes of your scoping document and
the EIS.
Thanks,
Vicki
From: Christopher, Tarik
Sent: Monday, December 14, 2015 10:48 AM
To: Pereira, Victoria L.; Outerbridge, Kirk E.
Good Day Vicky,

Please see below some information that the scoping document should provide as it relates to water and wastewater
servicing for the above new development . This information would be reviewed by us for appropriateness and best
practice:
Water
1. Summary of proposed design criteria
2. Confirm availability of public infrastructure to service proposed development. If not available what is the
proposed source of potable water?
3. Identification of system constraints
4. Confirmation of adequate domestic supply and pressure
5. Address reliability requirements such as appropriate location of shut-off valves
6. Reference to water supply analysis to show that major infrastructure is capable of delivering sufficient water for
the proposed land use. This includes data that shows that the expected demands under average day and peak
hour during dry spells provide water within the required flow and pressure range based indicated in the design
criteria.
7. Description of the proposed water distribution network, including locations of proposed connections to the
existing system, provisions for necessary looping, and appurtenances (valves, pressure reducing valves and valve
chambers) including special metering provisions.
8. Description of any off-site required feeder mains, booster pumping stations, and other water infrastructure that
will be ultimately required to service proposed development, including financing, interim facilities, and timing of
implementation. Confirmation that water demands are calculated based on appropriate design criteria and Best
Practice Guidelines
Wastewater
1. Summary of proposed design criteria
1
2. Confirm availability of public infrastructure to service proposed development. If not available what is the
proposed on site receiving facility?
3. Consideration of local conditions that may contribute to extraneous flows that is higher than the recommended
flows in the building code and guidelines. This includes groundwater and soil conditions, and age and condition
of any existing sewers.
4. Description of existing sanitary sewer available for discharge of wastewater from proposed development.
5. Description of proposed sewer network including sewers, pumping stations, and forcemains.
6. Identification and implementation of the emergency overflow from any proposed treatment plants or sanitary
pumping stations in relation to the hydraulic grade line to protect against basement flooding.
7. Special considerations such as contamination, corrosive environment etc.
Please note that the 25 Year St. Georges Mater Plan for Water and Wastewater servicing study should be completed by
this time next year. There will then be a cabinet paper based on its findings and recommendations to cabinet, for
approval of a way forward for the Parish . The plan will include an information review of current water supply and
sewage systems to establish a baseline from which appropriate policies can be determined to:
Offer options for management of service delivery
Identify infrastructure investment required to deliver a sustainable service for the Plan Period
Complete a financial analysis of the current and proposed service delivery systems.
The plan alternative solutions will include having the capability to provide Water and Wastewater servicing to the
Also find attached a document that Indicates existing infrastructure within the proposed development property
boundaries. This was provided to Department of Lands and Buildings in August of this year.
Please contact me if you have any questions.
Regards,
J. Tarik Christopher , P. Eng. ( Chem.)
Principal Engineer ( Water and Sewage)
Government of Bermuda
Department of Works & Engineering
Ash Towers Offices
Tynes Bay Industrial Complex
32 Palmetto Road
Devonshire DV 05
BERMUDA
phone: (441) 278-0570
Fax: (441) 278-0579
email: tjchristopher@gov.bm

Cc: Crossley, Richard; Pettit, Andrew; Joseph, Sudell; Farrow, Christopher; Johnston, Lisa; Williams, Larry
My apologies! Please find attached!

Cc: Crossley, Richard; Pettit, Andrew (apettit@gov.bm); Joseph, Sudell; Farrow, Christopher; Johnston, Lisa; Williams,
Larry
Subject: Information for St. Regis Scoping meetings
Importance: High
Good morning all,

Please find attached a conceptual site plan for the St. Regis resort development in St. Georges and also initial comments
from the Corporation of St. Georges for your review in advance of the scoping meetings.
As a reminder, the schedule and attendees for the meetings are as follows:
Tuesday December 8th 3pm @ the Dept. of Planning office
- Public Works (Highways Keith Masser)
- Public Works (Estates Nana Turkson)
Thursday December 10th 3pm @ the Dept. of Planning office
- Dept. of Environmental Health Susan Hill Davidson
- Dept. of Environmental Protection Geoff Smith and Jim Thomson
- Public Works Richard Crossley, Clarkston Trott and Tarik Christopher
- Dept. of Parks Jameka Smith
- Dept. of Conservation Services Peter Drew
Kind regards,
Vicki
Senior Planning Officer - Development Management

Department of Planning,
Ministry of Home Affairs
Direct Line: (441) 294-9114
Fax: (441) 295-4100
www.planning.gov.bm
Come find us on Facebook

Department of Works and Engineering
MEMO
TO:
Peter Havlicek, Chief Engineer, MoPW

Christopher Farrow, Chief Surveyor, MoPW
Marva OBrian, Permanent Secretary MoPW
FROM:
J . Tar ik Chr istopher , Pr incipal Engineer , Water and Sewage Section
DATE:
24 August 2015
RE: Ministr y of Public works Water and Sewage infr astr uctur e within New St. Geor ges
Hotel Development Pr oper ty Boundar y
______________________________________________________________________________
Good Day Peter,

The Department of Public Land and buildings made a request to the Department of works and
Engineering to provide information on the existing water and sewage infrastructure within the property
boundary of the New St. Georges Hotel Development property.
The surrounding area currently has piecemeal services to limited areas providing potable water, sanitary
flushing as well as water and sewage collection. These various elements of water and sewage facilities are
currently operated independently by the Bermuda Government and the Town of St Georges and are also
within the New Hotel development property boundaries. Attached to this document is a map indicating
the geographic the locations of aforementioned water and sewage infrastructure. A description of this
infrastructure is as follows:
Potable Water Systems
Fort Victoria Reservoir (110,000 gallons)

Truckers Outlet (mobile automated dispensing system with 2 outlets)
Piped transition main /distribution system serving 24 metered customers (single and
multi-family residential, institutional and commercial)
Raw Water Systems
The Ministry has approximately 40 wells capable of producing fresh and brackish within the
property boundary. The wellfields are connected to the obsolete St. Georges Brackish water Plant
and the Oxford laundry by way of a raw water pipeline.

There are also a Seawater Raw water well and a brine rejection water borehole licensed to the
ministry located on the former St. Georges Golf Course that currently provides up to .2 Million
Gallons of Seawater to a Seawater Reverse Osmosis treatment plant and receive .12 million
gallons of brine respectively. The Seawater plant is operated out the old Oxford Laundry adjacent
to the St. Georges Club site.
Sanitary Flushing Water System
Reservoir and pumping station at Fort Victoria

Piped distribution system serving approximately 20 locations (single and multi-family
residential, institutional and commercial)
The Location of some parts of the system is not known until there is a break and it
becomes obvious that the flushing line is there.
Town of St. Georges Sewage System
The town has a sewer system and ocean outfall in that traverses the Property. This system serves
a number of residential developments generally to the east of the town. The alignment of some
parts of the system is not known until there is a break and it becomes obvious that the sewer line
is there.
.
The Government water system is the safety net for adjacent community being the principal
supplier of piped and trucked water. During times of drought St. Georges and adjacent area
residents rely on the piped system and water trucks to meet their water needs. The average
residence in the area has a very small cistern due to their historical origins. These homes as well
as the restaurants, institutional entities cannot go without access to the supplementary potable
water. This will be further amplified by the water needs of tourists at area hotels, guest houses
etc.
The existing infrastructure must remain in place and operational until such time as alternative
options are made available to provide water and sewage servicing to the surrounding area. This is
being investigated by the release of an RFP, by the MoPW, for a 25 year water and wastewater
master plan study.
If you have any question with regard to this memorandum, please contact me.
Regards,
J. Tarik Christopher
Principal Engineer (Water and Sewage)
BEST mtg w/ Peter Adwick re: St Regis Hotel Scoping consultation: 22 December 2015
Attending: Stuart and David Wingate (for BEST) and Peter Adwick. (BEST had invited
Jonathan Starling of Greenrock to attend he sent apologies
~~~~~~~~~~~~~~~~
We wish to make it clear that BEST supports in principle the development of a hotel on
the existing brownfield site in St Georges. However, the development should be in
keeping with the character of St Georges, both as an old and venerable town and as a
World Heritage site. The development should not cause the loss of protectively zoned
land and should not burden existing residents with loss of amenity and possibly adverse
environmental or economic effects.
The following represents our initial points of concern in consultation on the scoping
exercise for the EIA of the St. Regis Hotel development at the site of the former Holiday
Inn in St Georges.
~~~~~~~~~~~~~~~~~
1) We understand the total lot size is 1,744,308 square feet. We would wish to see
comparative coverage of the following:
Use areas
a) the site as
developed by
Holiday Inn
Existing coverage
3.18%
hotel
Utilities
Ft. Victoria
Housing
Residential
Hotel and
Recreation
rooms
condo units
lots for sale
9,380 sf
b) the site as
proposed by the
Park Hyatt
(Bazarian) plan,
and
19.33% (337,219
sf) (with an
additional 440,021
sf of hard surface)
(Bazarian quotes
total building area
as 34,000 sq ft.)
440,021 sf
42,231 sf
51,760 sf
236-298 sf
98,184 sf
c) the site as
proposed by St
Regis plan
2) Will there be any changes in zoning?

A previous developer for the site sought to justify construction on protectively
zoned areas by claiming that building on wilderness reserve was for the
greater good that is being served by creating an environmentally-sensitive
upscale tourism product. In our view, woodland and other reserve areas are
what make Bermuda attractive. Citing construction of any sort as a greater
good than preservation of our scarce reserved areas flies in the face of the very
purpose of conservation. Proposing to build on conservation land may well be
considered as evidence that the product is NOT environmentally sensitive.
The development site has an abundance of appropriately zoned lands on which

to place all its functions. We cannot support the encroachment of construction
on, or any unpermitted use of any conservation-zoned lands. The greater good
may be best served by scaling down the development to suit the existing zoned
spaces.
3) What are the plans for the island north of Coot Pond? Has it been reserved for
golf? We understand that this island is part of tobacco Bay Park.
4) The height of the hotel appears to overshadow Fort St Catherine.
5) From the not very detailed plans shown to us, the hotel appears to be right on
the beach such that the beach seems "wrapped" by buildings. We dont
understand why the buildings are so close to the beach? Will this placement
expose the hotel to un-necessary flooding in hurricanes and as a consequence of
ocean-level rise?
6) Public access to the beach was not entirely clear.
7) We would like to see details on access routes and parking for the lots-for-sale.
8) The sewage plant appears to be on land zoned woodland this was a concern
of residents in the previous plan.
Based on the previous plans, the dominant issue regarding the sewage and other
industrial plant is its/their placement a) on conservation-zoned land, and b)
adjacent to a residential area. The St Regis Act sets out extensive and
extraordinary concessions to the hotel exemptions and relief from various
charges, duties and taxes which are granted at the expense of all taxpayers on
the Island, including local residents. In addition to these concessions, the
placement of the waste and industrial management facilities on the front
doorstep, as it were, of existing St Georges residents is an undue burden and
should not be permitted. Placing the back-door functions of one set of residents
at the front door of another set of residents goes against the spirit and principles
of Bermudas Planning Statement, which, set out in the introduction to Chapter
31 (Industrial) of the Draft Bermuda Plan 2008, reads (our emphasis):
The development of new industrial sites shall be permitted in suitable locations

providing the amenity and environment of the surrounding area are not
compromised and there are no detrimental impacts in terms of traffic,
safety, visual appearance, noise, vibration and emissions. In order to protect
the environment of neighbouring areas, industrial development shall be restricted
to light industrial forms of development in certain locations.
Residents addressing the previous plans took the initiative to identify other
areas more suitable for the industrial processes associated with the
development. We could support a relocation that did not encroach upon
conservation-zoned lands.
9) St Georges needs a more environmentally acceptable sewage treatment regime

and capability. Is there any reason a joint solution cannot be included as part of
the hotel plan?
10) Will there be a cut into the hill for car parking? Will they be terracing or a cliff
face adjacent to the woodland? Will excavation for the car park or other features
leave a cliff face? We would like to see car park on a contour map.
11) What will happen to the existing commercial venture located north-west of the
two lots-for-sale?
12) The bypass road at the back of Coot pond looks to be a good feature.
13) There are two places where golf tee-offs appear to be crossing the roadway.
These uses are at cross purposes and cold lead to conflicts.
14) Where will staff quarters be? We recall that the Holiday Inn had considerable
housing reserved for staff. Is this a consideration for the for-sale lots?
15) scale of transport for construction and operations. Serious consideration will be
needed for a bypass road through the old town of St George to avoid traffic
congestion, conflicts and undue road wear.
16) St Georges is already at a wildlife saturation point there are few if any
resident birds and little room as respite for transient birdlife.
17) We wish to express a strong resistance to any encroachment on woodland
reserve land.
18) If there is to be access by the sea, e.g. for tour boats and eco-tours, for
construction or operations, there will need to be consideration included of the
impact.
19) Is there an agreement with Government that no residential units can be
conveyed/occupied until the hotel is complete? If not, that should be stated with
reasons.
We note that such an agreement does not appear in the St Regis Act. Details of
such an arrangement should be in the public domain. Given the communitys
previous experiences in which similar agreements were not honoured, we would
recommend that such an agreement be included as a social/economic
component of the EIA and that the DAB make it a requirement for approval.
20) We need to review plans using a more detailed map with contours
Peter Adwick
From:
Sent:
To:
Cc:
Subject:
Attachments:
Withers, Robert H. <rhwithers@gov.bm>

Sunday, January 10, 2016 11:05 AM
Peter Adwick
Burchall, Wendall
FW: St. Regis Hotel, St. George Class D Airspace Safe Guarding Chart OE required
Bermuda Class D and Annex 14 slides.pptx
Peter,
And finally for today, the new hotel, as is all existing buildings/homes in the area, will be below airspace where aircraft
from time to time may choose to circle the runway to land on either end. During weather conditions when Visual Flight
Rules (VFR) are used, the circling pattern altitude will be between 1000 1500 feet above sea level. During Instrument
Flight Rules (IFR) or low cloud levels and visibility, the pattern may be as low as 750-800 feet above sea level.
Circling to land by aircraft is not a normal event, but is necessary to have in position for L. F. Wade International Airport.
The attached Class D chart and Annex 14 chart are part of this required airspace preservation and surfaces needing
review and protection.
Regards,
-Bob
707 4868 Mobile
Robert H. Withers Sr.
Manager Air Operations
Bermuda L.F. Wade International Airport
3 Cahow Way St. Georges GE CX, Bermuda
T: 441.299.4868 F:441.293.4504. E: rhwithers@gov.bm
www.bermudaairport.com
From: Withers, Robert H.

Sent: Sunday, January 10, 2016 10:44 AM
To: 'Peter Adwick'
Cc: Burchall, Wendall
Subject: FW: St. Regis Hotel, St. George Safe Guarding Chart OE required
Peter,
Here is the Bermuda DAO Safeguarding Chart with words of explanation.
With Tuckers Town area as a highlighted example in this document, you can see the high terrain around the planned
building location for the St Regis is identified as a required area for obstacle evaluation (OE) for any proposed
development or construction.
-Bob
From: Withers, Robert H.

Sent: Sunday, January 10, 2016 10:31 AM
1
To: 'Peter Adwick'

Cc: Burchall, Wendall
Subject: RE: St. Regis Hotel, St. George OE Form 1 to be completed
Good Day Peter,

I will send a series of emails to provide guidance and requested information. As you understand, the size of the files may
be significant and that is why the multiple emails.
In this email is the form with instructions to be completed for any structure to be built on the high terrain or ridge or
that will be higher than the existing terrain after completion. Each structure will need a separate form.
Additional charts will come in another email.
Thank you for your patience. Please continue to call and communicate on this project. We need no surprises.
-Bob
From: Peter Adwick [mailto:padwick@adwickplanning.bm]

Sent: Thursday, January 07, 2016 4:01 PM
To: Withers, Robert H.
Subject: FW: St. Regis Hotel, St. George
Bob,
Happy New Year to you.
Are you in a position to provide the information requested below?
Regards,
P
From: Peter Adwick [mailto:padwick@adwickplanning.bm]
Sent: Friday, December 18, 2015 5:32 PM
To: 'Withers, Robert H.' <rhwithers@gov.bm>
Subject: St. Regis Hotel, St. George
Bob,
Many thanks for providing time to meet with me yesterday to discuss the above project. I found the meeting to be
informative and very useful.
As discussed in our meeting please take this as a formal request for a copy of the Department of Airport Operations
Safeguarding chart which I would like to use as an exhibit in the environmental impact statement for the project.
Best regards,
P
Chartered Planning Consultant
ADWICK PLANNING
2
T: (441) 292 2671

C: (441) 532 0015
E: padwick@adwickplanning.bm
APPENDIX VII
Land Use Planning Study for Park Hyatt Bermuda
P.O. Box HM 3310

Hamilton HMPX
Bermuda
ARP Consulting Services
Phone: 441.505.3529
Fax: 441.232.1137
Email: arp@logic.bm
LandUsePlanningStudy
ParkHyattBermuda
for
AddaxHoldingsLtd.
Submittedby
AideenRatterayPryse,MA,MCIP
ARPConsultingServices
ARP CONSULTING SERVICES
June2011
TABLEOFCONTENTS
EXECUTIVESUMMARY.......................................................................................................................................... 2
1.
INTRODUCTION ........................................................................................................................................... 4
2.
BACKGROUND ............................................................................................................................................. 6
3.
THESITE ....................................................................................................................................................... 9
4.
DETAILSOFTHEDEVELOPMENT ............................................................................................................... 13
5.
POTENTIALENVIRONMENTALIMPACTSASSESSMENTANDMITIGATION ........................................... 20
5.1
5.2
5.3
5.4
5.5
5.6
5.6
5.7
FLORAANDFAUNA ................................................................................................................................ 20
LAND .................................................................................................................................................. 24
COASTALWATERS ................................................................................................................................. 25
GROUNDWATER ................................................................................................................................... 30
HISTORICHERITAGE ............................................................................................................................... 36
ROADSANDTRAFFIC .............................................................................................................................. 41
VISUALQUALITY .................................................................................................................................... 47
OTHERRESOURCES:ENERGY.................................................................................................................... 50
CONCLUSION ....................................................................................................................................................... 51
ListofDrawings:
A0.005ProjectScope
10
A1.100SitePlan
14
A1.102ConceptualRenderings
49
ListofTables:
No.1BreakdownofUnits
15
No.2SummaryofUtilityRequirements
17
No.3SummaryofTrafficVolumesAugust2010
43
No.4SummaryofTrafficVolumesNovember2010
43
No.5LaneCapacityAllMotorisedVehicleMovements
46
ListofFigures:
No.1AerialPhotoofMarineEnvironment
27
No.2TownRedoubts
37
No.3FortVictoriainthe1970s
38
Appendices:
AppendixAReviewofExistingLandscape
52
AppendixBEnvironmentalAssessmentofMarine&TerrestrialArea
120
AppendixCArchaeologicalAssessment
143
AppendixDSummaryofVehicleCounts,PeakHours
167
AppendixEPeakHours
175
ExecutiveSummary
ThedevelopmentofParkHyattBermudaisamajorundertakingforBermuda.Theneedfora
newhotelproductisclear:thiswillbenefitBermudabut,importantly,itwillcontributetothe
revitalisationoftheTownofSt.George.
The development comprises a 100 key hotel (122 bays), 71 condominiums, 39 villas, 12
residences, a new golf clubhouse with spa, fitness centre, a beach club with fine dining,
swimming pools, meeting and banquet facilities and a childrens activities centre.
Infrastructure improvements with respect to water supply, water storage and sewage
treatmentareplanned,alongwithastaffhousingcomponentthatcomprises22dwellingunits
and69dormitorystylerooms.
ThesiteisaprominentoneinSt. GeorgesandhashadWorldHeritageSitestatusconferred
uponitbyUNESCO.Ithasbeenthelocationofseveralhotelsinthepast.
Thecurrentproposalwillhaveanimpactonitssurroundingsandtheassessmentofthatimpact
onfloraandfauna,land,groundwater,coastalwaters,historicheritage,roadsandtrafficand
visualqualityrevealedbothchallengesandopportunities.
Improvements are required with respect to landscaping to overcome the prior poor quantity
and qualityof plantings, and therewill be some loss of habitat, but the opportunity exists to
introducemoresuitablenativeandendemicspecimenstothesite.Therewillbeconsiderable
recontouringonthesite;however,muchofthematerialthatisexcavatedcanbereusedon
siteor,later,ontheredesignedgolfcourse.Thedockandboardwalkwillberefurbishedand,if
rebuilding is necessary in the future, the two can be placed in the same location without
negative impact on the environment. Care taken with respect to the water supply, waste
treatmentandstormwatercontrolanddisposalwillensurethereisnonegativeimpactonthe
St. Georges Lens. In addition, strict archaeological monitoring is necessary to ensure that
unknownhistoricalremnantsarenotinadvertentlydestroyed.
2

Once constructed, the amount of traffic to be generated by this development is unlikely to
severely impact theexisting roads. The estimated increases are relatively small compared to
thelevelofexistingtraffic.
Thematterofvisualqualityisdifficulttoassessbut,onbalance,itisfairtostatethatthenew
visual appearance will be one that is substantially different compared to the existing scarred
siteandthemonolithicbuildingthatwaspreviouslyerected.Properlyexecutedcomprehensive
landscapingisacriticalcomponentinmitigatingthevisualimpactofthebuiltform.
Onbalance,theproposalisonethatcanbeaccommodatedonthissite.Itispartiallyabrown
fieldsitealreadyand,assuch,isappropriateforredevelopment.
1. Introduction
ThedevelopmentofParkHyattBermudaand,inlaterphases,theredesignoftheSt.Georges
GolfCourseareproposedforasitelocatedatthenortheasttipofBermuda,intheparishofSt.
Georges.
Theobjectiveoftheproposeddevelopmentistoconstructahotel/residentialresortofsuperior
quality, providing facilities and amenities that are commensurate with a luxury brands
standards.
In addition to the hotel, Park Hyatt Bermuda will have for sale components, such as
condominiums,villasandresidences,whichhavebecomecommonplacefinancingvehiclesand
haveseveraladvantages.First,theygenerateupfrontcashthroughpresalesthatsupplement
equity requirements and build confidence for investors and lenders. Second, they can offset
theseasonalnatureofresortmarketsespeciallywhenlinkedwithagolfproductwhichcan
beasignificantissueinBermuda.Third,anumberofthemcanbeplacedinthehotelsrental
programmeandthusincreasethevarietyofaccommodationoptionsavailabletovisitors.
In this case, the development components comprise a 100 key hotel (122 bays), 71
condominiums,39villas,12residences,anewgolfclubhouse,spa,fitnesscentre,abeachclub
with fine dining, swimming pools, meeting and banquet facilities and a childrens activities
centre.Infrastructureimprovementswithrespecttowatersupply,waterstorageandsewage
treatmentareplanned,alongwithastaffhousingcomponentthatcomprises22dwellingunits
and69dormitorystylerooms.
At a later date, approvals will be sought for the redesign of the St. Georges Golf Course, as
wellasnewgolfvillasandfractionalunits.
The benefits to Bermuda are clear: employment opportunities in the construction industry
initially, followed by employment opportunities in the hospitality service industry, along with
4
new visitor spending, diverse accommodation options with which to market Bermuda and a
catalystfortherevitalisationoftheTownofSt.GeorgesaUNESCOWorldHeritageSite.
The applicant seeking to develop the site is Addax Holdings Ltd. a company registered on 26
March2008undertheCompaniesActofBermuda.
The developer anticipates a build out of all project components (and a redesign of the golf
course)takingplaceoverthecourseoffouryears.
The purpose of this land use planning study is to assess the proposed resort development,
identifyandevaluatetheenvironmentalimpactsinvolvedandoutlinemeasuresthatmightbe
employed to mitigate any impacts that are adverse. While the principle of development is
establishedbywayoftheParkHyatt(St.Georges)ResortAct2008approvedon18September
2008, which grants planning permission in principle for the proposed development, and the
Master Development Agreement, this study assesses its impact and makes recommendations
onmitigationmeasureswherenecessary.
2.
Background
Bermuda has lost market share in the tourism industry, with air arrival visitor numbers
decreasingand,moreimportantly,actualvisitorspending,droppingyearoveryear.Bermudas
peak,perhaps,was1987when609,000touristsbroughtin$227.5millioninrevenue;whilein
the seemingly high visitation year of 2007, 659,000 visitors brought in $123.2 million (figures
adjustedforinflation) 1 .Areflection,itseems,ofBermudaschangefromavacationdestination
fortouristsarrivingbyairtoastopoveronacruiseitinerary.
Inthatsameperiod,Bermudahaslostalargenumberofbedsfromitshotelinventoryasguest
houses closed, hotels were decommissioned and new schemes failed to get off the ground.
Indeed, the original hotel on this site was a Holiday Inn which opened in 1973. In 1981 the
hotel was purchased by New Yorkbased Loews Hotels and reopened as the Loews Bermuda
BeachHotel.That,inturn,wassoldtoaFrenchresortcompanyin1985anditreopenedasthe
340roomClubMed 2 .TwoyearslaterthehotelwasseverelydamagedbyHurricaneEmilyand
itclosedforgoodin1989.
Sincethen,onlyonenewhotelTuckersPointHotel&Spahasbeencompleted,andone
Newstead has been completely renovated and rebuilt. Prior to that, the newest hotel in
BermudawasFairmontSouthampton,completedin1974.
ThereisaneedtoprovidenewhotelproductinBermudathatisattractivetotodaysdiscerning
visitorandoffersahighqualityanduniquevacationexperience.
In line with the need to create a superior vacation destination, the future upgrade the St.
GeorgesGolfCourseisconsiderednecessary.Openedin1985,St.GeorgesGolfCourseisone
ofthelastcoursesdesignedbyRobertTrentJones,Sr.beforehisretirement.Thecourseisan
18 hole, par 62, links stylecourse that is only 4,043 yards in length. The sites constraints in
termsofsizeandconfigurationprevented,untilnow,thecreationofafullblownlayoutand,as
1
2
Bermuda Sun
bermuda-online.org
a result, the course is very short, tight and narrow with some of the smallest greens on the
island. Nevertheless, it possesses an ocean front location that results in spectacularly scenic
holeseveniftheyarenotoftopqualitygiventhetechnicaladvancesinthegameofgolf.
As part of the creation of a new vacation experience in the east end proposed now, the
developers will seek to combine stunning visuals with technical superiority to produce a
championship golf course that attracts new players and visitors, restores value and integrity,
hoststournaments,becomescompetitive,ismoredemandingandallowsformorelength.
In2000TheTownofSt.GeorgeanditsfortificationsweredesignatedaWorldHeritageSiteby
UNESCO.Thisdesignationcelebratesnotjustthemunicipalitybut,also,thefortsguardingit.
ThesefortsserveasareminderoftheformerpresenceoftheBritishArmyinBermudaandare
locatedclosetothetownoronnearbyislands.Threeforts,inparticular,areinproximityto,or
partof,theproposedhotel/residentialdevelopment:FortVictoria,FortAlbertandFortWilliam.
Againstthatbackground,theParkHyatt(St.Georges)ResortAct2008allowedforanenlarged
leaseareaforthegolfcourseandgrantedplanningpermissioninprinciplefor:
a hotel, condominium units, fractional units, golf course, staff housing and
infrastructurecomponent(sewagetreatmentandwaterdesalinationplant)the
developmentofthebeach,beachclub,tenniscourts,sundeck,reverseosmosis
plant, boat launching and docking facilities, restaurants, shops, spa, fitness
centre, infrastructure facilities and other facilities that are part of the resort
operation. 3
In addition, the Master Development Agreement (MDA) entered into by the Bermuda
Governmentandthedeveloperin2008furtherspecifiestheextentofdevelopmentexpectedat
thissite,thatis:100hotelkeysand140condominiums.
Park Hyatt (St. Georges) Resort Act 2008
Furthermore, the brand standards of Park Hyatt Resorts, the hotel management company
associated with this development, dictate the form of the projects design. Specifically, Park
Hyatt Resorts are highend, exclusive properties that require buildings to be separated and
freestandingandpreferablynotmorethanthreestoreyshigh.Topographyisimportanttoo,as
itallowstheselowrisebuildingstobestaggeredatdifferentlevelstocreateahillsidevillage
effectfavouredbyParkHyattResorts.
As such, the grant of planning permission in principle through the 2008 Act, the unit density
specified in the MDA and the brand standards of Park Hyatt Resorts form the basis for the
current application for final planning permission and are the relevant and pertinent
considerationstobetakenintoaccount.
3.
TheSite
ThedevelopmentsiteislocatedatthenorthernmostpointofBermudaonahilltopthatenables
360 views of the island and ocean. From a high point of 157 ft. OD, it slopes down to the
beachatsealevel.Thehotel/residentialportionofthepropertyis35.65acresinareaandmost
recently comprised a hotel operated by Club Med, while an 18 hole public golf course is on
89.16acresandwasinoperationuntil2008.Seedrawingno.A0.005.
Themainhotel/residentialdevelopmentareaisboundedbyCootPondRoadtothenorth,with
the western flank abutting the golf course, the southern side encompassing a swath of
Woodland Reserve adjacent to houses and institutions off Old Military Road and Grenadier
Lane,andtheeasternslopesoverlookingBarryRoadandtheocean.Accesstothesiteisgained
fromVictoriaRoad,viaSapperLaneorfromBarryRoad.
TwoofthefortsthatsupporttheTownofSt.GeorgesdesignationasaWorldHeritageSiteare
located within the hotel/residential portion of the development area Fort Victoria and Fort
Albert. A third fort is located just south of the project site Fort William and a fourth is
locatedjustnorthofthesiteFortSt.Catherine.Withintheboundariesoftheexpandedgolf
coursetheremaybeadditionalarchaeologicalremnants.
WhiletheintegrityofFortAlbertlargelyremains,FortVictoriahasbeensubjectedtonumerous
developmentpressuresovertheyearsthatresultedinalossofsignificantsectionsofthefort
structure not least of which is demolition of the Keep to make way for a disco many years
ago.
Other existing structures, in addition to the forts, are the three underground water storage
tanks,oneofwhichisopen.Theoldhotelbuildingwasdemolishedin2008,sothemainsiteis
mostlyvacantandinastateofsomedisarray.Thebeachhutwasremovedalso.
Outside the main hotel/residential area, the additional developments associated with this
proposalareagolfclubhousewithspatothewest,abeachclubtothenorthandautilitiesyard
tothesouth.StaffhousingisproposedoffsiteatapropertytobeaccessedfromOldMilitary
Road.
Under the Bermuda Plan 2008, zoning of the property is a mixture of Tourism, Recreation,
WoodlandReserve,CoastalReserve,OpenSpaceReserve,WaterResources,Residential2,Park,
HistoricPreservationAreaandNatureReserve.However,theinprincipleplanningpermission
grantedin2008bywayoftheParkHyattActprovidedforimprovementstobemadepursuant
to a tourism use of the site. With this approval in place, the site is treated as one zoned
Tourismfortheentirescopeofthedevelopment.
Intermsofgeology,Bermudaismadeupofsixlimestoneformationsthatcomprisehardened,
windblown sand dunes. In order of decreasing age, these are the Walsingham, Lower Town
Hill,UpperTownHill,Belmont,RockyBayandSouthamptonformations.Theformationsdiffer
fromeachotherintheamountofchemicalandphysicalalterationtheyhaveundergoneover
time,withtheolderformationsbeingmorecementedandtheyoungeronesresemblingloosely
consolidatedsand.
The development site is located at the north end of Bermuda, which is the Southampton
formation. In this formation the sand grains are loosely consolidated with many snailrich
protosols and includes shelly marine deposits. The material is good for building sand. The
Southampton formation overlays the Rocky Bay formation which comprises lightly cemented
sanddunes.
ItisnotanareainwhichcavesarefoundbuttheseformationsdocontaintheSt.GeorgesLens,
oneofBermudasfourmaingroundwaterlenses.
Thevegetationcoveronthehotel/residentialpartoftheprojectsitecompriseshardymaterial
suchasCasuarina,BayGrape,Pittosporum,ChineseFanPalms,Kumani,CanaryDatePalmsand
11
Oleander,amongothers.Itshouldbenotedthatsoilcoverisscantinplacesandgenerallyof
poorquality.
Although the prevailing winds in Bermuda are from the southwest, the project site is
particularlyexposedtowinterwindsfromthenorthandnortheast.
South of the hotel and residences, a band of Woodland Reserve separates the proposed
buildings from residential development, East End Primary School and a cemetery. The golf
courseistherecreationalusethatbordersthehotel/residentialareonitswestsideandFortSt.
Catherineisahistoricmonumentnorthofthesite,whiletheoceanistotheeast.
The buildings and uses surrounding the proposed staff accommodation are a mixture of
farmland(adairyfarm)tothenorth,eastandwest,andacommunitycentreandhousingtothe
south.
12
4.
DetailsoftheDevelopment
Compared with the concept drawings provided at the time of the Park Hyatt Acts passage
through the House, the hotel area to be utilised now is more compact but extends a little
westward;theresidentialcomponentsarerearrangedonthesite;thenewbeachclubismore
ambitious; a separate golf clubhouse with adjacent spa facility is included; and, tennis courts
aretobeconstructed.Thedeveloperconfirmsthatthegolfcourseredesign,fractionalunits
and golf villas are not being developed as part of the current project and final planning
permissionisnotsoughtforthematthistime.Seedrawingno.A1.100onthenextpagefor
detailsoftheproposedsitelayout.
Thehotelportionoftheproposeddevelopmentconsistsof122guestbays(100keys)ineight
twostoreybuildingspositionedonthenorthernslopesoftheleaseareafacingCootPondand
BarryRoads.Itisassumedthatafurther50condominiumsofthe122condominiums,villasand
residenceswillbemadeavailabletothehotelthroughthehotelrentalprogramme.Thehotel
reception,meetingstudiosandavarietyofbackofhousefunctionswillbelocatedonthree
levelsinFortVictoria.
In deference to the World Heritage Site designation, the construction of the back of house
elements at Fort Victoria takes place inside existing walls, with the uppermost floor (hotel
receptionlevel)tobeperchedontopoftheFort.Aspartoftheoverallphilosophyofadaptive
reuse,thenewconstructiondoesnotdisplaceexistinghistoricelements,ratheritsitswithin,
orontopof,themandinthatwayensuresthehistoricmonumentispreservedbutservinga
usefulfunctionalivinghistory.
The hotel accommodation is to be mostly in the form of king sized single bay rooms, with
somesuitesoftwoandthreebaysincludedtoallowformultiplebedrooms.Atotalof122guest
baysareneededtomakeupthis100keyhotel.
13
Hotel amenities include a new golf clubhouse, spa, fitness centre (including lap pool), beach
clubwithfinediningandapool,CampHyatt(childrensactivitycentre),twotenniscourtsand
access to the redesigned golf course. In addition, there are to be two swimming pools
betweenthehotelblocks.
Withrespecttotheresidentialdevelopment,thattakestheformof71condominiums,39villas
and 12 residences. The make up of the condominiums is: 11 onebedroom units, 48 two
bedroomunitsand12threebedroomunitsinfourthreestoreybuildings.Thebreakdownof
villas is: four onebedroom units, 24 twobedroom units and 11 threebedroom units. The
residences are fourbedroom units. All villas are two storeys in height set above parking
garagesandresidencesaretwostoreysinheightwithupperlevelgarages.
Table1:BreakdownofUnits
Guest
Dwelling
Dorm.
1bedrm
2bedrm
3bedrm
4bedrm
Units
Units
Rooms
100
Condos
71
11
48
12
Villas
39
24
11
Residences
12
12
Staff
22
69
20
Total
100
144
69
35
74
23
12
Hotel
(keys)
Residentialamenitiestobeofferedincludethegolfclubhouse,spa,fitnesscentre,aswimming
pool between the condominium units and access to the two tennis courts. St. Catherines
Beach will continue to be open to the public. Private amenity spaces will take the form of
outdoorroomsorcoveredpatios.
HousingforstaffistobeprovidedoffsiteatalocationbetweenRedcoatLaneNorthandOld
Military Road. The housing, in two blocks, comprises 22 apartments and 69 dormitory style
doubleoccupancyrooms.
15
Therewillbetwomainaccesspointstothehotel/residentialpartoftheproperty:viaVictoria
Road for the hotel entrance,condominiums, southernmost villas and golf clubhouse and spa;
and, directly from Barry Road for the residences and remaining villas. Internal roadways are
designedtoallowfireandemergencyfirstresponsevehiclestomanoeuvre.
Parkingforthoseunitseligibleforassessmentnumbersisacombinationofstreetsidespaces
andgarages.Assumingall122residentialunitssecureassessmentnumbers,residentandguest
parking for 153 cars and 122 cycles will need to be accommodated on the site. In addition,
parking for staff is required but can be accommodated at the staff housing site, with a hotel
shuttleservicelinkingthetwoproperties.Ifupto50condominiumorvillaunitsarereserved
forthehotelpool,alessernumberofcarswillneedtobeaccommodated.
In terms of infrastructure, provision must be made for potable water supply and storage,
sewage treatment and disposal, storm water control and disposal, power supply, backup
generators and heating/cooling systems. As such, a utilities yard is identified on site to
accommodatethephysicalplant.Theanticipatedloadsthatresultfromthisdevelopmentare
showninTable2:SummaryofUtilityRequirements.
It is anticipated that construction of the hotel and residences, using traditional building
methods,willtakeplaceoveraperiodoffouryears.GroundbreakingfortheParkHyattHotel
andallresortamenitiesandinfrastructure,includingthesewagetreatmentand
16
Table2:SummaryofUtilityRequirements
SummaryofUtilityRequirements
Mechanical
Building
Spa
Fitness
B.O.H.
HouseKeeping
Engineering(Utilities)
EmployeeFacility
Beach/Pier
BeachClub
CampHyatt
MainHouseArrivals
Restaurant/Lounge
MeetingFacility
AdminOffices
Guest/HotelBays
GolfClub
TennisCourtBldg.
Condominiums
Villas
Residences
FutureDevelopment1
FutureDevelopment2
GolfCartGarage
GolfCourseIrrigation
Road&PathLighting
GrandTotalMainSite
StaffHousing
Electrical
A/C(Tons) Power(kW)
35
57
27
143
187
67
20
513
160
37
42
41
9
54
141
46
720
51
24
99
432
16
26
14
227
619
438
179
149
438
31
81
616
4505
171
Plumbing(Gal/Day)
Water
(Total)
Sewage
296
296
4879
2479
0
0
3000
3000
435
435
390
390
0
0
4534
2134
101
101
0
0
1170
1170
0
636
636
20200
20200
1022
1022
0
0
15857
15857
8900
8900
4143
4143
3086
3086
6914
6914
250000
325563
70763
17071
17071
17
reverse osmosis facilities, and the staff housing development, will commence in the fourth
quarterof2011.Constructionofallhotelcondominiumandvillaunitsthathavebeensoldby
thatdatewillcommenceatthattimealso.
Thereafter,saleswillcontinueonthehotelcondominiumandvillaunits,withbuildingsbeing
constructedaccordingtosalespace;itisanticipatedthatthefinalhotelcondominiumbuilding
will commence construction roughly 18 months following the date on which construction
activitiescommence,andthefinalvillabuildingwillcommenceconstructionroughly36months
followingthedateonwhichconstructionactivitiesbegin.
Inaddition,the12estatehomeswillnotbereleasedtothemarketuntil15monthsfollowing
the beginning of construction. Thereafter, they will be constructed as they are sold, with
construction on the final unit estimated to begin 27 months following the date on which
constructionactivitiesbegin.
Considerableregradingofthetopographyisanticipatedforthehotel/residentialdevelopment
anditsassociatedfacilities.
ALTERNATIVES
There are a limited number of properties available for a large scale mixed hotel/residential
development. Accommodation of the horizontal development style of Park Hyatt Resorts
requires large plots of land. Sites of 25 acres are not unusual for a Park Hyatt Resort and, in
climates that are not tropical yearround, golf courses take on an important role in the
positioningofthebrand.Withagolfcourseassociation,comesotherhighendaccommodation
suchasneighbouringvillastosupporttheofferedactivities.
InBermuda,theformerClubMedsiteistheonlylargetourismpropertyalreadypossessinga
golf course association, as well as having a beachfront location. Other sites are not large
enoughorrequirethatagolfcoursebecreated.
18
St. Georges, in particular, has been without an anchor hotel for many years. A resort and
residentialdevelopmentofthetypeproposedisconsideredcrucialtotherevitalizationofthe
Town, lacking, as it does, a consistent dedicated cruise ship. A do nothing option, whilst
obviouslyexisting,isprobablyimpracticalatbestandilladvisedatworst.
19
5.
PotentialEnvironmentalImpactsAssessmentandMitigation
Thepotentialenvironmentalimpactsthatcouldariseasaresultoftheproposeddevelopment
are assessed below in terms of whether they are positive or negative, direct or indirect and
slight,moderateorveryhigh.Wheretheimpactisconsideredneutralitissostated.
Thisreportfocusesontheeffectsonthefloraandfauna,land,coastalwaters,groundwater,
wastewaterandwaste,historicheritage,roadsandtraffic,andvisualquality.
5.1
FloraandFauna
ThelandscapeandvegetationwasassessedbyMalcolmGriffiths,F.Inst.Hort.inJuly2010.His
fullreport,whichassessesthesite,existingfloraandlandscape,andmakesrecommendations
regarding future landscaping, is attached at Appendix A. A summary of findings is outlined
belowalongwithanassessmentofthefauna.
EXISTINGENVIRONMENT
Thesiteisonethatisexposedonallsides.Winterwindsandsaltladenwindsthroughoutthe
yearcausedamagetothefloraand,asaresult,hardylittoralmaterialiswhatdoeswellhere.
Several areas of the site seem to have been planted with windbreaks of Casuarina, many of
whichareinneedofattention.
Thesoilisscantismostareas,withrootzonesfoundonthesurfaceofthesoilorexposedin
rockyoutcropsorrockcuts.Previousplantingsappeartohavebeenplacedinplantingholesof
insufficient size to allow root growth to develop. Thus many plants have not reached their
potentialandothersareinastateofdecline.Judgingbythevegetation,thesoilthatdoesexist
ispoorandlacksnutrients.
Existing flora, which can generally be described as poorly maintained, poorly developed or
poorly located, comprises: Casuarina, Baygrape, Japanese Pittosporum, Chinese Fan Palm,
20
Kumani,CanaryDatePalm,WashingtonPalm,Franjipani,BermudaPalmetto,Coconut,Norfolk
Island Pine, Bermuda Cedar, Oleandar, Hibiscus, Pride of India, Moreton Bay Rubber, Jumbie
Bean and Cow Cane. The lawn areas are planted with common St. Augustine, zoysia and
Bermudagrassmixedwithweeds.
ThecoastalzonecanprovideahabitatforLongtailsorWhitetailedTropicbirds,HermitLand
Crabs,Skinks,BuckeyeButterflyandtheEasternBluebird.However,theonlyoneofthese
endemicandnativespeciesobservedontheprojectsiteinAugustwastheBuckeyeButterfly.It
shouldbenoted,though,thatsummeristhequietseasoncertainlyintermsofthevarietyof
birdspecies.ResidentbirdsliketheEasternBluebirdarebusybreeding,perhapsontheir
secondorthirdbrood,whilethevisitingLongtailsareusuallyevidentalongthecoastearlierin
thesummerseason.
Birdsseeninthevicinity,althoughnotontheprojectsite,overtheyear2009/2010include:the
EasternTowhee,YellowbilledCuckoo,TreeSwallow,SemipalmatedSandpiper,CliffSwallow,
RedKnot,CeruleanWarblerandChippingSparrow. 4 Thesewouldbeinadditiontothe
commonlysightedKiskadeeandSparrow.Onebluebirdboxwasobservedonthepropertybut
bluebirdswerenotseen.
IMPACTONFLORAANDFAUNA
Theimpactofthedevelopmentonthefloraandfaunaispotentiallydirect,negativeandvery
high;however,mitigatingmeasurescanoffsetthelossofvegetationandhabitattoproducea
positiveresult.
There will be a major regrading of the property to accommodate the hotel, residences and
associated facilities. (Some of this has taken place already with the demolition of the old
buildings.)Asaresult,muchoftheremainingexistingvegetationonthemainhotel/residential
areaislikelytoberemovedfromthesiteandwithitsomeareashavinghabitatvaluewillbe
lost.
4
Bermuda Audubon Society, Bird Reports 2010 and 2009
21

Implementingthenewcomprehensivelandscapingschemeproposedbythedeveloperandthe
landscape architect, Site Concepts International, should correct theerrors of the former Club
Meds landscaping programme and be a distinct improvement on this site. As it stands, the
quality and quantity of plant material around the site is not of a high standard nor is there
much diversity of species. Keeping the band of Woodland Reserve on the south side of the
propertyensureshabitatvalueisretainedforthissite.However,andasnotedabove,onlythe
BuckeyeButterflywasobservedontheproperty.
MITIGATINGADVERSEIMPACTS
Althoughmostofthevegetationisnotconsideredtobeofhighquality,itissuggestedthatthe
Washington Palm, Coconut and Moreton Bay Rubber trees as well as some groupings of
JapanesePittosporumberetainedinsitu.Inaddition,thereareanumberofotherspecimen
trees that are very capable of being transplanted (and may benefit from proper care in the
interim).Inthatway,whilemuchofexistingplantmaterialmaybelost,thevaluetotheproject
ofthatwhichistobelostisnotveryhigh.(Unfortunately,unauthorisedremovaloftreesfrom
thesitehasreducedthescopeofthatwhichcanberetainedforfutureuse.)
The challenges presented by the sites setting rocky hillside topography and poor soil
conditions offers the opportunity to create afresh a properly executed landscape scheme
leaningtowardsnativeandendemicspeciesandotherappropriatenonnatives.
Withrespecttothelossofhabitatforfauna,theBuckeyeButterflyisacommonendemicthatis
notknowntobeonthedecline.Itcanbefoundislandwideandtherearenomeasuresinplace
fortheconservationofthisspecies.
With the recommendations outlined below, the overall impact is one that it considered
moderate;thatis,thehabitatlossisnegativewhiletheproposedlandscapeimprovementsare
highlypositive.
22
RECOMMENDATIONS
To ensure a suitable supply of plant material for the development, it is recommended that a
plantnurserybeestablishedtogrowmaterialandatreefarmbedevelopedasaholdingarea
for the more mature specimens that can be retained and transplanted for use in the new
landscape.Inaddition,asodnurserywillbenecessary.
Growingasupplyofhardyspeciesthatwillactasfoundationmaterialthroughoutthesiteisa
necessity. This includes but is not limited to: Japanese Pittosporum, Tree Pittosporum,
Baygrape,BlackEbony,WestIndianAlmond,WhiteCedar,Buttonwood,Sago,CocoPlumand
Tamarix.SucculentsappropriateforreliefplantingincludeAgave,AloeandEuphorbia.
Although soil cover is thin, that soil which remains should be stockpiled and mixed with
amendmentstoformulatethequantityandqualityrequired.(Asoilamendmentisanymaterial
addedtoasoiltoimproveitsphysicalproperties,suchaswaterretention,permeability,water
infiltration, drainage, aeration and structure. The goal is to provide a better environment for
roots.)
Also, a good understanding of weather patterns will assist in determining appropriate plant
locationsforspecies.Thisisimportantaswindbreaksandshelterbeltsshouldbeanintegral
partofthelandscapedesignconcepttoprotectthemoresensitivespecies.
With respect to the fauna, residents can be encouraged to have butterfly gardens; and,
additionalbluebirdboxescanbeerectedonceconstructionhasfinished.Thesouthernsection
of the site is potentially less populated and more protected and, until subsequent phases of
developmentproceed,couldbealocationwherebluebirdsareencouraged.
Adherencetotherecommendedactionswillmitigatetheadverseimpactonfloraandfaunaon
thissite.
23
OPTIONS: Skilled landscape labour is a priority for this development for the landscape to be
maintainedatahighlevel.Consideraninhousetrainingscheme,withtheplantnursery,tree
farmandsodnurserybeingpartofthedevelopmentprogramme.Inthatway,inhousestaff
growswiththedevelopmentandthereisasmoothtransitiontothefinishedproduct.
Also, consideration ought to be given to implementing a woodland management scheme for

theWoodlandReserveareatoberetained.
5.2
Land
EXISTINGENVIRONMENT
The site will require considerable changes in its topography to accommodate the
hotel/residential development. Previous construction and subsequent demolition has
disturbedasignificantportionoftheupperslopesofthedevelopmentareaalready.
The proposed design seeks to work with the contours of the property by, for example,
arrangingbuiltformsonthesitesothatdwellingunitsbecomeretainingstructures.Largerbuilt
formsaretobesteppedandstaggeredtosuittheexistingtopography.
IMPACTONLAND
The impact on land of the proposed development is direct and somewhat negative for those
parts of the site not previously used for development. Otherwise, for those areas subject to
constructioninthepast,theimpactisneutral.
Anyfuturedevelopmentonthisproperty,longtargetedasatourismsiteinitsentirety,would
involvearecontouringoftheproperty.Inthiscase,apreliminaryassessmentoftheareasof
excavation and fill shows that there is fairly even balance between the material likely to be
excavatedandthematerialneededforfill.(Refertodrawingno.C3.002SiteExcavationPlan.)
Theestimatedamountofexcavatedmaterialis86,602cu.yds.andtheestimateoffillrequired
24
is 66,849 cu.yds. for an unused excess of only 19,753 cu.yds. Much of the material will be
retainedandreusedonsiteandexcesswillbeusedforthelatergolfcourseredesign.
In preparation for construction, it will be necessary to identify areas of the site where
excavatedmaterialcanbestoreduntilitisrequired.Thiswillhavethebenefitofreducingthe
amountofheavytrucksontheroadsofSt.Georgesduringthebuildingperiod.
Excessmaterialnotrequiredforthehotel/residentialareacanbeheldbackforthegolfcourse
redesign.
5.3
CoastalWaters
ThecoastalmarineenvironmentwasassessedbyThaddeusMurdoch,PhD.Hisreportreviews
the geography of the area around the waterfront and beach and details the results of an
environmental assessment into the distribution, characteristics and status of the marine and
shorelineenvironmentslikelytobeaffectedbytheuseorreplacementoftheTdock,aswellas
theenvironmentalissuesrelatedtothepositioningofabeachclub.Thefullreportcanbefound
inAppendixB.Asummaryoffindingsisoutlinedbelow.
EXISTINGENVIRONMENT
The beach and shoreline face in an easterly direction and are backed by a large hill to the
southwest and a lower hill to the west. To the east of the shoreline is a shallow shelf of
seagrass, scattered patch reefs and a barrier reef which separates the shelf from the open
ocean.A200ftwideshippingchannelislocatedjusteastofthebarrierreef,andisdredgedtoa
depthof3040ftbelowsealevel.
Thesitewasfirstvisitedon11July2010whentheconditionofthedockandthesurrounding
shoreline was visually assessed and reference photographs taken. The habitat and fish
assessmenttookplaceon12August2010.Thiswasdonebycharacterisingthehabitatslocated
underfourtransectsparalleltothecoastline,eachmeasuring50minlengthanddistancedat
25
50mintervalsfromthecoast.Eachquadrat(orareaofstudy)ofeachtransectwasassessedfor
densityorpercentcoverofthefollowing:
seagrassbyspecies,
seagrassgrazing,
macroalgaebygenus,
coralsbyspecies,and,
mobileorsessileinvertebratesbyfunctionalgroup.
Whilethebenthicassessmentwasbeingdone,athirdresearchersurveyedtheabundanceand
distributionoffishbyspeciesthroughoutthepotentialimpactarea,whileonsnorkel.
Theassessmentrevealsamarinehabitatsurroundingthedockthatcanbedividedintothree
habitattypes:
a. arockyfringingreef65ftwide,
b. asandyzonethatis75ftwide,and,
c. aseagrassmeadowthatis375ftwideandcomprisesthreeseagrassspecies.
Figure1.Ahighresolutionaerialphotographofthemarinehabitataroundthedock,showing
26
the position of the rocky subtidal fringing reef, the sandy zone, and the mixed
seagrassbed.2003BermudaGovernment(http://www.bermudamaps.bm)
The assessment shows the seagrass meadow, on its ocean side, to be dominated by Turtle
Grass (Thalassia testudinum), with a lower abundance of Manatee Grass (Syringodium
filiforme). Here the seagrass is moderately dense and measures 7cm in blade height on
average, with parrotfish grazing marks apparent on seagrass blades. Calcareous and fleshy
macroalgaewererare,aswerelargemobileinvertebratessuchasechinodermsorconchs.On
the shoreline side of the meadow, the seagrasses comprised Turtle Grass (Thalassia
testudinum), Manatee Grass (Syringodium filiforme) and Shoal Grass (Halodule wrighti) in
coverage that varied from absent to dense, with some quadrats exhibiting long blades of all
three species. Again, calcareous and fleshy macroalgae were rare, as were large mobile
invertebratessuchasechinodermsorconchs.
The sandy zone, located between the rocky zone fringing the shoreline and the seagrass
meadow further out, is characterised by very low fish abundance and little to indicate the
presence of animals living in the sand. Old glass bottles, broken pottery and shells were
scatteredacrossthearea.
Therockyzoneischaracterisedbyloosebouldersandflatrockcoveredinthethicklayerofturf
algaeandsparsemacroalgae.Outof50quadratslocatedoverthe50mlengthofthattransect,
only two contained corals. In both instances, each quadrat contained a single small (<5cm
diameter) Siderastrea radians coral. As with the other transects, calcareous and fleshy
macroalgaewererare,aswerelargemobileinvertebratessuchasechinodermsorconchs.Two
lobsterswereobserved,aswasoneseaurchin,andonealgaegrazingcrab.
Juvenile fish are abundant within the rocky zone and in the seagrass meadow. Dominant
speciesincludetheplanteatingDoctorfish,invertebrateeatingfishsuchasSlipperyDick,Blue
StripedGruntandFrenchGruntandtheplantivorousTomtateGrunt.Alsoofnotewasalarge
school of Rainbow Parrotfish, a protected species, which consumes both algae and some
27
speciesofhardcoral,andmaybeonereasonwhycoralcoverandabundanceissolowinthe
areasurroundingthedock.
The Tshaped dock protrudes out into the sandy zone of the coastal ecosystem, while a
boardwalkandrecreational/amenityplatformintheshorelinesrockyzonejoinsthedockto
thebeach.Bothareconstructedofcementcoveringferrousmetalinternalsupports.Inboth
cases,themetalisheavilycorrodedandrupturingthroughthecement,whichiscoveredina
networkofcracksandfissures.
Withrespecttotheproposedbeachclubfacility,itistobelocatedinanareathatisatended
golfcourselawnwithlowbiodiversity.Seasidemorningglory,anativespecies,isfoundinone
smallareaoftheproposedfootprint.
An assessment of its height above sea level shows the proposed beach club facility to be
locatedonlandthatispartiallybelowthe15ft.contourand,assuch,atrisktostormflooding
from large Category 3 hurricanes with winds from the East or Southeast which may occur
every50100years.Winterstormsalsoreachhurricaneforce,occurmorefrequently,andmay
alsoinduceinlandflooding.
IMPACTONCOASTALWATERS
DockThepotentialimpactonthemarineenvironmentofawatertaxiserviceoperatedfrom
theTdockisdirectandneutral.Theseabedaroundthedockandoutto100ftdistanceisonly
5ft to 7ft depth at mean lower low water (i.e. extreme low tide). Care will be needed to
prevent the currents generated by the boats propeller during passage and docking actions
from eroding the neighbouring seagrass meadow. As the 75ft wide band of sand is naturally
presentundertheloadingareaofthedock,however,thisshouldlessenboatwasheffectson
themoredistantseagrass.
Therockysubtidalareaisevenshallower,at05ftdepth.Thiszone,however,hasexceptionally
low hard or soft coral cover, and is very highly dominated by low turf algae. This algae is
28
naturallyresilienttobothwaveactionandpropellergeneratedcurrentsand,therefore,isnot
likelytobenegativelyimpactedbytheproposedwatertaxiservice.
It should be noted the dock and boardwalk appear structurally unsound and further
investigationmayberequirediftheproposedrefurbishmentprovesinsufficient.
Turtleswerenotobservedoneithervisittothesiteandneitherdivernorsnorkellersawsigns
ofturtleswhenunderwateron12August12.Thegrazingscarsonseagrassesdidnotappearto
becreatedbyturtles.
Withtheuseofalowdraftboatforthewatertaxiserviceandbyprohibitingtheuseofjetskis
and other motorised watercraft (the hotel will not have such craft available for rent), the
impact on seagrass beds can be further mitigated. Additionally, any turtles in the vicinity will
benefitfromtheimplementationofsuchcontrols.Itshouldbenoted,however,thattraditional
raftupsthatoccuronweekendsandholidaysarelikelytocontinuetohaveanimpactonthe
seabedthatthedeveloperisunabletocontrol.
BeachClubThepotentialimpactonthecoastalenvironmentisdirectandpositive.Thebeach
clubwillbepositionedfurtherbackfromthebeachedgeandnotonthebeachasbefore.
Dock A new dock at this location is unlikely to have an adverse impact on the marine
environmentprovidedthelandingstagecontinuestobesitedinthesandyzonebetweenthe
rocky subtidal area and the mixed seagrass meadow.(A dock that sits higher in the water is
preferabletoo,aschoppyseasresultintheconsiderableseasprayonthedockatitscurrent
elevation.) A "preferred channel"that takes the ferryboat/water taxi towards the beach and
aroundtheseagrassmeadowwouldfurtherassistinminimizinganyimpactfromtheforceof
theboatpropeller.
29
Similarly,areplacementboardwalkintherockyzoneisunlikelytohaveanadverseimpacton
the marine environment given the lack of coral and infrequent occurrence of calcareous and
fleshymacroalgaeandlargemobileinvertebratessuchasechinodermsorconchs.
Onbalance,replacementofthedockandboardwalkwillresultinanimpactthatisunchanged
from the current situation. The water taxis will not have a negative impact on the seagrass
meadowandtherockyzonealgaeareresistanttotheeffectsofbackwash.
BeachClubThebeachclubshouldhaveagroundfloorlevelofnotlessthan15ftaboveODto
avoid flooding ina 50100 year storm event. An assessment of its currently proposed height
above sea level is necessary. Loss of a small area of seaside morning glory is insufficient to
warrant relocation of the building given the overall lack of biodiversity in the buildings
footprint.
This assessment shows that proper positioning of new structures will not result in adverse
impactsonthecoastalwaters.
5.4
GroundWater,WasteWaterandSewageWaste
EXISTINGENVIRONMENT
Withtheprevioushoteldemolishedandthesiteunusedatpresent,thereisnoneedforwater
orsewagetobedealtwithatthesite.ThesitesitsjustnortheastoftheSt.GeorgesLensand,
assuch,attentionmustbepaidtostormwaterandwastetreatmentcontrolanddisposal.
The site has three existing water tanks, with the principalone beneath Fort Victoria having a
storagecapacityof1.8milliongallonsforpotablewater.Asecondnavalwatertanksouthwest
of the fort provides a supply of water to St. Georges, while a third, open naval water tank
southeastofthefortsuppliesbrackishwaterforflushing.
30
Presently, there are no established protocols for storm water capture and disposal or for
sewage treatment and disposal, and the existing southern water tanks appear to supply
householdsoffproperty,althoughthisisunconfirmed.
The new hotel/residential development (along with the reopened and redesigned golf
course),willrequireacomprehensivesolutionthataddressestheissueofwatersupply,sewage
treatmentandstormwaterdisposalwithoutdetrimentalimpactonthelens.
IMPACTONWATER
Improper extraction of water and/or improper disposal of storm water and sewage could
potentiallyunderminethegroundwaterlenssrechargecapacityand/orcontaminatethelens
and,inthatway,thedevelopmentcouldhaveanimpactthatisdirect,negativeandveryhigh.
However, solutions exist to ensure the supply and disposal of water and sewage has no
detrimentalimpactonthelens.
Details of storm water control and disposal, sewage treatment and effluent disposal and
extractionanddischargeareshownonsheetsC2.001003,C2.101104andC2.201203.
Potable Water: In terms of potable water supply, each residential building, the staff housing
and the hotel blocks will have its own water tank supplied, in the first instance, from roof
catchments. The existing 1.8 million gallon tank will be used to top up the individual water
tanks and supplement the golf course sprinkler system as well as the staff housing water
supply.Areverseosmosisplant(ROplant)willbeinstalledtotopupthe1.8milliongallontank
asnecessary.TheROplantissizedtoproduce250,000gallonsperdayandisexpandableto
500,000gallonsperdayusingthesamefootprint.
AllextractionwellsrelatedtotheROplant,aswellasthoseassociatedwiththeHVACsystem,
mustbelocatedsoastoensureextractionofbrackishorsaltwater.Inthiscase,theselected
31
location is adjacent to the first residential dwelling at the junction of Barry Road and the
northernresidentialentrance.
ThetwootherexistingtankssouthofFortVictoriawillbedecommissionedbytheMinistryof
Works & Engineering in due course and do not form part of water supply solutions for this
project.Followingdecommissioning,theywillbefilledinastheylieunderthehotelsaccess
road.
SewageWaste:Withrespecttothewastegeneratedbythehotel/residentialdevelopmentand
the staff housing, sewage will be treated on site. Sewage generated by the hotel/residential
partoftheprojectwillflowdownhilltotwoundergroundpumpingstationsthat,inturn,will
pump sewage over the hill to the main sewage treatment plant located in the utilities yard.
Sewage generated by the staff housing will be held in an underground holding tank and
pumpedbacktotheutilitiesyard.Itisexpectedthattheplantwillprovidetertiarytreatment.
Thesewagetreatmentplantissizedtoprocess125,000gallonsperday,withanexpectedload
calculatedat70,763gallonsperdayforthemainsiteand17,071gallonsperdayforthestaff
housing.Thegraywatereffluentwillberetainedforgolfcourseirrigationandstoredinawater
tank in the utility yard. (This tank can be topped up by the RO plant too.) The sludge will be
dewatered, caked and stored in the dewatering area pending disposal at the Tynes Bay
incinerator.
BoththesewagetreatmentandROplants,alongwithallotherengineeringandphysicalplant
equipment,willbelocatedintheutilitiesyard,offOldMilitaryRoad.Thispreferredlocationis
in proximity to the main development site and easily accessible from the public road. Whilst
bothplantsarenecessarycomponentsoftheprojectsenvironmentalmitigationefforts,they
canpresentissueswithrespecttonoiseandodour.
For the RO plant, noise control is achieved in several ways. The plant can be designed to be
placed in a concrete structure and high pressure pumps selected to run at low RPMs, which
32
minimisesthenoisefrompulsation.Wherenecessary,noiseattenuationpanelscanbeadded
tothewallstofurtherreducethesound.
Forthesewagetreatmentplant,noisecontrolisachieved,first,throughtheanticipateduseof
Rietschle Thomas doublestage side channel compressors, which are specifically selected for
theirhighefficiencyandlownoiselevel.Second,thewastewaterequipmentcanbeplacealong
the side of the concrete process tanks, so the tanks serve as a solid sound barrier. Third,
additionalnoisebarrierscanbeplacedaroundtheequipmentareaorthecontrolroomcanbe
positionedtoserveasabarrieralso.
Finalorientationofplantequipmenttominimisetheimpactofnoisewillbeaddressedatthe
constructiondocumentsstage.
Withrespecttoodour,aseawaterROplant,asitanticipatedinthiscase,willhavesignificant
hydrogen sulphide in its water. Odour is controlled through degasification with an odour
controlsystem.
Forthesewagetreatmentplant,odourscanresultfrom:noxiousgasreleasefromrawsewage,
fouledeffluentandsepticbiologyduetoprocessupsetsandsludgehandlingodours.Inthefirst
instance, use of a membrane bioreactor (MBR), as is anticipated with this project, is the
preferredoptionwhenodoursmaybeaconsideration.Again,theprimarysourceofodoursis
hydrogensulphide.
Theissueofodourscanbeaddressedasoutlinedbelow.
o A fully enclosed screening system will minimise the release of odours as raw sewage
enterstheplant,
o AhighraterecyclefromtheMBRtotheinfluentequalisationtankallowsrawsewageto
be immediately mixed with aerated mixed liquor (a combination of waste water and
biologicalmass),whichactsasabiofilterforhydrogensulphide.
33
o Use of the MBR system will ensure a reduction in biological upsets compared with a
conventionalsewagetreatmentplant.Becausetheneedforsedimentationiseliminated
bythemembranesystem,thebiologicalprocessismuchmoreresistanttoupsetsdueto
fluctuating influent flows compared with conventional plants. In addition, the
membrane is tight enough to prevent bacterial level particles from leaving the plant,
greatlyreducingthepotentialoffoulingtheeffluent.Also,becauseaquiescentsettling
tankisnotneeded,theprocesscanremainaerobic,furtherlimitingtheriskofodours
fromfermentation.
o Finally, the proposed sewage treatment solution will be designed with aerated sludge
holding to keep this waste material from going septic and, if liquid hauling is not
available,acontainedsludgebaggingsystemcanbeprovided.Therapiddewateringand
containmentofthesludgeinfilterbagsgreatlyreducesthepotentialforodours.
Alternativesitessuggestedforthelocationoftheutilitiesyardinclude:
1. the former golf course maintenance area, which is unsuited for the proposed utilities
yardduetoitsdistancefromboththemainsiteandthestaffhousingsite,
2. a location north of the military cemetery, which involves considerable excavation and
additionaldestructionofwoodlandreservemakingitunsuitable,and,
3. theformerstaffquartersarea,whichisthelocationoffuturefractionalunitsmakingit
unavailableforuseasautilitiesyard.
Waste(Storm)Water:Withrespecttostormwaterandexcessunusedgraywatereffluentfrom
the treatment plant, these fluids will be collected and disposed of via boreholes. The storm
watersolutionincludesasettlingpitwithbafflesandthereareeightlocatedacrossthemain
site.
Overall, the proposal utilises roof catchments plus backup supplies of central water storage
and an RO plant to ensure the provision of potable water without extraction from the St.
34
Georges lens. Proper positioning of extraction and discharge wells will result, also, in no
adverseimpactsonthegroundwaterlens.
RECOMMENDATIONS: Certificates of Water Right and Permits for a Controlled Plant are
requiredforboreholesandextractionwells,aswellasthesewagetreatmentfacilitiesandRO
plant, and should be obtained by working in collaboration with the Government
Hydrogeologist, the Water Authority and the Environmental Authority. These should be
obtained prior to the submission of a building permit application and included as part of the
buildingpermitapplicationpackage.
OPTIONS
Additional waste water recycling opportunities exist if oil interceptors are adequate to allow
stormwatertobecollectedandreusedforirrigation.Additionally,preliminarydiscussionswith
the Environmental Authority suggest that some extraction from the St. Georges lens may be
possiblesubjecttofurtherinvestigationofnecessaryabstractionrates.Thepurposewouldbe
tobalancewateraddedtothelensfromirrigationofthegolfcourse.
35
5.5
HistoricHeritage
AnassessmentofthesitewasundertakenbyEdwardHarris,MBE,JP,PhD,FSAinaccordance
with the Department of Plannings criteria for archaeological assessments impact on
resources,siteintegrity,presenceofmaterials,researchvalue,rarityandpublicvalueandthe
fullreportisattachedatAppendixC.Asummaryoffindingsisoutlinedbelow.
EXISTINGENVIRONMENT
WhileitmaycontainsomeoftheearliestarchaeologicalremainsinBermuda,stemmingfrom
thewreckoftheSeaVenturein1609,theParkHyattsitelargelycomprisesmilitarymaterial.
This site was considerably altered during the construction of a hotel and a golf course in the
1960sanditmustbeassumedthatthatworkhasreducedordestroyedtheresearchandpublic
valueofsomeofthearchaeologicalresourcesofthesite.Thesitewasfurtherdisturbedduring
the2008demolitionofthehotelbuilding.
FortsVictoriaandAlbert,locatedwithinthehotel/residentialdevelopmentarea,aswellasFort
William (Western Redoubt), located just outside, are historic monuments and present major
evidence of archaeological materials above ground at the site. The forts date from the
beginningofconstructioninthe1820suntilthecompletionofthelast,FortWilliam,inthelate
1850s.TheyareallconstructedoflocalBermudastoneofthesoftvarietypreviouslyusedfor
housebuilding,buthavedetailsintheolder,hardlimestone,probablyquarriedandworkedat
theDockyard.ThesitewasusedbytheAmericanForcesforgunemplacementsfrom1941to
1945,butmuchoftheevidenceofthatmilitaryusagehasbeendestroyed,someofthelastin
theearly1980s.
Thesitemayinclude,also,remnantsofthegovernmentgunpowdermagazine(WarwickCastle)
ofthe1700s,aswellasevidenceofthearrivalandstayofthepassengersandcrewoftheSea
Venture,16091610,especiallyintheareabetweenFortsVictoria/AlbertandSt.Catherine.
36
Fig. 2: The Town Redoubts of the early 1800s were located north and west of St. Georges.
FORT VICTORIA: The finest fort of its period on St. Georges Island in the 1840s, Fort Victoria
wasconsideredtobethestronghold,orcitadelofthedefenceofthat islandandthereforeof
Bermudaasa whole.Originally,ithadacentralKeeporbarracks,surroundedbyaditchand
wasaccessedby4drawbridges,almostattheprincipalpointsofthecompass.
The fort survived renovations in the 1890s and in 1941, but the Keep was demolished in the
early1960sto makewayforaswimmingpoolandnightclubforanew hotel.Thelatterwere
subsequently demolished as part of the Park Hyatt project, leaving a large central hole, the
sides of which were the outer walls of the ditch surrounding the Keep. Additional elements,
severely altered in the 1960s or as a result of the hotels demolition, include the 1905
magazinesandthesurvivingremnantsoftheCounterscarpGallery.
37
TheSouthRavelinhaslargelysurvivedintomoderntimes,althoughthebuildingwithinit(likely
alateraddition)appearstohavebeenmodifiedinthehotelworkofthe1960s.The
Figure3:FortVictoriainthe1970swithSouthRavelininthelowerleft.
rampartremainsquiteintactalso.
FORTALBERT:Themostintactofthethreeforts,FortAlberthaslargelyonlysufferedfromthe
effectsoftheBermudaclimate.Thegalleriesappeartohavesurvived,althoughthecollapseof
theescarpofthefortatitseasternsalientpresentlyobscurestheareawithrubbleandtrees.
The four gun emplacements, modified for Rifled Muzzle Loaders in the 1880s, have survived
relativelyintact,also.
A certain amount of restoration of the Mess building in the parade of Fort Albert was
undertakenbyClubMedinthe1980s.ThefloorsoftheKeepareYorkStoneorconcrete,which
arecarriedoncastironjoists,allofwhicharemuchdecayedandmayhavetoberemoved.The
counterscarpgalleriesareinexcellentcondition.
FORTWILLIAM:Thisfortislargelyintact,withtheexceptionofitsroofandtheplacementofa
powdermagazineinitsditch.Itformsamarginalpartoffutureplansforthegolfcoursere
designastheteeboxforthe18thholewillbelocatedatitsbase.
38

AllofthefortificationsontheParkHyattsiteareincludedinBermudasWorldHeritageSite
designation assigned in 2000 by UNESCO. Thus, some features of the Park Hyatt site are
deemedofinternationalheritagevalue.
IMPACTONHISTORICHERITAGE
TheimpactofthismajordevelopmentonthearchaeologicalheritageofBermudaispotentially
direct,negativeandslightwithrespecttotheforts.Theimpactispotentiallynegativeandhigh
withrespecttothearchaeologicalremnants.However,aswithanysiteinvolvingexcavationof
historicallysensitiveland,strictstepscanbeputinplacetoamelioratethepotentialdamageof
earthmovingequipment.
The Park Hyatt development will break ground in areas not affected by construction in the
1960sandwillfurtherdisturbareaswherepastdemolitionactivitiesoccurred.Therefore,there
isgreatpotentialforarchaeologicalremnantstobeinadvertentlydisturbedordestroyedduring
constructionactivities;hencethepotentialimpactisassessedashigh.
Throughoutthehotel/residentialportionofthepropertytherearelikelytobearchaeological
remainsofstructuresthatdonotappearinarchivalrecords.Inaddition,theremainsofForts
Victoria,AlbertandWilliamaresubstantialandmostworthyofpreservation.Withrespectto
thoseforts,however,thedesignstrategyminimisesunduechangebysitingfacilitieswithinor
ontopofthefortifications.
Theimpactofthedevelopmentcanbemitigatedby:
a) ensuring archaeological monitoring is implemented for all the grounds of the
development,especiallyduringtheearthmovingportionsoftheproject;
b) ensuringcontractorsaremadeawarethatarchaeologicalremainsmaybediscoveredin
theirworks;
c) implementing a system of notification to the World Heritage Officer in Planning
39
Departmentintheeventofadiscovery;
d) undertakinganarchaeologicalrecordingofhistoricfeaturesintendedorrecommended
fordemolitionpriortoanyfurtherwork;and,
e) utilisingadesignconceptthatminimisesdisturbanceofthesurvivingmilitaryremains.
Inanyevent,thisdeveloperhaspastexperienceinuncoveringhistoricalartefactsduringahotel
excavation. That case was handled by stopping construction, cataloguing all artefacts and
ensuringtheirsafekeepingwiththeappropriatebody.
RECOMMENDATIONS
ForFortVictoriainparticular,asystemshouldbeputinplacefortheongoingrecordingofthe
siteanditsfeaturesaswork,especiallydemolition,proceedsonthefinalremovalof1960sand
earlier structures. Archaeological monitoring should be engaged during final demolition/site
preparationworksatthesite.
ForFortAlbertawatchingbriefshouldbeimplementedasconstructiontakesplaceinproximity
tothefort.Thiswillensurethecontinuedpreservationofitsfeaturesandbuildings.
For Fort Williams its potential future use as a golf tee means attention must be paid to the
surviving elements of the gun level, in particular the Epaulement. A watching brief should be
necessaryforworksatthatlevel,aspartsoftheRampartsmaysurvive.
Overall, as architectural and site plans are progressed, a detailed archaeological checklist
shouldbecompiledsothatthehistoricalfeaturesofthethreefortscanbefittinglypreserved.
Archaeological monitoring should be engaged throughout the period of the works, when
demolitionandconstructionaffectthethreefortsandtheirimmediatesurroundings,andwhen
earthmovingequipmentisutilised.Theseeffortscanbecombinedwithadesignstrategythat
seekstoutilisethehistoricmonumentsasaframefornewconstruction,ratherthanengagein
alterationsthatdisturbthehistoricfabric.
40
Adherencetoasystemofarchaeologicalmonitoringduringthecourseofconstructioniscritical
toensuringthatanyadverseimpactsareavoided.
5.6
RoadsandTraffic
EXISTINGENVIRONMENT
The project site is vacant at present and, as such, does not generate any traffic that would
causeanincreaseinroadusers.TheprioruseasaClubMedHotelcontaining340roomssome
20yearsagomeansthatthetrafficgeneratedbythislandusegenerallycomprisedthecarsand
motorcycles of staff and the motorcycles rented by tourists. The main entrance to the hotel
was accessed from Government Hill Road. Additional traffic was generated along Coot Pond
and Barry Roads by sightseers visiting Tobacco Bay, Fort St. Catherine and/or St. Catherine
Beach.
The road layout in the Town of St. George is such that the primary means of access to the
projectsiteremainsunchangedafter20+years.
TheprimaryroadsleadingintotheTownofSt.GeorgeareWellingtonStreetandYorkStreet.
From York Street, access to the project site is either along Kent Street, Slippery Hill,
GovernmentHillRoadandSapperLanetoVictoriaRoadoralongCutRoadandBlackandBall
LanetoBarryRoad.WhilethequaintnarrowroadsoftheTownarepartofitsappeal,theyare
challenging for most fourwheel vehicles and particularly challenging for larger construction
vehicles.Alltheroadsarepavedwithasphaltfortheirentirelengthandareingoodcondition.
Interior travel in the hotel/residential part of the site is likely to be by way of golf carts,
although properly dimensioned roadways for private cars and emergency vehicles will be
developed.
FortheParkHyattdevelopmenttherearepinchpointsintwoplaces.First,KentStreetiswide
enoughforonewaytrafficonlyforadistanceofapproximately250ft,betweentheSt.Georges
41
HistoricalSocietyMuseum(about100ydsfromthejunctionwithYorkStreet)andtheresidence
at9KentStreet.VehiclestravellingsouthonKentStreetmustgivewaytovehiclestravelling
north. Second, Barry Road, also, is wide enough for oneway traffic only for intermittent
sectionsalongitslengthbetweenBlackandBallLaneandGrenadierLaneafterwhichitisvery
comfortablywide.Inkeepingwiththehistoricalcharacterofthearea,however,thereareno
traffic lights in the Town of St. George, rather, just an expectation that residents will drive
carefully.
Withrespecttothestaffhousing,thechoiceofroadwaysaccessingthatpartoftheproperty
arebothfarmtracksratherthanpavedroads.OneroadwaycomesinfromBarryRoadtothe
northandtheothercomesfromOldMilitaryRoadinthesouth.Thelattertraversesasectionof
landutilisedbyacommunitycentre.
IMPACTONROADSANDTRAFFIC
Basedonthesizeofthedevelopmentandthetypesofamenitiesopentothepublicaswellas
guests,itisexpectedthatmotorisedtrafficalongalltheabovementionedroadswillincreaseas
aresultofthedevelopment.Inparticular,themainhotelentranceoffOldMilitaryRoadwill
encouragetraffictotraverseKentStreetinanortherlydirection.
Two traffic counts were completed at three key junctions on a typical week day between
7.30amand6.30pm(seeAppendixDforindividualjunctiontrafficcounts).Thefirstcounttook
placeon26August2010andthesecondoccurredon4November2010.Thejunctionswere:
CootPondRoad&BarryRoad;GovernmentHillRoad&SapperLane;and,KentStreet&York
Street.Countsweredoneat15minuteintervalsfrom7.30amto9.30am,11.30amto2.00pm
and3.30pmto6.30pm.
The counts showed a total of 4,671 cars, trucks, buses, motorcycles, pedal bikes and
pedestrians on the road during the summer count period (see Table 3 for a summary of
volumes).Atotalof2966vehiclesandpedestrianswerecountedduringthefallcountperiod
(seeTable4forasummaryofvolumes).
42
Table 3: Summary of Traffic Volumes August 2010

Current
Est. Increase
% Increase
Cars & Vans
2254
260
11.5
Trucks & Buses
643
50
7.8
Motorcycles
1090
166
15.2
Pedestrians
634
100
15.8
Pedal Bikes
50
15
30.0
4671
591
12.7
Total
Table 4: Summary of Traffic Volumes - November 2010*

Current
Est. Increase
% Increase
Cars & Vans
1875
260
13.9
Trucks & Buses
373
50
13.4
Motorcycles
561
166
29.6
Pedestrians
135
50
55.6
Pedal Bikes
22
11
50.0
2966
591
18.9
Total
* excludes Coot Pond & Barry Road Junction
The purpose of the second count in November was to assess traffic conditions at the key
junction of Kent Street and York Street when the two primary schools in St. Georges are in
session.SchoolswereintheirsummerrecessduringtheoriginalcountinAugust.
Forbothcounts,thepositioningofcountersmeansthatsomedoublecountingwasunavoidable
attheKent/YorkStreetsjunction.Itmaybeassumed,therefore,thattheactualvehiclecountis
43
somewhatlower.
Studyassumptionsinclude:
o all144proposeddwellingunitseligibleforcarswillhaveoneresultingin144additional
carsforresidents;
o half of the anticipated 233 staff (assuming full occupancy) will own cars and half will
own motorcycles resulting in 116 additional cars and 116 additional motorcycles for
staff,
o half of the hotel guests will rent cycles (assuming one cycle per key) resulting in 50
additionalauxiliarycyclesforthe100keyhotel;and,
o the heavy truck activityassociated with the anticipated 400800 construction jobs will
belimitedtotheconstructionperiodonly.
Itisreasonabletoassume,also,thatpedestrianandpedalcycleactivityassociatedwithanew
hotelislikelytoincreaseandvarywithBermudashighandlowseasons.
The estimated increase in the number of cars, based on the above assumptions, is 260. This
estimate is considered high given that 50 of the condominiums are to be placed in the hotel
rentalprogrammeandwillnothaveassessmentnumbersattached.Also,itisunlikelythatall
ownerswillbeonislandorthatthehotelwillbeat100%occupancyatalltimes.Thisnumber
canbefurtherreducedthroughtheimplementationofa carpoolscheme.Assuch,aworst
casescenarioispresentedintermsoftheimpactofadditionalcars.
From the counts it can be seen that Barry Road and Coot Pond Road are lightly travelled.
Countsvariedfromalowof13(allvehiclesandpedestrians)toahighof101duringthecount
periods.Bothroadsarewide,withclearsightlines,andBarryRoadhasagrassvergeformuch
ofitslengthalongthehotel/residentialmainsite.Anincreaseof13.9%wouldtakethenumber
ofcarsandvansinthebusiestcountperiodfrom43tojust49.
KentStreetisthebusiestroadanditsintersectionwithYorkStreet,atabusythreewaystop,
44
appearstofunctionadequately.YorkStreet,GovernmentHillRoad,SapperLaneandVictoria
Roadareallwideenoughtoaccommodatetwowaytraffic.Thepinchpointidentifiedabove
occurs on Kent Street. The estimated increase of 13.9% in the number of cars and vans, for
example,wouldtakethenumberofthosevehicles,inthebusiestcountperiod(eveningrush
houronYorkStreetinNovember),from431to491.
Peakhour Traffic Volumes A measurement ofpeakhour traffic volumes was undertaken to

moreaccuratelyassesstheexistingconditionofYorkStreetonly,whichisthemaincommuter
roadandconsistentlythebusiestroadinboththeAugustandNovembercounts.Thepeakhour
identifiedinAugustwasthehourbetween1.00pmand2.00pm.Thiswasconsistentforvehicles
travelling out of St. Georges (west) and into St. Georges (east). The peak hours identified in
November differed. The peak hour for vehicles travelling west was between 7.30am and
8.30am;forthosetravellingeastitwas5.00pmto6.00pm.(SeeAppendixEforPeakHours.)
Peak Hour Factor A further assessment was made of the spread of traffic going into and
comingoutofSt.GeorgesbycalculatingthepeakhourfactorformotorisedvehiclesonYork
Street again, the busiest road. This is the relationship between the hourly volume and the
maximumrateofflowwithinthehour.InAugustthepeakhourfactorforeastboundtrafficwas
0.77andforwestboundtrafficitwas0.81.InNovember,thewestboundmorningtraffichada
peakhourfactorof0.81andtheeastboundeveningtraffichadapeakhourfactorof0.92.Inall
cases, the conclusion is that traffic is spread fairly evenly across the hour. This conclusion is
basedonthefactthatnoneoftheidentifiedpeakhourfactorscalculatedwaslessthan0.77.
Thecloserthepeakhourfactoristoone,themoreevenlyspreadorconstantisthetrafficflow.
The peak hour factors highlighted above indicate that there is no surge of traffic during a
particulartimeincrementgoingintoandcomingoutofSt.Georges.Itisnotedthatthepeak
hourvolumesfortrafficduringthesummerisintheearlyafternoon,possiblyreflectingtourism
relatedtravel.TheadditionoflocalcommutersandschoolboundtrafficinNovemberhadthe
affectofshiftingthepeakhoursmostdistinctlytotypicalmorningandeveningrushhours.
45
LaneCapacityWithrespecttolanecapacity,assumingvehiclescanenteralaneoftrafficata
rateofoneevery1.2seconds(areasonablemeasureestablishedbyWorks&Engineeringfor
Bermuda,outsidetheCityofHamilton),thelanecapacityoftheroadnetworkis3000carsper
hourinbothdirections(1500carsperhourinonedirection).Thegreatestnumberofvehicles
countedinasinglecountperiodwas855between11.30amand2.00pminAugustforvehicles
travelling in all directions left, right and straight. Of these 855 vehicles, a total of 739 cars,
vans, heavy trucks, buses and motorcycles travelled westbound on York Street. Taking into
considerationtheestimatedincreaseinvehiclesasaresultoftheproposeddevelopmentthat
number rises to 881. This is approximately half the number of vehicles that the road can
accommodate in one direction over the course of an hour. Looking at all vehicle turning
movements,thelargestvehiclecountof3037wasobservedoverthecourseofanentiredayat
theKentStreetandYorkStreetjunction.(Asnotedpreviously,thereissomedoublecounting
assumedwithrespecttotheYorkStreettallies.)Onthatbasis,therefore,itwouldappearthere
is spare capacity in the road network on the busiest road around the project site to
accommodate the estimated increase in traffic (see Table 5 below). The proposed new
developmentwillnotabsorbtheallthesparelanecapacity.
Table5:LaneCapacityAllVehicleCount
Lane Capacity - All Motorised Vehicle Movements
Aug
Nov
Government Hill Road & Sapper Lane
York & Kent Streets
Coot Pond & Barry Roads
665
514
3037
2809
285
---
Withrespecttothestaffhousingpartofthedevelopment,accessfromeitherOldMilitaryRoad
or Barry Road will require upgrading of the right of way to a width that allows for access by
emergencyvehicles.
Intermsoffurtherimpacts,theprojectdoesnotcontemplatelongtermclosureofanyroads
surroundingorprovidingaccesstothedevelopmentsite.Localtrafficwillbeabletocontinueto
46
usethepublicroadsasatpresent,since,exceptfordeliverpurposes,constructionactivitieswill
takeplacewithinthedevelopmentarea.
MITIGATIONMEASURES
TheBarryRoad/CootPondRoadintersectionwiththehotelguestcrossovertothebeachclub
willrequiresometrafficcalmingmeasuresasaprudentcautionarydevise,eventhoughtrafficis
relativelylight.Trafficcalmingmeasurescantaketheformofspeedbumpsoraroundabout.
However,asaccesstoFortSt.CatherinesandBlackbeard'sisoffsetfromthehotelsproposed
roadway, a signalised pedestrian crossing may suffice. Whatever the chosen solution, a clear
separationofvehiclesandpedestriansisneeded.
The Kent & York Street junction will require a watching brief by Town officials and it may be
necessary to install additional traffic calming measures. While the traffic calming measures
employedonYorkStreetappearsuccessfulinslowingdownvehicles,theGiveWaysignonKent
Street to ensure that 250ft oneway length is properly traversed is not complied with
consistently.TrafficcountersinAugustandNovemberobservedviolations.
In addition, the oneway stretch of Kent Street is not conducive to heavy vehicle traffic. As
occurredduringthedemolitionphaseofthisdevelopment,heavyconstructionvehiclesmustbe
requiredtouseBarrackHillratherthanKentStreettoaccessthemainhotel/residentialsite.
Finally, a watching brief ought to be kept by the Town officials on the level of pedestrian
activities.ThereweregroupsoftouristsobservedwalkingnorthonKentStreetandupasfaras
Government Hill Road during the August count but the extent of pedestrian pathways is
limited.Ofthejunctionsobservedduringthetrafficcounts,onlyYorkStreetproperlyseparated
vehicleandpedestrianmovements.
5.7
VisualQuality
EXISTINGENVIRONMENT
47
WiththeimplosionoftheoldClubMedin2008,andthetruckingawayofmorethan2000loads
ofdebris,theprojectsitenowpresentsthevisualappearanceofascarredhillsidetothenorth
andapoorlymaintainedwoodedareatothesouth.
ThesiteisvisiblefromnumerousvantagepointsinSt.Georges,aswellasfromtheocean.For
example,itisvisiblefromthesurroundingpublicroads,theOldMilitaryRoadneighbourhood,
FortSt.Catherineandthegolfcourse.
The build out of the hotel and residential units as proposed will result in 35 two and three
storey built forms spread over the northeast section of the lease area. This represents site
coverage of 22% over this part of the property. The band of Woodland Reserve along the
southernedgeoftheleaseareaprovidesawoodedbuffertopropertiestothesoutheast.
IMPACTONVISUALQUALITY
Theproposeddevelopmentwillhaveanimpactonvisualqualitythatisdirectandhighbutitis
challenging to assign a subjective rating of positive or negative. The design approach
resemblesahillsidevillagewithclusteredhousingthatisacompletedeparturefromthemulti
storey monolith of the former Club Med/Loews/Holiday Inn. See drawing no. A1.102
ConceptualRenderings.
48
Asconstructionwilloccuronpartsofthesitethatarecurrentlylawnorovergrownwoodland,
theimplementationofthecomprehensivelandscapingschemeformingpartoftheapplication
submissioniscrucial.Thelandscapingwillframetheambienceofthesiteandthedevelopers
commitmenttoitsfullimplementationwillbethekeytosuccess.
5.8
OtherResources:Energy
Notaddressedelsewhereinthisreportisthematterofpowersupply.Preliminarydiscussion
with the Bermuda Electric Light Company informs us that there is capacity to supply this
development.Anewsubstationwillbeneeded,alongwithanumberoftransformers.
50
Conclusion
While there is no doubt that the construction of a new hotel and the redesign of the golf
course will have an impact on the environment, the solutions proposed to mitigate or
ameliorate those impacts are likely to result in a development that leaves a neutral or net
positiveimpactonitssurroundings.
Improvements in landscaping, the methods proposed for addressing water supply and waste
disposal and the ability to reuse excavated material on site assist in ensuring that those
potentialnegativeimpactsareameliorated.Therefurbishmentofthedockandboardwalkand
erectionofanewbeachclubrepresentneutralorpositiveimpactsontheenvironment.
Strictarchaeologicalmonitoringiscriticaltoensuringanyremnantsthatmightbedisturbedare
properlyexcavatedandpreserved.
Additionalvehiculartrafficwillresultfromthisdevelopmentbuttheroadshavethecapacityto
accommodatetheincrease.
The issue of visual quality is one that is subjective. The visual appearance of the hillside will
changeandbecomethenewstandardforhighendhotelaccommodationinBermuda.
Onbalance,theproposalisonethatcanbeaccommodatedonthissite.Itispartiallyabrown
fieldsitealreadyand,assuch,isappropriateforredevelopment.
51
APPENDIXA
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APPENDIXB
120
ENVIRONMENTAL ASSESSMENT OF MARINE AND TERRESTRIAL AREA

AROUND DOCK AND PROPOSED BEACH HOUSE FOR PARK HYATT
August 23, 2010
For:
Aideen Ratteray Pryse
Tel: +441 505 3529
Fax: +441 232 1137
Email: arp@logic.bm
HU
By: Thaddeus Murdoch, Ph.D.

Murdoch Marine Ltd.
35 Cobbs Hill Road, Paget, PG-03, BERMUDA
Tel: +441.505.8424
tmurdoch@murdochmarine.com
121
122
EXECUTIVE SUMMARY
Marine habitat surrounding the dock can be divided into three habitat types:
(A) Rocky subtidal area - 65 ft wide
a. Depth Surface to 6 ft below mean
b. Very very low coral cover possibly due to storm wave action
c. Abundant juvenile doctorfish and wrasses
d. Abundant blue-striped and other grunts under pier
e. School of large rainbow parrotfish in the area, which graze the algaecovered rocks
(B) Sandy Zone 75 ft wide
a. Depth - 7-8 ft below mean
b. Produced by storm waves, zone runs length of coast
c. Very low fish or invertebrate diversity
d. Scattered bottles and other old trash
(C) Seagrass Zone 350 ft wide
a. Depth 6-8 ft below mean
b. Critical and protected habitat
c. Mixed assemblage of turtle grass, manatee grass and shoal grass
d. Appears heavily grazed by turtles or parrotfish, although neither seen on 2
site visits
e. High density of juvenile fish
f. Presence of gold-spotted moray eel
g. Surveyed by Ward 1999, Murdoch 2004. Appears to be part of a large
meadow of grass running from Ft. St. Catherine to Town Cut. Meadow
appears to be in decline.
Seabed around dock and out to 100-ft distance is only 5-7 ft at low tide. Care will be
needed to prevent boats eroding seagrass meadow, although a 75-ft wide band of sand
is naturally present under the loading area of the dock which will lessen boat wash
effects.
Dock is constructed of cement covering ferrous metal internal supports. The metal is
heavily corroded and rupturing through cement, which is covered in a network of cracks
and fissures. Likely UNSOUND structurally and will need to be replaced if to be used by
guests.
Beach house to be situated on grassy golf green to the west of the beach. Seaside
morning glory a native species, is found in one small area of the proposed footprint.
Otherwise the area is a tended golf course lawn with low biodiversity. The northern half
of the lawn is below 15ft above sea level, and as such is at risk to storm flooding from
large Category 3 hurricanes with winds from the East or Southeast which may occur
every 50-100 years. Winter storms also reach hurricane-force, and occur more
frequently.
Comprehensive Habitat Assessment
This report reviews the geography of the area around the waterfront and beach on the
Park Hyatt property under consideration, and details the results of an environmental
assessment into the distribution, characteristics and status of the marine and shoreline
123
environments likely to be affected by the use or replacement of the T-dock located

southeast of the beach, as well as the environmental issues related to the positioning of
a beach house to the west of the beach.
Dock
Figure 1. Architectural sketch of the proposed location of the Beach Club and Dock, at
Ft. St. Catherine Point, St. Georges.
Geography and Physical Setting
The beach and shoreline of the Park Hyatt property are at the northern extreme point of
Bermuda, in the parish of St. Georges. The beach and shoreline face in an easterly
direction, and are backed by a large hill to the southwest and a lower hill to the west. To
the east of the shoreline is a shallow shelf of seagrass, scattered patch reefs and a
barrier reef which separates the shelf from the open ocean. A 200-ft wide shipping
channel is located just east of the barrier reef, and is dredged to a depth of 30-40 ft
below sea level.
124
Figure 2. Chart of the east end of the island of Bermuda illustrating the location of coral
reefs (grey polygons) as well as major depth contours of the Bermuda
Platform. Image modified from http://www.bermudabream.org.
Being situated on the eastern end of the island, the shore is positioned within 5 km from
the 20-m depth contour, and roughly 8 km from the 200 m depth contour. The shallow
(2-m depth) reef rim is close to the southern shore and St. Davids Island, but at a
position east of St. Georges Town Cut diverts to the northeast, creating a bite which
can function to focus oceanic wave energy. Tidal currents may also be expected to be
fairly strong in the area, being driven between the lagoon to the northwest, around Ft.
St. Catherine Point, along the shipping channel and the deep sea.
Because of the location of the beach and shoreline relative to the shipping channel and
the bite located east of St. Georges, tidal currents, ocean swells, waves and winds
produced from an easterly direction have a strong influence on the marine ecology of
the area. The water is well mixed, suspended sediments transported quickly away from
the area,, the shoreline scoured, and the benthic habitats in the area exposed to
constant current flow.
125
N
Beach
House
Dock
Figure 3. Satellite image illustrating the locations of the Dock, and proposed Beach
House, relative to the surrounding area.
A literature review determined that the area near the dock at Ft. St. Catherine Point has
been assessed on at least four previous instances: once in 2004 by the BREAM
programme, Bermuda Zoological Society (Murdoch et al 2007) and thrice (2006-2008)
by the BMMAP programme, Dept. of Conservation Services (www.conservation.bm).
Ward 1999 reviewed the dynamic nature of the seagrass meadows in the area in his
M.Sc. by comparing Bda Govt aerial photographs from the 1940s through to 1997. All of
these documents or data can be accessed at the BAMZ library or through contacting
DCS researchers at www.conservation.bm. Additionally the BREAM report is available
online at: http://www.scribd.com/doc/14343474/Sea-Grass-Report-FINAL
Methodology
The site was first visited on July 11th. The condition of the dock and the surrounding
shoreline was visually assessed and reference photographs taken.
Habitat and Fish Assessment
The marine environment was assessed on August 12, 2010 by characterizing the
habitats located under four transects, each measuring 50-m in length and placed as
illustrated in Figure 4 below. Underwater photographs were taken at regular intervals
along each transect by a pair of divers to provide a record of habitat condition along the
transect. A metal bar was mounted on the front of the underwater camera and
positioned into the field of view to provide scale in each photograph. Each quadrat of
each transect was assessed for density or percent cover of the following:
seagrass by species
seagrass grazing
126
macroalgae by genus
corals by species
mobile or sessile invertebrates by functional group
While the benthic assessment was being done, a third researcher surveyed the
abundance and distribution of fishes by species throughout the potential impact area,
while on snorkel.
Figure 4. Location of the four transects across the seagrass, sandy and rocky zones.
Depth
Depth was assessed in feet below sea level along each transect during photography, by
attaching a depth gauge to the metal scale bar attached to the front of the camera. The
transects were assessed between 2:50 PM (Atlantic Daylight Time) and 3:30 PM (ADT),
at which point the tide was approximately 1 6 above Mean Lower Low Water (NOAA
Tide Prediction Website: Link).
HU
UH
Turtles
The presence of grazing green turtles was assessed both July 11 and August 12. On
both days the area of seagrass nearest the dock was watched for a 30-minute time
interval and the number of turtles seen surfacing in that period recorded. Additionally
the presence of turtle bites on seagrass blades was visually assessed on the two
relevant transects on August 12 by diver.
Dock Structure
While we at Murdoch Marine Ltd. are not certified surveyors of docks, we photographed
the dock from a range of angles in order to provide preliminary information regarding its
structural integrity pending a professional assessment.
Beach House Setting
127
We visually assessed the proposed footprint of the beach house for listed native and
endemic species. We also carried out a preliminary assessment of the topographic
character of the area, especially in reference to proximity to the shoreline and the likely
range of wave-driven flooding and erosion due to storm surge (NOAA Hurricane
Website{ link) and the predicted changes in sea level in the next 100 yrs (Glasspool
2009).
Results
The marine habitat surrounding the dock can be divided into three habitat types (Figure
5):
(A) Rocky fringing reef 65 ft wide
(B) A sandy zone 75 ft wide
(C) A seagrass bed composed of three species 375 ft wide
Figure 5. A high-resolution aerial photograph of the marine habitat around the dock,
showing the position of the rocky subtidal fringing reef, the sandy zone, and the
mixed seagrass bed. 2003 - Bermuda Government
(http://www.bermudamaps.bm)
Photoquadrat analysis
Four 50-m long transects were run parallel to shore at 50-m intervals, across the
seagrass, sand and rocky zones in the area of the extant dock.
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Transect 4 200-ft from Shore - Mixed Seagrass Species

Depth range: 6-8ft
Dominated by Turtle Grass (Thalassia testudinum), with a lower abundance of Manatee
Grass (Syringodium filiforme). The seagrass in transect 1 was moderately dense and
measured 7cm in blade height on average, with parrotfish grazing marks apparent on
seagrass blades. Calcareous and fleshy macroalgae were rare, as were large mobile
invertebrates such as echinoderms or conchs.
129
Transect 2 150-ft from Shore Mixed Seagrass Species and Sand

Depth range 6-8 ft
Transect 2 was positioned on the shoreward fringe of the seagrass meadow, and was
composed of Turtle Grass (Thalassia testudinum), Manatee Grass (Syringodium
filiforme) and Shoal Grass (Halodule wrighti). All three species of seagrass varied from
absent to dense, with some quadrats exhibiting long blades of all three species.
Calcareous and fleshy macroalgae were rare, as were large mobile invertebrates such
as echinoderms or conchs.
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Transect 3 100-ft from Shore - Sand

Depth range: 7 ft
The third transect was positioned in the 75-ft wide sandy zone located between the
rocky zone fringing the shoreline and the seagrass meadow. The sandy zone was
characterized by very low fish abundance and little to indicate the presence of animals
living in the sand. Old glass bottles, broken pottery and shells were scattered across the
area.
131
Transect 4 50-ft from Shore - Rocky Subtidal

Depth: 5 ft
The rocky zone was characterized by loose boulders and flat rock covered in the thick
layer of turf algae and sparse macroalgae. Out of 50 quadrats located over 50 m only
two quadrats contained corals. In both instances, each quadrat contained a single small
(<5cm diameter) Siderastrea radians coral. Calcareous and fleshy macroalgae were
rare, as were large mobile invertebrates such as echinoderms or conchs. Two lobster
were observed, as was one sea urchin, and one algae-grazing crab.
Several hard corals were observed growing attached to the legs of the dock structure
itself. These could be easily removed and transplanted should the dock be re-built.
Bearing in mind the exceptionally low coral over in the surrounding area, transplanted
corals should perhaps be placed on nearby patch reefs instead of on the fringing rocky
zone.
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133
Fish Survey
A roving snorkeller surveyed the fish community in the area of the dock over a timed 30minute period. Fish species and abundances per size categories were recorded, and
are listed in Table 1 below in the order they were first observed. Juvenile fish are
abundant within the rocky zone and in the seagrass meadow. Dominant species include
the plant-eating Doctorfish, invertebrate-eating fish such as Slippery Dick, Blue Striped
Grunt and French Grunt and the plantivorous Tomtate Grunt. Also of note was a large
school of Rainbow Parrotfish, a protected species fwhich consume both algae and
some species of hard coral, and may be one reason why coral cover and abundance is
so low in the area surrounding the dock.
Table 1. Fish species presence, order of observation, and abundance per size category
Common Name
Blue Striped Grunt
Rainbow Parrotfish
Tomtate
Doctorfish
Spotted Goatfish
Slippery Dick
Sgt. Major
Beaugregory
Blue-head Wrasse
French Grunt
Blue Tang
Striped Parrotfish
Bream
Shad
Lobster
Squirrelfish
Gold-spotted moray
Chub
0 to 5 cm
30
5 to 10 cm 10 to 20 cm 20 to 40 cm
75
30
40+ cm
20
150
77
7
26
4
4
1
10
27
1
1
15
1
2
45
8
2
1
2
1
30
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Figure 6. A gold-spotted moray eel (Myrichthys ocellatus), which eats primarily

crustaceans, was observed in the seagrass meadow 100 ft offshore from the
dock.
Seabed Depth
Seabed around dock and out to 100-ft distance is only 5 to 7 ft depth at mean lower low
water (i.e. extreme low tide). The dock is proposed to be used for a motorized
ferryboat service between the property and St. Georges. If so, care will be needed to
prevent the currents generated by the boats propeller during passage and docking
actions from eroding the neighbouring seagrass meadow. Fortunately a 75-ft wide band
of sand is naturally present under the loading area of the dock, which should lessen
boat wash effects on the more distant seagrass. The rocky subtidal area is even more
shallow, at 0-5 ft depth. This zone, however, has exceptionally low hard or soft coral
cover, and is very highly dominated by low turf algae which is naturally resilient to both
wave action and propeller-generated currents and therefore not likely to be negatively
impacted by the proposed ferry service.
Turtles
On neither July 11th nor August 12th 2010 were any turtles seen over either 30-minute
surface assessment. Additionally no diver nor snorkeller saw signs of turtles when
underwater on August 12th, and grazing scars on seagrasses did not appear to be
created by turtles.
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Dock Structure
136
Figures 8 to 10. Three of several photos illustrating the substantial weathering and
decomposition that has occurred to the dock structure.
The dock is constructed of cement covering ferrous metal internal supports. The metal
is heavily corroded and rupturing through cement, which is covered in a network of
cracks and fissures. Likely UNSOUND structurally and will need to be replaced if to be
used by guests.
Beach House
It is proposed that a beach house be sited on what is now part of one of the golf course
137
fairways located near the beach. Two composite panoramic views of the area are
presented in Figures 12, 13 below.
Seaside morning glory a native species, is found in one small area of the proposed
footprint (Figure 11). Otherwise the area is a tended golf course lawn with low
biodiversity.
As the beach house is near shore and therefore at potential risk from storm-induced
flooding, we used mapping to determine whether the area was under 15ft above sea
level. Topographic contours of the area of the proposed beach house were obtained
from the Bermuda Government map server website www.BermudaMaps.bm. The
topographic map was then overlain on a satellite image of the area and the 15-ft contour
drawn in manually (Figure 14). As can be seen, the northern half of the lawn is below
15ft above sea level, and as such is at risk to storm flooding from large Category 3
hurricanes with winds from the East or Southeast which may occur every 50-100
years. Winter storms also reach hurricane-force, occur more frequently, and may also
induce inland flooding.
Figure 11. A small patch of seaside morning glory located on the site of the proposed
beachhouse.
138
139
Figure 14. Aerial image of proposed area for beach house. The red boundary above
illustrates the 15-ft contour. Orange contours are separated into 10-ft bands..
The northern half of the lawn to be built upon is below 15ft above sealevel,
and therefore at risk of storm flooding from large hurricanes or winter storms.
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Appendix 1
An illustration of the four species of seagrass found in Bermuda. (Sterrer 1992).
141
References
Murdoch TJT, Glasspool AF, Outerbridge M, Manuel SA (2007) The Status of
Seagrass Habitats in Bermuda 2004. Bermuda Biodiveristy Special Publication
2007-002. Bermuda Zoological Society. 137 pp.
http://www.scribd.com/doc/14343474/Sea-Grass-Report-FINAL
Sterrer WE (1986) Marine Flora and Fauna of Bermuda. Wiley New York USA, 742
pp.
Ward JAD (1999) Bermudas Coastal Seagrass Beds as Habitats for Fish. M.Sc.
Thesis. University of Glassgow, Scotland. 103pp.
APPENDIXC
143
Fig. 1: The Park Hyatt site and environs from the North in 2007, prior to demolition of old hotel (centre).
PARK HYATT DEVELOPMENT

ST. GEORGES ISLAND, BERMUDA
ARCHAEOLOGICAL ASSESSMENT
Dr Edward Cecil Harris, MBE, JP, PHD, FSA
Elycot, 148 Somerset Road
Sandys Parish, Bermuda MA06
drharris@logic.bm
1-441-704-5480
HU
INTRODUCTION: This report will open (Section 1) with a general response to the six criteria delineated by
the Department of Planning, Bermuda Government, with respect to Archaeological Assessments.
Secondly (Section 2), it will discuss the development of the land to be occupied by the Park Hyatt
Development, in order to set the background for the archaeological signature of those properties.
Thirdly (Section 3), the report will discuss the standing military remains, which are archaeological
monuments, on the Park Hyatt site, with respect to the hotel development.
Fourthly (Section 4), a short list of Recommendations with regard to the archaeology of the Park Hyatt
site, which includes the standing archaeological monuments of the fortifications.
U
144
SECTION 1: DEPARTMENT OF PLANNING CRITERIA FOR ARCHAEOLOGICAL

ASSESSMENTS: The following list is taken from the new draft guidelines in respect of those criteria.
A.Impactonresources:Willtheproposedworkdisturbthe
groundinanywayandthereforealterordestroypotential
archaeologicalresources?
B.SiteIntegrity:Hastheareawheretheproposedworkis
plannedalreadybeenexcavatedoralteredinamanner
thatreducestheresearchorpublicvalueofany
C.Presenceofmaterials:Isthereevidenceofarchaeological
resourcesorhistoricstructuresontheproperty(e.g.
ruins,informationcontainedinoldmaps,photographor
archivalrecords)?
D.ResearchValue:Howimportantwouldbethepotential
E.Rarity:Howuniqueisthesiteinquestion,inrelationto
theislandsculturalheritage?
F.PublicValue:Howimportantisthesiteinquestion,in
relationtotheislandsculturalheritage?
SUMMARY RESPONSES TO THE DEPARTMENT OF PLANNING CRITERIA: While it may contain
some of the earliest archaeological remains in Bermuda, stemming from the wreck of the Sea Venture in 1609,
the Park Hyatt site largely comprises military material. In that light, the following general responses are given
to the Criteria.
A: Impact on resources: Given the nature of the proposed redevelopment of the site, it is likely that the ground
disturbance work will alter or destroy some archaeological resources.
B: Site Integrity: The site was considerably altered during the construction of an hotel and a golf course in the
1960s. It must be assumed that that work has reduced or destroyed the research and public value of some of the
archaeological resources of the site. The Park Hyatt development will break ground in areas possibly not
affected by construction in the 1960s and therefore a watching brief should be maintained. Work on the three
major forts on the site will affect their integrity and therefore archaeological work should accompany the
development, particularly as regards the recording of any structural elements to be removed or significantly
altered.
C: Presence of materials: There is major evidence of archaeological materials above ground at the site. These
include the military sites of Forts Victoria, Albert and William (Western Redoubt), all dating from the 1800s.
The site may include remnants of the government gunpowder magazine (Warwick Castle) of the 1700s, as well
as evidence of the arrival and stay of the passengers and crew of the Sea Venture, 16091610, especially in the
area between Forts Victoria/Albert and St. Catherine.
D: Research Value: Any archaeological evidence found at the site would be of value to Bermuda, as so little
archaeological work has been done in the area, aside from some study of the fortifications. That is particularly
so with regard to any remains of housing in what were common lands, or other features associated with nonmilitary settlement activities.
E: Rarity: In regard to this criterion, any material relating to the stay of the people from the Sea Venture (July
1609May 1610) would be of national significance, as none has yet been discovered. Any evidence found of the
government magazine, which figured centrally in the Gunpowder Plot of 1775, would be especially rare and
of great interest to the islands cultural heritage.
145
F: Public Value: The centre of the site is Fort Victoria, which was the citadel, or stronghold, of the defences of
St. Georges Island and therefore of Bermuda in the second and third quarters of the nineteenth century. As
went that fort, so would go Bermuda, in relation to an attack by the American military. Coupled with the other
forts on the site and adjacent thereto (Forts George and St. Catherine), the site is of considerable public value, as
respects that military heritage. As St. Catherines Beach is where the survivors of the wreck of the Sea Venture
landed in 1609, leading to permanent settlement of Bermuda in 1612, the site has a special public value to the
island at large, even if no archaeological remains are found. The presence of the Naval Tanks above Tobacco
Bay for watering ships of the fleet of the Royal Navy also add to the heritage assets and public value of the site.
Fig. 2: Captain Diego Ramirezs 1603 map of Bermuda, showing St. Georges Island on the right.
This is the first detailed chart of Bermuda and its main, or largest, islands.
SECTION 2: DEVELOPMENT OF THE PARK HYATT DEVELOPMENT LANDSCAPE: Bermuda

was settled for the first time in human history in 1612, as a project of the Virginia Company that had established
the first permanent English colony in the Americas at Jamestown in 1607. There were no indigenous people on
the island and thus the archaeology on land and under the sea begins after 1505, when Juan de Bermudez, a
Spanish pilot, discovered the island, which was named for him, thirteen years after Columbus made his epic
landfall in the Americas in 1492. Prior to 1505, Bermuda was home to sea birds, including the endemic cahow,
turtles and other marine life in abundance, and an unique land ecology with small clutch of endemic plant life,
largest of which were the Bermuda cedar and palmetto. St. Georges Island would have been forested in those
trees and from some time in the earlier 1500s would have been home to swine deliberately set free on Bermuda
as a food resource for shipwrecked Spanish citizens.
The first pictorial record of St. Georges Island, where the Park Hyatt Development is located is found in a map
drawn by Captain Diego Ramirez, when he brought his ship in for repairs in 1603, probably beaching it at
Spanish Point in Pembroke Parish, so named for him. The survey presents a general impression, probably made
from excursions around the island in a rowboat.
146
Fig. 3: Sir George Somers 1609-10 map of Bermuda, the earliest detailed chart of the island.
Sir George Somers and his colleagues made the first detailed survey of St. Georges Island during their enforced
stay in Bermuda, 160910, after the wreck of the Sea Venture on the shoals east of the island. The eastern half
of Bermuda is quite accurately drawn on the Somers map, but the western half is far less precise, suggesting a
concentration on recording St. Georges and the eastern islands, where the shipwrecked people were located
during their ten-month sojourn.
Fig. 4: Richard Norwoods 1616-17 survey of Bermuda, as published by John Speed of London in 1626.
Shortly after settlement in 1612, the Bermuda Company, an offshoot of the Virginia Company, commissioned a
leading English mathematician, Richard Norwood to survey the island and divide it into shares for the
shareholders of what was in effect one of Britains first international corporations. Shares were usually in 50acre plots, but some of the aristocracy, such as the Earl of Warwick and his relative, Sir Nathaniel Rich,
147
received larger assignments, though few ever visited or regained their capital investments. Eventually shares
were sold out of the Company, which was dissolved in 1684.
Fig. 5: Detail of the Generall Land on Richard Norwoods second (161617) survey.
All the lands in what became St. Georges Parish, however, were not parcelled out to shareholders, but held as
common land, the proceeds of which, via rents, were to support the administration of the Bermuda Company
and to pay for the construction of fortifications, bridges, roads and other public necessities. Thus the Park Hyatt
site was part of the General Land and remained so probably until after the dissolution of the Bermuda
Company and the assumption of the administration of Bermuda by the British Government after 1684. In a way,
part of the General Lands reverted to common use when the properties were commandeered for military use,
first by the British military in the nineteenth century and by American Forces in April 1941, when Fort Bell and
Kindley Field were constructed largely by the demolition of much of Longbird, St. Davids and Coopers
Islands, other smaller islands being buried under the bases. One might also see the use of part of St. Georges
Island for a golf course as a reversion of private lands to General Land in modern times.
Fig. 6: Richard Norwoods third survey of Bermuda (166263), which was never published.
148
In Norwoods third and final survey in the early 1660s, all of what would become St. Georges Parish was still
general or common land, showing however that in addition to the Town of St. Georges a few houses had
apparently been built thereon, including one such structure to the rear of St. Catherines Beach.
Fig. 7: Detail of St. Georges Parish in Richard Norwoods third survey of Bermuda (166263).
The only property divisions of the General Land at those dates are in Tuckers Town.
The next survey that may be of assistance in determining the development of the site is that of Capt. Thomas
Hurd, RN, later Hydrographer to the Royal Navy. Hurd was stationed at Bermuda from 1789 to 1797 for the
purpose of surveying the entire reef platform of the island. The land component was probably surveyed by Capt.
Andrew Durnford, RE, who arrived in Bermuda in 1788.
Fig. 8: St. Georges Parish in the Hurd Survey of 1797.
149
Fig. 9: Detail of the Hurd Survey of 1797 showing the Park Hyatt site north of the Town of St. Georges.
In detail, the Hurd Survey indicates that the Park Hyatt site was little populated by the end of the 1700s. There
is a house by Coot Pond and a couple of structures, shown as red rectangles, between the Town and Retreat
Hill, where Fort Victoria would later be erected, while another building stands at the south end of St.
Catherines Beach. The Hurd Survey needs to be reconciled with the later Ordnance surveys of Bermuda, in
order to see if precise locations can be ascertained for those buildings. The Park Hyatt lands have been
subdivided into several large plots north of the Town, with smaller ones to the east. How the boundaries are
related to present topography awaits the proposed reconciliation, but they may be evidenced by archaeological
remains on the ground. The conclusion, based on the Hurd Survey, is that the Park Hyatt lands were sparsely
occupied at the beginning of the 1800s, which may have eased the acquisition of those properties by the British
military in the late first quarter of the nineteenth century.
A century after Hurd, Lieut. Arthur Savage, RE, completed the first Ordnance Survey of Bermuda, the resulting
map being produced in six sheets and published in 1900. Hurd and Savage represent the most detailed
topographical maps of the island until those produced from aerial photography in 1962 by the Ordnance Survey.
The Savage map shows the addition of the major fortifications on Park Hyatt lands, plus the addition of the
Naval Tanks southwest of Tobacco Bay. A cluster of houses have grown up to the south of Coot Pond and
Tobacco Bay, with the Poorhouse and another building on the eastern flank of the site. Otherwise, the General
Lands appear to have remained relatively undeveloped by 1900. That generally remained the case, with the
exception of buildings associated with a hotel in the early 1960s, and a few military dwellings around Fort
William on the southern flank of the site. Most of those dwelling sites will not be affected by the Park Hyatt
Development.
150
Fig. 10: Detail of Lieut. Arthur Savages Ordnance Survey of 1899 with respect to the Park Hyatt site.
CONCLUSION OF SECTION 2: The Park Hyatt site contains or may contain artefacts or structures from the
arrival of the shipwrecked personnel of the Sea Venture in 1609 through to historic features associated with the
development of the land for British military purposes, beginning in the early 1800s. All of the fortifications on
the site are included in Bermudas World Heritage Site, so designated in 2000 by UNESCO and thus some
features of the Park Hyatt site are deemed of international heritage value.
It is likely that some archaeological remains of unknown features or structures will be uncovered during the
Park Hyatt Development, so that it is necessary that the developer and contractors be aware of such possibilities
and bring any discoveries to the attention of the authorities in a timely fashion.
SECTION 3: There are three major standing monuments on the Park Hyatt site, namely, Fort Victoria, Fort
Albert and Fort William, otherwise known as the Western Redoubt. This section is a report on those three
works, which are listed as part of the World Heritage Site in Bermuda.
The forts date from the beginning of construction in the 1820s until the completion of the last, Fort
William, in the late 1850s. They are all construction of local Bermuda stone of the soft variety used for house
building of old, but have details in the older, hard limestone, probably quarried and worked at the Dockyard.
That latter rock is used is some of the detail moulding around doorways and gunports. The sites and grounds
associated with them remained in the possession of the British military until the early 1950s, when most such
sites throughout Bermuda were passed to the Bermuda Government of the day. Since that time, little work by
way of restoration has been carried out on the sites, with the exception of Fort Albert, where some activity of
that nature took place in the early 1980s.
The site was used by the American Forces for gun emplacements from 1941 to 1945, but much of the
evidence of that military usage has been destroyed, some of the last in the early 1980s.
151
Fig. 11: Park Hyatt site from the Northwest, with old hotel (before demolition) next to Fort Victoria.
FORT VICTORIA: The finest fort of its period on St. Georges Island in the 1840s, Fort Victoria was
considered to be the stronghold, or citadel of the defence of that island and therefore of Bermuda as a whole,
including the great Dockyard at the western end of the archipelago. Originally, it had a central Keep, or
barracks, surrounded by a ditch and accessed by 4 drawbridges, almost at the principal points of the compass.
That ditch was surrounded by the gun terreplein and rampart, external to which was the main ditch or dry moat
of the fort. Two ravelin towers project north and south in the centre of the long axis of the ditch and had
subsidiary ditches that joined with the main ditch. Four drawbridges crossed the main ditch in line with those of
the inner ditch. The fort survived renovations in the 1890s and in 1941, but the barracks was demolished in the
early 1960s for a swimming pool and nightclub for a new hotel.
Fig. 12: Fort Victoria with swimming pool adjacent to old hotel, from the East in 2007.
152
Fig. 13: Areas of demolition and change at Fort Victoria, 1905, 1941 and 1960s.
For the purposes of this report, the areas of Fort Victoria that have been much altered or destroyed over the last
century should be examined, as they relate to the building of the Park Hyatt complex. The most serious
archaeological lost occurred with the destruction of the central Keep in the 1960s; it was replaced with a
swimming pool and nightclub. The latter were subsequently demolished in 2010 as part of the Park Hyatt
project, so that there was a large hole created, the sides of which were the outer walls of the ditch surrounding
the Keep, as shown in the photograph herewith.
Fig. 14: The hole where the central Keep and its ditch once stood, in 2010.
153
The 1960s also saw the destruction of the outer wall of the main ditch at its northwest corner, to make an access
road into the nightclub, at which time the original western entrance through the gun rampart was also heavily
altered for vehicular traffic. In 1905, the rampart wall was largely removed from the northern side of Fort
Victoria and that area between the two ditches was altered. The original drawbridge on the north run of the main
ditch was replaced with a solid bridge as well, leading to the new gun emplacements of the 1905 period. Those
emplacements resulted in the destruction of the North Ravelin of the 1830s and most of the outer north wall of
the main ditch, most of the remainder being demolished to make the underground kitchens of the 1960s hotel.
In 2009, the old hotel from the 1960s was demolished, thus removing more of the context of the two gun
emplacements that were built on the north side of Fort Victoria in the 1905 period. As the remaining gun, the
western of the two, was thus left high and dry in the landscape, it was agreed that the gun should be moved to
the National Museum at Dockyard, where it could be mounted on the ramparts there, thus being preserved and
in a place where the public could enjoy it as an military monument. That job was accomplished in early 2010
and the gun awaits restoration and placement at the Dockyard. The 1905 magazines were used for various
purposes in the 1960s hotels and have been severely damaged.
It is recommended that they be demolished, after archaeological recording, thus exposing the long faade of the
inner face of the outer ditch as an historic backdrop to new buildings or features to the immediate north of Fort
Victoria. It is further recommended that the surviving remnants of the Counterscarp Gallery in the northwest
corner of the main ditch also be demolished after recording, as it is been completely isolated by demolitions in
the 1960s and in the destruction of the 1960s hotel.
Fig. 15: Major parts of the gun emplacements of the 1905 period were demolished
in the later twentieth century; the surviving gun being moved to Dockyard.
During the 2010 demolition of the swimming pool and nightclub, the gunports of the Counterscarp Galleries of
the inner ditch were found, some blocked with 1960s concrete. The tunnels to the Galleries are somewhat intact,
those on the eastern side of the fort, entered from the counterscarp of the main ditch, are filled with hotel
rubbish of the 1960s.
154
Fig. 16: With the exception of the northeast corner of Fort Victoria, the Counterscarp Galleries
have survived, although the connecting tunnels within the Keep have been destroyed.
Also in 2009, an unknown tunnel was found in the southeast Counterscarp Gallery, as indicated in red in Fig.
16. Evidence of the termination of that tunnel outside the boundary of Fort Victoria may be found during the
construction phase of the Park Hyatt Development.
Fig. 17: Cross sections of Fort Victoria indicating the survival of galleries and tunnels
155
The South Ravelin has largely survived into modern times, although the building within it (likely a later
addition) appears to have been modified in the hotel work of the 1960s. The rampart remains quite intact and
should be respected in the Park Hyatt Development.
Fig. 18: Fort Victoria in the 1970s with South Ravelin in the lower left.
Fig. 19: Fort Victoria in the 1880s showing the central Keep, ditches and ravelins.
156
The Second World War saw the last military use of Fort Victoria, which from mid-1941 was the position for
two pairs of artillery of the incoming American Forces. The first were a pair of guns on railway carriages,
hastily placed in the sloping ground between Forts Victoria and Albert. Those weapons were replaced in 1943
by fixed 6-inch coast artillery pieces in concrete emplacements. The emplacements were destroyed in the early
1980s before their meaning was understood and were thus unrecorded for posterity.
A gunpowder magazine for the guns was erected in the northeast corner of the outer ditch of Fort Victoria by
the US Engineers Department in 1942. While this feature partly survives, it is being destroyed by the corrosive
force of ungalvanized reinforcing bar, which is blowing the concrete construction apart. It is recommended that
this feature be demolished after archaeological recording.
Fig. 20: Entrance to US Army magazine at Fort Victoria.
Fig. 21. One of the 6-inch fixed guns of the US Army at Fort Victoria, 1943.
157
Fig. 22: Fort William (upper left) from the South Ravelin, Fort Victoria, about 1890.
FORT WILLIAM (WESTERN REDOUBT): Fort William, finished in the late 1850s, lies a few hundred
yards south of Fort Victoria. Upon its completion it was considered redundant as an artillery emplacement and
was later converted to a massive gunpowder magazine. The site is located behind a manmade escarpment, on
what will become the southern edge of the Park Hyatt Development. It is likely also the site of Warwick Castle,
one of the first 11 forts at Bermuda, built between 1612 and 1622.
Fig. 23: Fort William is located just to the northeast of the Unfinished Church.
158
Fig. 24: In this map of 1780, Warwick Castle has been placed relative to the Town of St. Georges.
The gunpowder magazine of the American Revolutionary War period lies to the northeast of the Town.
It is possible that some traces of Warwick Castle and the Magazine of the 1780s may be found in the
development of the land adjacent to Fort William, such discoveries would be of great significance.
In that regard, the Town Redoubts, nos. 2, 3 and 4 should be mentioned as further significance for the earlier
periods of the development of the land now the golf course at St. Georges. Those three redoubts have not been
found in modern times and a watch should be kept for them in works on the golf course.
Fort William was begun in the 1840s and almost mirrored the plan of Fort George on the western edge of St.
Georges. That is to say, it had a square Keep, surrounded by a ditch in its centre, with a terreplein and rampart
159
for heavy guns around the ditch. Because of the escarpment to the west, Fort William has a long epaulement (a
larger rampart for the protection of the fort) for some of its guns on the top of the escarpment, giving it an
unusual shape on that side. That epaulement should be cleared of vegetation and made into an attraction on the
site, if the roof area is to be used as part of the golf course. In the 1880s, Fort William was converted into a
gunpowder magazine.
Fig. 26: The central part of Fort William was capped over in the 1880s with concrete.
The ramparts, excepting the epaulement to the southwest, may have been completed reduced.
The conversion was effected by building a continuous roof over the Keep, its ditch and onto part of the
terreplein; the material used was concrete. The roof was then whitewashed and used as a water catchment, but
that may have been a somewhat later development. In recent decades the site has become much overgrown, so
that remains of the rampart of Fort William may be discovered in the Park Hyatt work.
160
Fig. 27: Cross-section of Fort William showing capping of 1880s in orange.
Fig. 28: Interior plan of Fort William showing the ditch as powder magazine in green.
161
Fig. 29: An aerial view of Fort William from the northwest, with the great escarpment, epaulement
and roof (centre), which completely capped the central part of the site in the 1880s.
Fort William is one of the most unusual forts in Bermuda and due to the capping in the 1880s, many of its
internal features have survived in good condition. Upon completion of its conversion to a powder magazine, a
tunnel entrance was pierced into the building from the ground level of the escarpment, which partly destroyed
the northwest counterscarp gallery. Its final use in modern times was as a restaurant called The Gunpowder
Cavern, a reminder of its last military use and also a reference to the government magazine in the area where
on 15/16 August 1775, the powder was stolen by Bermudians and sent to George Washington, in exchange for
lifting a shipping embargo against Bermuda: the powder may have been used against the British at the Battle of
Bunker Hill at Boston.
FORT ALBERT: Named for Prince Albert, consort to the British monarch, Queen Victoria, Fort Albert was
completed in the early years of her long reign (18371901).
Fig. 30: Fort Albert in a painting of 1857 in its original configuration.
162
Fig. 31: Forts Albert, Catherine and Victoria and the area landscape was recorded in this view of 1944.
Fig. 32: An aerial photograph of Fort Albert in the late 1980s, after some restoration work.
163
Fort Albert, along with Forts Victoria and William, was a new type of design developed in the 1820s and
known as the polygonal trace. In that layout, the protruding bastions for the protection of the walls of a fort
were replaced by deep ditches, with the defensive mechanism being counterscarp galleries for musketry fire in
the outer walls of the ditch. At Fort Albert, the galleries appear to have survived, although the collapse of the
escarp of the fort at its eastern salient presently obscures the area with rubble and trees.
Originally built for cannon firing over the ramparts, Fort Albert was modified to emplace four 18-ton, 10-inch
Rifled Muzzle Loaders that unfortunately were all removed to Fort St. Catherine in the late 1950s.
Fig. 33: The final plan of Fort Albert and an aerial view of it in derelict in 1942
Fig. 34: Magazine and gallery plan of the 1840s and 1880s at Fort Albert.
164
The gun emplacements for the RMLs of the 1880s have survived relatively intact and each contains an old
cannon placed upright in concrete to serve as a recoil inhibitor for the RML guns. A certain amount of
restoration of the Mess building in the parade of Fort Albert was undertaken by Club Med in the 1980s.
Fig. 35: Cross-section of Fort Albert showing main ditches and secondary ditch at the Keep.
The floors of the Keep are York Stone or concrete that are carried on cast iron joist, all of which are much
decayed and may have to be removed. The counterscarp galleries are in excellent condition.
Fig. 36: The bridge and only entrance to Fort Albert crosses a deep ditch.
SECTION 4: The following are summaries and recommendations on the four main areas of archaeological
remains, or potential thereof, that is to state:
165
1:
2:
3:
4:
The general landscape and grounds of the Park Hyatt site, including the golf course;
The buildings and curtilage of Fort Victoria;
The buildings and curtilage of Fort William; and
The buildings and curtilage of Fort Albert.
Section 4.1: The general landscape and grounds of the Park Hyatt site, including the golf course. Throughout
the grounds of the Park Hyatt Development there is likely to be archaeological remains of structures that do not
appear in archival records. Two of the Town Redoubts (Fig. 25) may be under the golf course, while a third is
probably on Secretarys Hill, which may not be affected by the development.
Recommendations: A watching brief should be implemented for all the grounds of the development
and contractors should be made aware that archaeological remains may be discovered in their works. A system
of notification to the World Heritage Officer in Planning Department should be put into place. The Naval Water
Tanks should be recorded before any further demolition of that history feature takes place.
Section 4.2: The buildings and curtilage of Fort Victoria. The remains of Fort Victoria are still substantial and
most are worthy of preservation.
Recommendations: A watching brief should be implemented for Fort Victoria and a system of
notification to the World Heritage Officer should be emplaced for any discoveries of new aspects of the site. A
system should be put in place for the ongoing recording of the site and its features as work, especially
demolition proceeds on the removal of 1960s and earlier structures proceeds (the removal of such structures,
some of which are recommended above, must be further to obtaining permission from the WHO and Planning).
Archaeological supervision should be engaged during demolition works at the site.
Section 4.3: The buildings and curtilage of Fort William. This fort is largely intact, with the exception of its
roofing over and the placement of a powder magazine in its ditch.
Recommendations: As Fort William may be used as a tee in the golf course, attention has to be paid to
the surviving elements of the gun level, in particular the Epaulement. A watching brief should be necessary for
works at that level, as parts of the Ramparts may survive.
Section 4.4: The buildings and curtilage of Fort Albert. The most intact of the three forts, Fort Albert has
largely only suffered from the effects of the Bermuda climate.
Recommendations: A watching brief should be implemented during any new works at Fort Albert to
ensure the survival of its features and buildings.
SUMMARY
The Park Hyatt site is a large one on which extensive development is proposed, the plans as of 1 August 2010
being of a general nature. It should be axiomatic that once architectural and site plans approach detailed
configuration that a detailed archaeological checklist should be compiled, so that the historical features of the
three forts in particular can be fittingly preserved. Archaeological oversight should be engaged throughout the
period of the works, when demolition and construction affect the three forts and their immediate surroundings.
Unlike the building of a hotel on the site in the early 1960s, with the resulting heritage disasters, particularly of
the demolition of the Keep of Fort Victoria, the Park Hyatt Development within Bermudas now World
Heritage Site area, presents the possibility to do the job correctly, thus enhancing the project in making the
exception heritage of it accessible to Part Hyatt clients.
166
APPENDIX VIII
Legend
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Wells ( Fresh , Brackish and Seawater)
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Water Meters
Hotel Resort Parcel Boundary

StGeo PumpStations
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APPENDIX IX
APPENDIX X
Social Economic Impact Assessment of Park Hyatt Bermuda
P.O. Box HM 3310

Hamilton HMPX
Bermuda
Phone: 441.505.3529
Fax: 441.232.1137
Email: arp@logic.bm
SocialEconomicImpactAssessment
ParkHyattBermuda
for
AddaxHoldingsLtd.
Submittedby
AideenRatterayPryse,MA,MCIP
ARPConsultingServices
June2011
TABLEOFCONTENTS
ExecutiveSummary ...............................................................................................................................................2
1.
Introduction..................................................................................................................................................4
2.
Background...................................................................................................................................................6
3.
DetailsofDevelopment ...............................................................................................................................8
4.
TheSt.GeorgesCommunity .....................................................................................................................12
5.
EmploymentImpactonSt.Georges .........................................................................................................15
6. EconomicImpactonSt.Georges ..............................................................................................................20
7.
CommunityResources ...............................................................................................................................23
8.
St.GeorgesRevitalizationAgendaforCorporateCitizenship ...............................................................24
9.
Conclusions.................................................................................................................................................28
ListofDrawings:
A1.100SitePlan
ListofTables:
No.1EconomicImpactonIncome&EmploymentfromConstruction
20
No.2TotalSpendingbyVisitors
21
ListofFigures:
No.1PopulationbyBermudaStatus2000
12
No.2NumberofRegisteredVoters
13
No.3St.GeorgesHouseholdIncome2000
14
No.4St.GeorgesMajorOccupationalGroups2000
16
Appendices:
29
AppendixASt.GeorgesSocialImpactReport
AppendixBEconomicImpactoftheParkHyattDevelopment
ExecutiveSummary
ThedevelopmentofParkHyattBermudaandtheredesignoftheSt.GeorgesGolfCourse
is a major undertaking for Bermuda. The need for a new hotel product is clear: this will
benefitBermudabut,importantly,itwillcontributetotherevitalisationoftheTownofSt.
George.
The development comprises, in addition to a redesigned 18 hole golf course, a 100 key
hotel (122 bays), 71 condominiums, 39 villas, 12 residences, a new golf clubhouse, spa,
fitnesscentre,abeachclubwithfinedining,swimmingpools,meetingandbanquetfacilities
andachildrensactivitiescentre.
ThesiteisaprominentoneinSt.GeorgesandhashadWorldHeritageSitestatusconferred
uponitbyUNESCO.Ithasbeenthelocationofseveralhotelsinthepast.
The St. Georges community is stable and closeknit, with a lower percentage of non
Bermudian residents that the island as a whole. It supports a population that has a
balanced income across its community, a comparatively high level of working adults and
demonstratesacapacityforaffiliationapositivesocialattribute.
Theemploymentimpactofthenewhotelcouldseedirectconstructionjobsnumbering600,
indirectandsecondaryjobsgoingupto850.Thematchbetweenworkreadinessandthe
jobslikelytobeonofferwouldneedfurtherassessment,however.
Theeconomicbenefitscouldinclude$190millionspentinconstruction,$21millionspent
byvisitorsinthefirstyearand$3.8millionspentbystaff.Furtherindirectandsecondary
spendingislikelytooccurtoo.
Thecommunitysresourcesintermsofeducationandhealtharesufficient,thoughdatais
lacking,forthisstudy,onlawandorderstatistics.
TheopportunitytorevitaliseSt.Georgesisvastand,workingwiththeTownsdesignation
of a World Heritage site, efforts in this direction should shaped by acknowledging that
Bermudas overall decline in the area of tourism has contributed to changes in the
economicandsociallandscapeoftheTownofSt.Georges;thatitsheritageisonethatis
multicultural; and, that public consultation processes to engage stakeholders and build
communitycommitmentonkeyissuesisimportant.
1.
Introduction
The development of Park Hyatt Bermuda and, in later phases, the redesign of the St.
GeorgesGolfCourseareproposedforasitelocatedatthenortheasttipofBermuda,inthe
parishofSt.Georges.
The objective of the proposed development is to construct a hotel/residential resort of

superior quality, providing facilities and amenities that are commensurate with a luxury
brandsstandards.
In addition to the hotel, Park Hyatt Bermuda will have for sale components, such as
condominiums,villasandresidences,whichhavebecomecommonplacefinancingvehicles
and have several advantages. First, they generate up front cash through presales that
supplement equity requirements and build confidence for investors and lenders. Second,
theycanoffsettheseasonalnatureofresortmarketsespeciallywhenlinkedwithagolf
product which can be a significant issue in Bermuda. Third, a number of them can be
placed in the hotels rental programme and thus increase the variety of accommodation
optionsavailabletovisitors.
In this case, the development components comprise a 100 key hotel (122 bays), 71
condominiums,39villas,12residences,anewgolfclubhouse,spa,fitnesscentre,abeach
club with fine dining, swimming pools, meeting and banquet facilities and a childrens
activitiescentre.Infrastructureimprovementswithrespecttowatersupply,waterstorage
andsewagetreatmentareplanned,alongwithastaffhousingcomponentthatcomprises
22dwellingunitsand69dormitorystylerooms.
Atalaterdate,approvalswillbesoughtfortheredesignoftheSt.GeorgesGolfCourse,as
wellasnewgolfvillasandfractionalunits.
ThebenefitstoBermudaareclear:employmentopportunitiesintheconstructionindustry
initially, followed by employment opportunities in the hospitality service industry, along
with new visitor spending, diverse accommodation options to market Bermuda and a
catalystfortherevitalisationoftheTownofSt.GeorgesaUNESCOWorldHeritageSite.
TheapplicantseekingtodevelopthesiteisAddaxHoldingsLtd.acompanyregisteredon26
March2008undertheCompaniesActofBermuda.
Thedeveloperanticipatesabuildoutofallprojectcomponents(andaredesignofthegolf
course)takingplaceoverthecourseoffouryears.
This Social Economic Impact Assessment (SEIA) will examine how the proposed
developmentwillchangethelivesofcurrentandfutureresidentsoftheSt.Georgesand
Bermuda community. The indicators assessed in the course of this study include:
communitydemographics,employmentandincomelevels,economicimpactswithrespect
toconstructionandhoteloperationandcommunityresources.
Whilst these quantitative measures are important, qualitative factors, such as the
perceptionsofcommunitymembersabouthowthisdevelopmentwillaffecttheirlives,are
salient also. Indeed, gaining an understanding of community values and concerns is
essential.
The Social Impact Assessment was conducted by Janet Ferguson, PhD., and the Economic
ImpactAssessmentwasconductebyCordellRiley,M.Sc.Theirfullreportscanbeseenin
theappendix.Asummaryoffindingsisoutlinedbelow.
2.
Background
Bermuda has lost market share in the tourism industry, with air arrival visitor numbers
decreasing and, more importantly, actual visitor spending, dropping year over year.
Bermudas peak, perhaps, was 1987 when 609,000 tourists brought in $227.5 million in
revenue; while in the seemingly high visitation year of 2007, 659,000 visitors brought in
$123.2million(figuresadjustedforinflation) 1 .Areflection,itseems,ofBermudaschange
fromavacationdestinationfortouristsarrivingbyairtoacruisedestination.
Inthatsameperiod,Bermudahaslostalargenumberofbedsfromitshotelinventoryas
guesthousesclose,hotelsaredecommissionedandnewschemesfailtogetofftheground.
Indeed,theoriginalhotelonthissitewasaHolidayInnwhichopenedin1973.In1981the
hotelwaspurchasedbyNewYorkbasedLoewsHotelsandreopenedastheLoewsBermuda
BeachHotel.That,inturn,wassoldtoaFrenchresortcompanyin1985anditreopenedas
the 340room Club Med 2 . Two years later the hotel was severely damaged by Hurricane
Emilyanditclosedforgoodin1989.
There is a need to provide new hotel product in Bermuda that is attractive to todays
discerningvisitorandoffersahighqualityanduniqueexperience.
Inlinewiththeneedtocreateasuperiorvacationdestination,anupgradetheSt.Georges
Golf Course is considered timely. Opened in1985, St. Georges Golf Course is one of the
lastcoursesdesignedbyRobertTrentJones,Sr.beforehisretirement.Thecourseisan18
hole,par62,linksstylecoursethatisonly4,043yardsinlength.Thesitesconstraintsin
terms of size and configuration prevented, until now, the creation of a fullblown layout
and,asaresult,thecourseisveryshort,tightandnarrowwithsomeofthesmallestgreens
on the island. Nevertheless, it possesses an ocean front location that results in
1
2
Bermuda Sun
bermuda-online.org
spectacularlyscenicholeseveniftheyarenotoftopqualitygiventhetechnicaladvancesin
thegameofgolf.
Aspartofthecreationofanewvacationexperienceintheeastend,thedevelopersseekto
combinestunningvisualswithtechnicalsuperioritytoproduceachampionshipgolfcourse
that attracts new players and visitors, restores value and integrity, hosts tournaments,
becomescompetitive,ismoredemandingandallowsformorelength.
In2000TheTownofSt.GeorgeanditsfortificationsweredesignatedaWorldHeritageSite
by UNESCO. This designation celebrates not just the municipality but, also, the forts
guardingit.ThesefortsserveasareminderoftheformerpresenceoftheBritishArmyin
Bermudaandarelocatedclosetothetownoronnearbyislands.Threeforts,inparticular,
are in proximity to the proposed hotel/residential development: Fort Victoria, Fort Albert
andFortWilliam.
3.
DetailsofDevelopment
The development site is located at the northernmost point of Bermuda on a hilltop that
enables360viewsoftheislandandocean.
Themainhotel/residentialdevelopmentareaisboundedbyCootPondRoadtothenorth,
withthewesternflankabuttingthegolfcourse,thesouthernsideencompassingaswathof
Woodland Reserve adjacent to houses off Old Military Road and East End Primary and a
cemeteryoffGrenadierLane,andtheeasternslopesoverlookingBarryRoadandtheocean
(seesiteplan,drawingno.A1.100).
TwoofthefortsthatsupporttheTownofSt.GeorgesdesignationasaWorldHeritageSite
arelocatedwithinthehotel/residentialportionofthedevelopmentareaFortVictoriaand
FortAlbert.OnefortislocatedjustsouthoftheprojectsiteFortWilliamandanotheris
locatedjustnorthofthesiteFortSt.Catherine.
The hotel portion of the proposed development consists of 122 guest bays (100 keys) in
eighttwostoreybuildingspositionedonthenorthernslopesoftheleaseareafacingCoot
Pond and Barry Roads. It is assumed that a further 50 condominiums of the 122
condominiums,villasandresidenceswillbeavailabletothehotelthroughthehotelrental
programme.Thehotelreception,meetingstudiosandavarietyofbackofhousefunctions
willbelocatedonthreelevelsinandonFortVictoria.
Thehotelaccommodationistobemostlyintheformofkingsizedsinglebayrooms,with
somesuitesoftwoandthreebaysincludedtoallowformultiplebedrooms.Atotalof122
guestbaysareneededtomakeupthis100keyhotel.
Hotelamenitiesincludeanewgolfclubhouse,spa,fitnesscentre(includinglappool),beach
clubwithfinediningandapool,CampHyatt(childrensactivitycentre),twotenniscourts
andaccesstotheredesignedgolfcourse.Inaddition,therearetobetwoswimmingpools
betweenthehotelblocks.
Aspartoftheoverallphilosophyofadaptivereuse,thenewconstructionatFortVictoria
doesnotdisplaceexistinghistoricelements,ratheritsitswithin,orontopof,themandin
thatwayensuresthehistoricmonumentispreservedandservingausefulfunctionaliving
history.
Withrespecttotheresidentialdevelopment,thattakestheformof71condominiums,39
villasand12residences.Themakeupofthecondominiumsis:11onebedroomunits,48
twobedroom units and 12 threebedroom units in four three storey buildings. The
breakdown of villas is: four onebedroom units, 24 twobedroom units and 11 three
bedroomunits.Theresidencesarefourbedroomunits.Allvillasandresidencesaretwo
storeysinheight.
Residential amenities to be offered include the golf clubhouse, spa, fitness centre, a
swimming pool between the condominium units and access to the two tennis courts. St.
CatherinesBeachwillcontinuetobeopentothepublic.Privateamenityspaceswilltake
theformofoutdoorroomsorcoveredpatios.
HousingforstaffistobeprovidedoffsiteatalocationbetweenRedcoatLaneNorthand
OldMilitaryRoad.Thehousing,intwoblocks,comprises22apartmentsand69dormitory
styledoubleoccupancyrooms.
Thegolfcourseredesignrequiresaninnovativesolution:atwocourselayout.Oneregular,
continuous18holecoursethatisofahighqualitybut,at5,719yards,isalittleshortofthe
preferred 6,000+ yard course length; and, one composite course which involves playing
someholestwicebutwhichcomesclosetoachampionshiplevel18hole,par71course
thatis6,709yardsinlength.
10
Itisanticipatedthatconstructionofthehotelandresidenceswilltakeplaceoveraperiodof
fouryearsandwillutilisetraditionalbuildingmethods.
11
4.
TheSt.GeorgesCommunity
Withbarestatisticsweknowthe2,000censusrecordedapopulationof5,451fortheParish
ofSt.Georges.Thiswasjustunder9%oftheislandstotalpopulation,withtheTownofSt.
Georgesaccountingfor3%oftheislandsoverallpopulation.Whencomparedwithother
parishes across Bermuda, St. Georges has the lowest population density level. Further,
the2000censusindicatedthat2,652oftheSt.Georgespopulationweremalewhile2,799
werefemale,andofthattherewere3,102blackpeople,338blackandwhitepeople,298
blackandother,1,357whitepeople,106whiteandother,79Asian,123otherand48not
stated.
AlthoughthedemographiccompositionofSt.Georgesisinmanywayssimilartothatofthe
rest of Bermuda, with minor variations, there is a notable difference in population by
resident status distribution. The table below demonstrates that there is a significantly
lowernonBermudianresidentpopulationinSt.Georgeswhencomparedwiththerestof
Bermuda.ThiscouldbeattributedtoanumberoffactorssuchastheremotelocationofSt.
Georgesasaresidentialarea,theconcentrationofhousingstockamongownerresidents
andperhapstheexistenceofacomparativelylongstandingtightlyknitcommunity.
PopulationbyBermudaStatus 2000
100%
80%
60%
79%
St.
George's
40%
20%
21%
0%
Bermudian nonBermudian
Figure 1 Bermuda & St. Georges Population by Bermuda

Status, 2000. Blue is St. Georges; red is all Bermuda.
12
Whatever the reason, it points to the need to ensure that care is taken when seeking to
achieve the seamless integration of any new resident population into this east end
community.
Between1991and2000,thesignificantareasofpopulationincreaseinSt.Georgeswerein
theyounger59,1014and1519agecohortsandthemidrangeagegroupsbetween35
and54.Asthesefigureswerecollatedtenyearsago,itisfairtoassertthattheParishin
general is likely to have an aging population, with a fairly substantial number of younger
adultswhoarestillabletoenjoyasignificantnumberofworkingyears.Thisissupportedby
recentdatadrawnfromtheParliamentaryRegistrationOfficethatindicatesthattherehas
beensomeincreaseinthenumberofregisteredvoters.
Figure 2 Number of Registered Voters
2010: 1,179
2007: 1,198
2003: 1,116
Source: Parliamentary Registration Office (2010)
AcomparativelyhighlevelofworkingadultsinSt.Georgesisatrendthatrunscounterto
thepopulationattritionthatcharacterisesmuchoftherestofBermuda.
Basedonotherindicators,St.Georgesis,also,arelativelystablecommunity.Theincome
distribution patterns illustrated in the chart below signal the presence of a fairly
homogeneous community with a somewhat balanced distribution of income across the
community.Thisisverylikelytohavethepositiveimpactofamelioratinganyperceptions
ofeconomicinequalityandthelikelylongtermeffectofthispatternisamoderatetohigh
degreeofsocialstability.
BolsteringthisviewofSt.Georgesasastablecommunity,theBermudaCensus2000shows
thatover50%ofhouseholdsaremarriedcouples,eitherwithorwithoutchildren.Also,it
points to high levels of religious affiliation across the community, with a diverse
13
representation of 21 religions that includes 3 nonChristian denominations. Whether

sociallyconservativeornot,itisgenerallyagreedthatthecapacityforaffiliationisapositive
socialattributeandSt.Georgeshostsabroadrangeofserviceandcommunitygroups.
Figure 3 St. Georges Household Income, Bermuda Census, 2000
Thesegroups,incombinationwiththeimpressiverangeofchurchesandreligiousgroups,
demonstrate a strong capacity for affiliation in a small and relatively isolated community.
Theoverallimpressionisofarelativelystableandbalancedcommunity.
14
5.
EmploymentImpactonSt.Georges
The construction of the Park Hyatt Resort will represent the largest development of any
kindinrecentyearsand,perhaps,ever,inBermuda.Theestimateddevelopmentcostsof
$285 million over a period of four years, compares to the total of new developments of
$370 million for the whole of 2008, the year for which data is the most recent. In 2007,
totalconstructioncostsamountedto$317million.
In2008,theconstructionindustryemployed3,649personsalthoughthefiguredecreased
to3,488in2009 3 .Itisestimatedthat33%or$95millionofthehotels$285millioncost
willbeusedtopurchasegoodsandservicesoutsideofBermuda.Thustheremaining$190
million will likely be spent in Bermuda. Based on these estimates, the $190 million Park
Hyatt development is likely to support between 400 and 800 construction jobs over the
entiredevelopmentperiod.
Once constructed, the Park Hyatt Resort anticipates employing 233 staff. Based on a
breakdown of 2008 Hotel Employment figures 4 , 33% of the staff or 77 will be non
Bermudian. With a conservatively estimated occupancy of 50% (the islands average
occupancy was 51% in 2009, while Park Hyatts own projected occupancy is 55%), it is
assumedthatfewerstaff(uptohalfasmany)willbehired.
In terms of employment and work readiness, a substantial proportion of the resident

population of St. Georges is employed in the areas defined as production, clerical, and
services.
3
4
Bermuda Government, Employment Brief 2010

Statistics Department (2008 Employment Tabulations)
15
Figure 4 St. Georges Major Occupational Groups Bermuda Census, 2000
Theprofessional/administrativesectorsaccountedforlessthanonethirdoftheresidents;
womenoccupiedthemajorityofclericalpositionswhiletheproductionpositionswereall
butexclusivelymale.
Inanticipatingemploymentopportunitiespostconstruction,theemploymentreadinessof
the resident population of the area must be taken into consideration. The results of the
2007, Young Bermudian Adults and Literacy study indicated that there are islandwide
challenges in the area of literacy across the 19 25 age population and St. Georges is
unlikelytobeanexceptiontotherule.Thesurveyindicatedthatasubstantialproportionof
Bermudians, particularly males in the 19 25 age population, demonstrated less than
satisfactorylevelsofattainmentinsomeimportantcomponentsofliteracy.Thiswaslikely
toplacethematadisadvantageinareasthatrequiredclericalandsometypesoftechnical
skills,particularlythoseassociatedwithcomputers.
Assuch,theavailabilityofemploymentlinkedtothepresenceoftheproposedParkHyatt
will not automatically translate into an increase in local employment. A critical shift
towardsanincreasedinterestinhotelandtouristrelatedemploymentislikelytobeslow.
Thisisshapedbynationaldisinterestintourismemploymentandtheprolongedabsenceof
16
amajorresortorhotelinSt.Georges.Overthepasttenyears,accordingtotheBermuda
First Report, employment interests and patterns have shifted dramatically and locals will
needtobewooedbackintotheindustry.
COMMENTARYONEMPLOYMENTIMPACT
Bermuda will need to deal with approximately 600 construction workers and up to 850
construction related jobs and, once built, approximately 233 hotel employees of which
between38and80couldbenonBermudian.
WhiletheincreaseintheresidentpopulationofSt.Georgesislikelytobelessthan5%,
unliketheTuckersPointHoteldevelopment,theParkHyattResortadjoinsthemixed,long
standing residential community of St. Georges, hence it is important to: (1) use the
demographic profile of new residents to ascertain their impact on the town and its
community;and,(2)considercommunitybasedmeasuresthatcanbetakentomitigatethe
immediateimpactofwhatmightbeasmallbutsignificantnewresidentpopulation.For
example, an increase in the number of single person householders is likely to place
additionaldemandsontheareaforappropriatesocialamenities.
In addition to the myriad of entrepreneurial opportunities, that can be linked to the

presenceofathrivingresort,thepromiseofsustainedemploymentopportunitiesisone
of the most significantbyproducts of locatingthe Park Hyatt in St. Georges. Inorder to
ensurethatpeopleintheareaofSt.Georgesarepositionedtotakefulladvantageofthe
development, clear and focused community alignment must be achieved at each stage of
theprocess.Hencestepsmustbetakento:
(1) explore and identify the level of interest in: (a) local employment, and, (b)
employmentlinkedtotheHyattResortDevelopment,
(2) supportvigorouspromotionoflocalemploymentaspartofalargercommitmentto
Bermudassustainabilityagenda.
17
(3) encouragelocalentrepreneurialactivitythroughtheprovisionofadviceaboutself
employmentandsmallbusinessdevelopment,
(4) establishalocallabourregistrythatwilldocumentandtracktheavailabilityoflocal
employmentopportunitiesforfulltimeandparttimeemployment,
(5) the establishment of an effective and energetic local intermediary agency to
accomplishitems14;theadoptionofthesemeasurescouldcontributetoensuring
that St. Georges becomes one of the most attractive areas in which to live and
work.
Furthermore, in the interests of matching employment opportunities with work readiness

and develop a strong community partnership, it will be imperative to build up strong
employment relationships across all the phases of the Park Hyatt Development: pre
construction;construction;operational;operationalandbeyond.
While it is clearly necessary to recruit a critical number of work permit employees, it is

equallyimportanttoactivelypursethegoaloflocalrecruitment,traininganddevelopment
andgeneraleducationaboutthetouristindustry.Thisshouldbeacrosscommunityeffort
thatincludestheschoolsandadultresidentsassignificantpartnersintheprocess.
Achievement of the goal will require the adoption of a comprehensive recruitment,

selection,employmentanddevelopmenttrainingthatcouldincludethecomponentslisted
below.
1. Preconstructionestablishmentandarticulationofemploymentprojectionsacross
allthephasesoftheParkHyattproject;thisshouldincludenumberandnatureof
employment opportunities, linked or related qualification requirements and
competencies.
2. Identification of long and shortterm career opportunities both locally and across
theinternationalnetworkofHyattResortsandamenities.
3. Establishmentofinternshipandmentoringprogramsforaspiringlocals.
18
4. Provisionofrobusttrainingandlearninganddevelopmentopportunitiesforlearners
withlinkedcertificationthatisaccreditedandinternationallyrecognized.
5. Launch of a Parish wide public relations programmes that aim to provide
information about the global significance of the tourism industry and the benefits
andadvantagesoflocalengagement.
19
6.
EconomicImpactonSt.Georges
In terms of expenditures, there are three phases to these estimates the construction
phase, the tourism phase and the staffing phase. (See original report for the basis of
estimates.)
ConstructionImpactEstimates:Asstatedabove,theconstructionoftheParkHyattResort
willrepresentthelargestdevelopmentofanykindinrecentyearsand,perhaps,ever.The
estimateddevelopmentcostsof$285millionoveraperiodoffouryears,comparestothe
totalofnewdevelopmentsof$370millionforthewholeof2008,theyearforwhichdatais
the most recent. Of the $285 million, it is estimated that $190 million will be spent in
Bermuda.
Theeconomicimpactfromtheconstructionislikelytoyieldanadditional$131.2millionin
indirectspending,and$55.2millioninsecondaryspending.Totalemploymentimpactsasa
resultoftheconstructionislikelytoreach850;672indirectlyand178secondaryjobs.The
total impact on income is likely to be $74.2 million, comprising $56.1 indirectly and 18.1
secondarily.
Table 1. Economic Impact on Income

and Employment From Construction
Sales
Jobs Income
($Millions)
($Millions)
131.2
Indirect
Secondary 55.2
186.4
Total
Multiplier
1.42
672
178
850
56.1
18.1
74.2
1.26
1.32
Tourism Impact Estimates: Our estimates are based on the first year of operation and
assumethatthehoteloccupancycurrentlyexperiencedbyBermudahotelsof51%willbe
20
similarfortheParkHyatt 5 .Theproposedroomratesforthedevelopmentarenotcommon
forBermuda,atapproximately$660pernight.Thetotalestimatedrooms,includinghalfthe
condos expected to be available in the first year of operation is 242 or 271 beds 6 . This
amountsto98,900availablebedswithhalfofthemanticipatedtobeoccupied.Tofillhalf
thosebedswouldrequire39,500persontripsatapproximately$363pernight,plusanother
$167 per day on other expenses, yielding an estimated total hotel expenditure of $21
million.(SeeTable2forspendingbreakdowns).
Table 2. Total Spending by Visitors
Categories
$000s
Hotel
14,360
Restaurants & bars
1,859
Groceries,
take-out 1,582
food/drinks
Gas & oil
495
Local transportation
890
Admissions & fees
791
Souvenirs
and
other 989
expenses
Total
20,967
Staff Impact Estimates: With 50% estimated occupancy, we assume that half of the
expected230staffwillbehired.Basedonhouseholdsizein2004of2.33,andaccounting
for the decline in birth rates, we anticipate the present household size to be close to 2.2
persons 7 .Averageweeklyexpenditureperhouseholdin2004was$1,197.50.Adjustedfor
inflation, that figure rose to $1,409.40. Thus the 52 households (115/2.2) will spend
approximately$3.8millionannually.
As the Park Hyatt would be a totally new development on the doorstep of an UN-designated
historical town, it is likely that considerable attention will be drawn to it and thus the initial hotel
occupancy could be higher. Indeed, Park Hyatts own projected occupancy is higher at 55%.
6
Calculation: 271 beds multiplied by 365 yields total beds of 98,915. To obtain 50% occupancy,
49,458 beds would need to be filled.
7
While staff housing will be a mixture of dormitories and apartments, reducing them to the number
of people and then to household size makes for ease of calculation.
5
21
COMMENTARYONECONOMICIMPACT
ThescaleoftheParkHyattdevelopmentwillproduceforBermudaavitaleconomicboastin
these difficult times. The estimates regarding employment and spending during
construction (direct, indirect and secondary) indicate that the Park Hyatt development
couldsupportupto40%ofjobsintheConstructionSectorduringtheyearsofconstruction
andputaconsiderabledentintheunemploymentrate.
Once open, a second impact is visitor spending connected with the new highend resort,
conservativelybasedona50%occupancylevel(toreiterate,ParkHyattsownprojectionis
55%),andcouldreach$21million inthefirst year.Thisrepresentsspendingof $530per
day per visitor, more than four times the level recorded in the 2008 Impact Study. 8 This
levelofspendingreflectsthehighendcaliberoftheresortandtheequallyhighnetworth
individualsitislikelytoattract.Thissmallbuthighendpropertydevelopmentcouldattract
visitorsthatwouldcontribute7%ormoretototalvisitorexpenditure.
Athirdeconomicimpactcomesfromstaffspending.Itisestimatedthatinthefirstyearof
operation,staffwillspend$3.8millionontheirlivingexpenses.Thisfigurewillgroweach
yearastheresortiscompleted.
Finally,howrobustaretheseestimates?Asthereislimitedpublicinformationavailableon
the impact of construction, the study used the multipliers for tourism in which there is
someconfidence.Itisclear,basedonthisstudy,thattheParkHyattResortwillhavelong
termsignificantbenefitsforBermuda.Infact,sinceestimateserredonthesideofcaution,
thebenefitscouldbesignificantlyhigherthanthatcalculatedsofar.
Bermuda Government 2008, Economic Impact of Tourism (unpublished)
22
7.
CommunityResources
7.1
LawandOrder
Sofarithasbeendifficulttoobtainspecificfiguresonthelevelsofcrimeand/orcriminal
behaviourinthearea.Oneononeinterviewswithkeystakeholdershighlightedthatover
thepastfiveyearsthathasbeenanincreaseinthelevelofpettycrimeintheareas,aspike
intheincidentsofrobberyhasalsobeennoted.ThePoliceStationhasbeenreplacedbya
CommunityPolicepresence.
7.2
Education
The preschool in St. Georges is St. Georges PreSchool (27 students). There are two
Governmentorpublicprimaryschools;thesearetheSt.GeorgesPreparatorySchool,(158
students)andtheEastEndPrimarySchool,(99students).TheClearwaterMiddleSchool,
(280 students) is the only post primary school in the area and provides a middle school
programthatislinkedtotheseniorsecondaryschools,BerkeleyInstituteandCedarBridge
Academy.Thereisextensiveprivateandsecondaryschoolprovisionacrosstheislandandit
isnotanticipatedthattheParkHyattsworkpermitholderswillplaceanundueburdenon
the primary school system. Bermudas school age population is experiencing some
contractionduetoimpactofthedecliningbirthratesothereisunlikelytobeanythreatof
displacementofthelocalpopulation.
7.3
Health
TheKingEdwardVIIMemorialHospital(KEMH)isthemainsourceofprimaryhealthcarein
Bermuda.ItislocatedPagetoneofthecentralparishes.TherecentlyopenedLambFoggo,
Urgent Care Centre is the nearest emergency care centre to St. Georges. The newly
refurbished Nurse Richardson Senior Home is a residential care facility for the aged in St.
Georges
23

8.
St.GeorgesRevitalizationAgendaforCorporateCitizenship
ThesuccessfulestablishmentofParkHyattsproposedhighendendresortwilldependon
the preservation of the distinctive character of St. Georges, a UNESCO designated world
heritagesite.Consequently,thecorporatecitizenshipagendaoftheParkHyattshouldbe
shapedby:
arecognitionofthewaysinwhichBermudasoveralldeclineintheareaoftourismhas
contributed to changes in the economic and social landscape of the town of St.
Georges;
anacknowledgementofthemulticulturalheritageoftheTownofSt.Georges;and,
theuseofpublicconsultationprocessestoengagestakeholdersandbuildcommunity
commitmentonkeyissues.
8.1
DeclineofSt.Georges
TheinterviewsforthisreportdrewattentiontothedeclineofSt.Georgesoverthepastten
years and the shift from being a living community to becoming a ghost town. The
closuresoftheflagshipenterpriseslikeTriminghams,theCarriageHouseRestaurant,anda
numberofsmalleaterieswerenoted.TheGeorgeandDragonandtheOvation,barsthat
mainlyservedlocalsarenowclosed.Someresidentsareconcernedthatthismaycontribute
toanincreasedlevelofantisocialbehaviourastherearefewerplacesforyoungpeopleto
congregate and socialize. All of these things contribute to an increased the level of local
hardship.
TheCorporationofSt.Georgesseemscommittedtogeneratingarevitalizationbuzzand
looksforwardtothearrivaloftheHyattResort.Itshouldbenotedthatthereiswariness
and cynicism regarding the Park Hyatt seemingly based on feelings engendered by past
brokenpromisesofdevelopmentandexperiencesofdisappointmentsanddelays.
24
8.2
St.Georges&theCultivationofHeritage
The Corporation of St. Georges is the body responsible for the management of the town
andestablishmentoflinkswithotherheritagetownslikeLymeRegis(UK),KingsBridge(UK)
and Jamestown (USA). Small picturesque historical towns like St. Georges offer a user
friendlyimageforvisitorsanditisparticularlydifficulttobalancethedaytodayneedsof
the local residents with the sometimes exotic images enjoyed by visitors. This is a
dilemma for residentoccupied heritage sites. Interviews highlighted the need to find a
palatable balance that would enable all residents to feel comfortable with the heritage
images and activities associated with the representation of St Georges for tourists and
visitors.
Intervieweeshighlightedthesignificantblackcommerciallegacy,thehistoricallegacyof
slavery and the linked experiences of racial and cultural oppression. There are excellent
opportunities for the development of local cultural amenities that will benefit both the
communityandParkHyattresortguests.Oneexampleistheproposedrefurbishmentof
the local amphitheatre, a cultural amenity that can be used by Park Hyatt guests and
residents.
8.3
PublicConsultation
Anintervieweeinexplainingtheimportanceofpublicconsultationexplained:
I believe that anyone who comes they need to go to the community first, if you
allowthecommunitytofeelapartofwhatyouareproposingtodoyouwillfind
thingsveryeasytoaccomplishyoucansaythisiswhatyouwant,butyouhaveto
makethecommunityfeelapartofwhatyouaredoing.
Hewenttoonexplain:
Allthesefolks[ParkHyatt]havetodoistohavepublicmeetingsthatsallthey
need to do, thats all and youll find that people will be very supportive, because
theyarelookingforjobs,numberone,andIknowlivinghereallpeoplewantforSt.
Georges is the best. I still maintain, just let the people know, let the people be
25
awareofwhatyouareproposingtodoevennow,beforetheysignonthedotted
line,Ibelievethey[ParkHyatt]shouldbehavingmeetingsIearnestlydo,sothat
peopledontgetinthenegativemodeandwhenpeopleshutdownitisverydifficult
togetthemtorejuvenate,IamaBermudiantomybackbone,andIknow,youwant
todothings,youjustletpeoplebeaware.
Thesecommentshighlightthevalueofpublicconsultationfromacommunityperspective.
Effectivepublicconsultationrequiresthedevelopmentofrobustpartneringacrossalllocal
institutions, stakeholders and community networks. This should include the Chamber of
Commerce,theTownCouncil,churchesandlocalclubs,activistsandinterestgroups.
COMMENTARYONSt.GEORGESREVITALIZATION
TheproposedlocationoftheParkHyattResortinalocationthatisadjacenttothetown
of St. Georges is an excellent opportunity to build on the strengths and assets of a
UNESCO heritage site. The success of the Park Hyatt Resort can provide a practical
demonstrationofwhatittakestorevitalizeBermudastourismproduct.Afundamental
componentwillbetheuseofapublicconsultationprocessthatshouldbeestablished
during the preconstruction phase of the Park Hyatt development. The public
consultationprocesswillprocesswillsupport:
1. theestablishmentofanintermediary advocacyorganizationthatwillensurethat
the corporatecommunity working partnerships is based on an integrated and
representativecommunityperspective;
2. the promotion of the multicultural heritage of the town of St. Georges based on
coherentandinclusivenarrativethatacknowledgesthehistoricalcontributionofall
groups;
26
3. the conspicuous involvement of young people as stakeholders who can generate

and action fresh and innovative ideas for the sustainable revitalization of the St.
Georgestownasapremiertourist,businessandresidentialarea;
4. the use of effective public engagement tools and processes to collect data, build
ideasanddevelopactionplansfortherevitalizationofthetownofSt.Georges;this
approach should serve as an alternative to traditional informational town hall
meetings;
5. thedevelopmentofclearlyarticulatedsocialenterpriseprojectsforselectedevents,
activities;theseshouldbasedontheprinciplesofcommunityselfhelpandwhere
appropriatedrawonParkHyatt/CommunityPartnershipsponsorship;and,
6. the use of After Action Reviews to review and evaluate all community partnership
activitiesandtolinkachievementstofurtheractions.
27
9.
Conclusions
The construction and operation of Park Hyatt Bermuda will have a major impact on St.
GeorgesandBermudaformanyyearstocome.Onislandconstructionspendingof$190
million,visitorspendingof$21millionandstaffspendingof$3.8millionwouldhaveamajor
impactontheisland,evenwithoutadditionalindirectandsecondaryspending.
The impact on the St. Georges community requires careful consideration from new
residentsintegrationintoacloseknitandstablepopulation,toemploymentopportunities
andthematchwithworkreadiness.
Clearly,theopportunitiestocontributetotherevitalizationoftheSt.Georgesarediverse
andcareshouldbetakentofullinvolvethecommunityinpublicconsultationexercises.
28
APPENDIXA
29
PARK HYATT RESORT DEVELOPMENT
ST GEORGES
SOCIAL IMPACT REPORT
Submitted
on
26.08.10
Janet Ferguson, PhD
CONTENTS PAGE
sections
pages
Executive Summary
Park Hyatt Development -Social Impact Report
Population St. Georges Overview
Population Age & Gender (St. Georges)
St. Georges Household Income and Composition, Affiliations:
Employment and Work Readiness
13
Law & Order
18
Education
Health
St. Georges Revitalization - An Agenda for Corporate Citizenship
Decline of St. Georges
St. Georges & the Cultivation of Heritage
Public Consultation
19
Executive Summary
Background
St. Georges is a comparatively long standing, tightly knit community of 5,451 people.
The Park Hyatt Resort development will benefit the much needed re-vitalization that is underway
in the town of St. Georges. The towns proximity to the airport, its distinctive character as a
UNESCO world heritage site, the presence of three beaches and a historic fort all combine to
ensure that St Georges can provide attractive amenities for the Park Hyatt. In addition to
enjoying the advantages of a comparatively low population density, a substantial proportion of
the local population can be classified as being of working age. While most people currently work
outside of St. Georges it is not unreasonable to assume that they may be available for local
employment.
Given the substantial number residents who are classified as clerical, sales, service, production
and transport workers the Park Hyatt should be able to recruit employees locally. There are
challenges mainly associated with the national decline and unpopularity of the tourism sector.
Consequently, attracting locals to work at the Hyatt might require considerable effort and the
demonstration of career advantages that are can compensate for the comparatively low wages that
are typical of the industry. It is against this background that the Park Hyatt Resort Development
needs to take into account the following:
Key Considerations 1 Corporate Community Partnership
1. The mapping of Park Hyatt Development project and the building of an appropriate
community partnership across four social impact stages: (1) preconstruction (2)
construction(3) operational (4) expansion and further development. Each stage should be
devoted to the achievement specific corporate/community partnership goals.
Key Consideration 2 - Employment & Readiness to Work
2. Pre- construction articulation of employment projections across all the phases of the Park
Hyatt project; this should include number and nature of employment opportunities and
linked or related skills and qualification requirements
3. Identification of the level of interest in (a) local employment and (b) employment linked
to the Hyatt Resort Development and the establishment a local labour registry that will
document and track the availability of full and part-time local employment opportunities
4. Encouragement of local entrepreneurial activity through the provision of advice about
self-employment and small business development
5. The establishment of an effective and energetic local intermediary agency to accomplish
items 1-4.
6. Identification of long and short term career opportunities for Bermudians both locally
and across the international network of Hyatt Resorts and amenities; the establishment of
internship and mentoring programs for aspiring and qualified locals; these should be
supported by clearly defined career development paths
7. Provision of robust training and learning and development opportunities for Bermudian
employees supported by linked accredited and internationally recognized certification.
8. Launch of a Parish wide public relations programs that aims to provide information about
the global significance of the tourism industry, the benefits and advantages of local
engagement.
Key Consideration 3 Public Consultation
The success of the Park Hyatt Resort can provide a practical demonstration of what it takes to revitalize the Bermudas tourism product. A fundamental component will be the use of public
consultation processes that support:
1. The establishment of an intermediary advocacy organization that will ensure that the
corporate-community working partnerships is based on a well integrated and
representative community perspective
2. The promotion of the multicultural heritage of the town of St. Georges based on
coherent and inclusive narrative that acknowledges the historical contribution of all
groups
3. The conspicuous involvement of young people as stakeholders who can generate and
action fresh and innovative ideas for the sustainable re-vitalization of the St. Georges
town as a premier tourist, business and residential area
4. The use of effective public engagement tools and processes to collect data, build ideas
and develop action plans for the re-vitalization of the town of St. Georges ; this approach
should serve as an alternative to traditional informational town hall meetings
5. The development of clearly articulated social enterprise projects for selected events,
activities; these should based on the principles of community self help and where
appropriate draw on Park Hyatt/Community Partnership sponsorship
6. The use of After Action Reviews to review and evaluate all community partnership
activities and to link achievements to further actions
Park Hyatt Development -Social Impact Report

It is clear that the proposed Park Hyatt resort development will impact the social and economic
future of the adjacent Town of St. Georges, the wider Parish of St. Georges and the island of
Bermuda. The presence of a successful and profitable resort can offer the opportunity for
economic regeneration, increased entrepreneurial activity, new business opportunities and
employment for local residents while simultaneously contributing to community asset building
and the achievement of social sustainability. In the recent past Bermuda has experienced a
notable decline of the tourism sector and a prolonged contraction of market share, so that fewer
and fewer Bermudians have sought employment or careers in the area. The comparatively low
wages in combination with what are widely seen as unattractive working conditions has resulted
in the growing unpopularity of what can still be a rewarding area of endeavour. The successful
economic and social integration of the Park Hyatt resort development in St. Georges can provide
a working example of a 21st century approach to tourism development that achieves community
regeneration.
It is estimated that the proposed Park Hyatt resort will bring about 350 additional residents to the
Parish of St. Georges. It is anticipated that 233 people will be directly employed by the hotel,
some of these are likely to be locals drawn from St. Georges and from across the island. It is
anticipated that there will be at least 80 100 work permit holders. This will result in small but
significant number of new non-Bermudians in the area and an increased number of new residents
who do not have a relationship with the either the town or the parish.
Careful consideration should be given to how these newly employed residents are introduced and
integrated, including where they will live, the social amenities they will require (grocery stores
versus restaurants for example), their ages and employment linked competencies . The hotel
will include approximately 100 guest rooms, 12 residences, 39 villas, 71 condominiums, a Beach
Club and Restaurant, and Spa. The facility will also include a Main Building, a Golf Clubhouse,
a Fitness Centre, and Camp Hyatt Kids Activity Centre. The staff accommodation will include
22 apartments, 69 dorm style rooms single and double occupancy. There are plans for up to 40
fractional units and 18 golf villas that will not be built at this time.
Social impact studies are a relatively new planning tool; they frequently provide a critical
assessment of the social and political impact of an identified development on a particular
community and its constituencies. The overall purpose is to identify significant public and
community issues and to provide guidelines, suggestions and recommendations that will result in
the avoidance and or amelioration of negative social and community consequences. Most
importantly, social impact studies are effectively public service processes that are designed to
provide blue prints for developing effective local stakeholder and community relations across the
linked project or developed initiative. Social impact studies are in essence transparent, and open
public participatory processes that define social intention in ways that ensure community benefits.
This report is not a full social impact study; rather it is a platform that provides base-line
information that can be used to inform a full social impact study. While this report will highlight
the key social impact considerations two significant factors must be taken into consideration, (1)
the available census data for Bermuda is ten years old and (2) a Park Hyatt development public
consultation process has not been undertaken. This study was undertaken and conducted under
limited time constraints and is based on the available data and interviews with representatives of
3 stakeholder groups.
Commentary
It is important to map the Park Hyatt Development project across four social impact stages and
build appropriate community partnerships across the following four stages: (1) preconstruction, (2) construction, (3) operational, and, (4) expansion and further development.
Each of these stages will provide multiple opportunities for engaging and working with the host
community in ways that are mutually beneficial and contribute to the establishment of a robust
working relationship. These encounters will shape local perceptions and attitudes towards the
proposed Park Hyatt development. It is important to ensure full community engagement and
support throughout.
Population - St. Georges Overview

The 2,000 census recorded a population of 5,451 for the Parish of St. Georges. This was just
under 9% of the islands total population while the town of St. Georges accounted for 3% of the
islands overall population. It should be noted that when compared with other parishes across
Bermuda, St. Georges has the lowest population density level on the island of Bermuda. The
2000 census indicated that 2,652 were male while 2,799 were female. The 2000 census indicated
that there were 3,102 black people, 338 black and white people, 298 black and other, 1,357 white
people, 106 white and other, 79 Asian, 123 other and 48 not stated.
Figure 1 Population Distribution - Bermuda Census, 2000
Although the demographic composition of St. Georges is in many ways similar to that of rest of
Bermuda with minor variations, there is a notable difference in population by resident status
distribution. The following table demonstrates that there is a significantly lower non
Bermudian resident population in St. Georges when compared with the rest of Bermuda. This
could be attributed to a number of factors such as the remote location of St. Georges as a
residential area, the concentration of housing stock among owner residents and perhaps the
existence of a comparatively long standing tightly knit community. Against this background it
is important to ensure that care is taken to ensure that the seamless integration of any new
resident population.
PopulationbyBermudaStatus2000
90%
80%
70%
79%
60%
50%
St.
George's
All f
40%
30%
20%
21%
10%
0%
Bermudian
nonBermudian
Figure2 Bermuda & St. Georges Population by Bermuda

Status, 2000
Population Age and Gender (St. Georges)

Over the decade 1991 to 2000 the significant areas of population increase were in the younger 5-9
10 -14 and 15-19 and the mid range age groups between 35 and 54.
Figure 3 St. Georges Population

by Bermuda by Age & Gender,
Bermuda Census, 2000
These figures were collated ten years ago and it is fair to assert that the Parish in general is likely
to have an aging population, and a fairly substantial number of younger adults who are still
able to enjoy a significant number of working years. This is supported by recent data drawn from
the Parliamentary Registration Office that indicates that there has been some increase in the
number of registered voters.
2010: 1,179
2007: 1,198
2003: 1,116
Source: Parliamentary Registration Office (2010)
This increase can also be attributed to migration into the parish and the increased housing stock
linked to the recent condominium development in Convict Bay and the Cut Road Developments,
some recent owner built homes in the area and the transfer of US Base-lands to Bermuda. The
overall impact is the increase in the number of home-owners and starter homes in the area. There
maybe somewhat of a counter trend here, rather than the expected population attrition that
characterizes much of the population of Bermuda, there may be a comparatively high level of
working adults in the Parish of St. Georges.
It should also be noted that the Town of St. Georges has historically demonstrated a robust
capacity to accommodate the needs of short stay visitors and long term new residents.
Those who were interviewed for this study recounted fond memories of a thriving locally based
hotel industry, a robust community relationship with the Kindley Air Force Base (USAF), then
the USNAS. These facilities have all withdrawn or closed down during the past fifteen years.
More recently, over the past five years, the regular visits of US coast guard and the Cable and
Wireless Sentinel visits have also ceased. The absence of a dedicated cruise ship has further
contributed to this reduction in seasonal visitors. In the past a strong reliance on passing trade
as contributed to the St. Georges past as a living community. If managed carefully and
effectively the presence of the Park Hyatt resort could build on this long standing tradition of
local hospitality.
St. Georges Household Income and Composition, Affiliations:

The proposed Park Hyatt resort will benefit from being located in the relatively stable
community of St. Georges. The income distribution patterns demonstrated by the following
chart signal the presence of a fairly homogeneous community with a somewhat balanced
distribution of income across the community. This is very likely to have the positive impact of
ameliorating any perceptions of economic inequality and thelikely long term effect of this pattern
is a moderate to high degree of social stability.
Figure 4St. Georges Household Income, Bermuda Census, 2000
The household composition as defined by the 2000 census provides further support for this with
shows that over 50% of households include married couples, either with or without children.
The 2000 census results also point to high levels of religious affiliation across the community of
St. Georges with a diverse representation of 21 religions that includes 3 non-Christian
denominations.
Figure5St. Georges Religious Groups Bermuda Census, 2000
10
While religion is often seen as a socially conservative influence that supports adherence to predispositions that are resistant to certain forms of change, it is generally agreed that the capacity
for affiliation is a positive social attribute. During the interviews a number of community
organizations and groups were identified. St. Georges hosts a broad range of service and
community groups. They are listed hereunder:
Fire Service
Medical EMS
Bermuda Harbour Radio
The Corporation of St. Georges (the Mayor)
St. Georges Foundation
Bermuda National Trust
St. Georges Cricket Club
St. Georges Dinghy Club
East End Mini Yacht Club
Royal Artillery Club
St. Georges Community School
St. Georges Community Centre
St. Georges Dancerettes
These groups in combination with the impressive range of churches and religious groups
demonstrate a strong capacity for affiliation in a small and relatively isolated community. The
overall impression is of a relatively stable and balanced community.
11
Commentary
Due to the presence of the Park Hyatt Resort Development the following cross section of
seasonal and long term residents and workers are likely to impact the Town of St. Georges, the
community and the available amenities:
Construction workers (600 directly, indirectly & induced)
Seasonal hotel guests, (9,892 per annum)
Work permit guest workers (77+ per annum)

The increase in the resident population is likely to be less than 5%, but unlike the Tuckers Point
Development, the Park Hyatt Resort adjoins the mixed long standing residential community of St.
Georges, hence it is important to: (1)use the demographic profile of new residents to ascertain
their impact on the town and its community, and, (2) Consider community based measures that
can be taken to mitigate the immediate impact of what might be a small but significant new
resident population. For example, an increase in the number of single person householders is
likely to place additional demands on the area for appropriate social amenities. The recent
closure of at least 2 local residential bars or watering holes has placed considerable stress on
the fragile infra-structure of the town and locals have observed that the level of anti-social
behaviour has increased in direct proportion to the scarcity of social amenities. Hence care must
be taken to provide appropriate social amenities that can meet the needs of locals and residents
It is generally agreed that the success of the Park Hyatt Resort development could generate
economic vibrancy across St. Georges and provide the financial underpinning that will foster the
important regeneration of the area. In addition to the myriad of entrepreneurial opportunities,
that can be linked to the presence of a thriving resort, the promise of sustained employment
opportunities is one of the most significant by-products of locating the Park Hyatt in St.
Georges. In order to ensure that people in the area of St. Georges are positioned to take full
advantage of the development, clear and focused community alignment must be achieved at each
stage of the process. Hence steps must be taken to:
(1) explore and identify the level of interest in (a) local employment and (b) employment
linked to the Hyatt Resort Development
(2) support vigorous promotion of local employment as part of a larger commitment to
Bermudas sustainability agenda
(3) encourage local entrepreneurial activity through the provision of advice about selfemployment and small business development
(4) establish a local labour registry that will document and track the availability of local
employment opportunities for full time and part-time employment
(5) the establishment of an effective and energetic local intermediary agency to accomplish
items 1-4. The adoption of these measures could contribute to ensuring that St. Georges
becomes one of the most attractive areas in which to live and work, this could in turn
attract more people to live in the area.
12
Employment and Work Readiness

The primary focus of this section of the report is the exploration of the ways in which the
establishment of the Park Hyatt Resort might, through the effective management of
recruitment, training and development, strengthen their relationship with the local
community and generate positive social outcomes. The anticipated staffing count for the
Park Hyatt is 233, and it is anticipated that 80 to 100 of these vacancies will be filled by work
permit holders (based on Statistics Department 2008 Employment Tabulations). This means
that around 153 jobs will be filled locally and provides an excellent opportunity to build strong
bonds with the town and mitigate the risk of the emergence of the perception that the town is
being taken over by outsiders, which is a significant consideration in a long established tightly
knit community.
It is widely agreed that the presence of the Park Hyatt Resort will contribute to the revitalization of St. Georges and one of the valuable by-products will be the generation of local
employment opportunities. During the construction phase there are likely to be a full range of
construction and construction related jobs. Once the resort development is in place there will be
jobs and career opportunities for local residents and Bermudians across the island. During the
preconstruction, construction, and operational and phases of the project care should be taken
to ensure that employment provides a means of strengthening the relationship between the Park
Hyatt and the local community. This is particularly important during the current recessionary
period when unemployment levels have been unusually high in the construction sector.
The 2000 census indicates that a substantial number of working age adults in St. Georges may be
in the early to mid stages of their careers. Overall the unemployment level in 2000 while low at
111 in a working population of 3,329 is somewhat concerning in small community. With current
2010 levels of unemployment this figure may be somewhat higher and translate into a nascent
social challenge that must be addressed in the interest of maintaining community stability. A
substantial proportion of the resident population is employed in the areas defined as production,
clerical, and services. The professional/administrative sectors accounted for less than one third of
the residents; women occupied the majority of clerical positions while the production positions
were all but exclusively male.
Figure6 St. Georges Major Occupational Groups Bermuda Census, 2000
13
During the construction phase of the Park Hyatt development there are likely to be many
employment opportunities for local residents who work in the areas described as Production,
Transport. Working for the Park Hyatt Resort can provide a good introductory opportunity for
developing familiarity with the management and operations of what is likely to become an
influential presence in the area. It is tempting to speculate that perhaps the experience of
working for Park Hyatt during the construction phase can in turn encourage a consideration of
being employed directly by the Park Hyatt. Alternatively, involvement in the construction phase
of the Park Hyatt project might encourage inter-generational support. For example, a father who
worked during the construction phase of the project might encourage a younger family member to
pursue employment with the Park Hyatt.
In a small tightly knit community this development of inter-generational allegiance is not
unusual, particularly when members of a kinship network have experienced positive working
relationships that were mutually beneficial for the employer and the employee.
Hence Park Hyatt might want to consider undertaking local recruitment activities that aim to
strengthen the link between the Park Hyatt Resort and the local community.
It would also be useful to develop a full understanding of the local employment landscape. While
most people are employed outside the Parish, in 2000 a substantial number of people were
employed in the town of St. Georges, and elsewhere in St. Georges more than half of these in
both instances were women. When these numbers are combined with those who work in no
fixed location there could be large potential work local work force.
Figure7St. Georges Population Job Location, Bermuda Census, 2000
14
As per the 2000 census, a substantial number of St. Georges residents work outside of the Parish.
Of the 233 jobs that are linked to the operation of the Park Hyatt Resort that will generate a
number of opportunities for employment, the employment readiness of the resident population of
the area must be taken into consideration. Although it might be the intention of the proposed
development to provide more employment opportunities for locals, it is not clear whether
the provision of increased local opportunities for work will attract St. Georges residents.
Issues like levels of local employability and readiness to work, particularly amongst the
unemployed must be taken into consideration. It must be noted that Bermuda has experienced
chronic shortages of labour that date back to the turn of the nineteenth century when labour was
imported from the Caribbean for the Royal Naval Dockyard. In the 1950s labour was imported
to work on the development of the US bases.
The results of the 2007, Young Bermudian Adults and Literacy indicated that there are Island
wide challenges in the area of literacy across the 19 25 population. The survey indicated that a
substantial proportion of Bermudians, particularly males in the 19 25 population demonstrated
less than satisfactory levels of attainment in some important components of literacy. This was
likely to place them at a disadvantage in areas that required clerical and some types of technical
skills, particularly those associated with computers.
It should be noted that the availability of employment linked to the presence of the proposed Park
Hyatt will not automatically translate into an increase in local employment. A critical shift
towards an increased interest in hotel and tourist related employment is likely to be slow and
shaped by national disinterest in tourism employment and the prolonged absence of a major
resort or hotel in the area of St. Georges. Over the past ten years according to the Bermuda First
Report, employment interests and patterns have shifted dramatically and locals will need to be
wooed back into the industry. Again reference must be drawn to the results of the 2007 Young
Bermuda Adults and Literacy study. Against this background, this report recommends that Park
Hyatt resort recruitment process should be multi-faceted and include components that
specifically address work readiness. The type of approach means a willingness to work with the
varying levels of employability and readiness of young Bermudians, particularly among the 19 25 population.
Consequently the post construction phase of the Park Hyatt development should incorporate
context effective approaches to recruitment; these should in turn be combined with well defined
post-employment development and training strategies. In order to support this approach, Park
Hyatt related employment and career opportunities should be identified and widely promoted
across the community. Recent work in the improvement of Job Centers in the United Kingdom
has demonstrated the efficacy of invitational approaches to employment recruitment and their
capacity to attract young people under the age of 25 to entry level positions. In order to extend
the impact of this innovative approach to recruitment local employment, the Park Hyatt resort
should be supported by work-based training and learning and development opportunities that aim
to develop core competencies in specific industry areas. The adoption of this full follow through
approach will demonstrate recognition of the specificity of the local context and a sensitive
adjustment to local needs. The overall aim is to provide employment scaffolding that effectively
links Park Hyatt resort with the local community through specifically adapted recruitment,
training, learning and development processes. This requires a comprehensive understanding of
the level of work and employment across Bermuda and specifically across the community of St.
Georges.
15
These measures need to be supported by the implementation of a community-wide public

relations campaign that would introduce local school age children and adults to the career and
employment opportunities in the hospitality industry. Particular emphasis could be placed on the
full spectrum of international opportunities and the global significance of the tourism industry. In
addition, the advantages of working locally with its positive benefits on Bermuda traffic
congestion and environmental considerations should also be promoted. It is important to provoke
widespread engagement across the community and to challenge the popular local perceptions of
the low status of tourism. Both the primary and middle schools in the area should be involved
with this crucial element of the tourism and St. Georges revitalization process.
16
Commentary
The generation of employment opportunities is one of the key by-products of the presence of Park
Hyatt resort in the Town of St. Georges. A key element of the development of a strong working
partnership with community is through the development of employment relationships across all
the phases of the Park Hyatt Development: pre-construction, construction, operational and
beyond.
While it is clearly necessary to recruit a critical number of work permit employees it is equally
important to actively puruse the goal of local recruitment, training and development and general
education about the tourist industry. This should be a cross community effort that includes the
schools and adult residents as significant partners in the process.
Achievement of the goal will require the adoption of a comprehensive recruitment, selection,
employment and development training that could include
1. Pre- construction establishment and articulation of employment projections across all
the phases of the Park Hyatt project; this should include number and nature of
employment opportunities, linked or related qualification requirements and
competencies,
2. Identification of long and short term career opportunities both locally and across the
international network of Hyatt Resorts and amenities
3. Establishment of internship and mentoring programs for aspiring locals
4. Provision of robust training and learning and development opportunities for learners
with linked certification that is accredited and internationally recognized
5. Launch of a Parish wide public relations programs that aim to provide information about
the global significance of the tourism industry, the benefits and advantages of local
engagement.
17
Law and Order

So far it has been difficult to obtain specific figures on the levels of crime and/or criminal
behaviour in the area. One on one interviews with key stakeholders highlighted that over the
past five years that has been an increase in the level of petty crime in the areas, a spike in the
incidents of robbery has also been noted. The Police Station has been replaced by a Community
Police presence.
Education
According to the Bermuda Government Ministry of Education, Bermuda Schools website:
Preschool children who are four years of age can attend one of 10 free public
preschools which are located across the Island so that children can go to a neighbourhood
preschool. Preschool education is delivered by fully trained teachers (that is, teachers
who have a minimum of a Bachelors degree). Class size is maintained at 10 students per
teacher.
The pre-school in St. Georges is St. Georges Pre-School (27 students). There are two
Government or public primary schools, these are the St. Georges Preparatory School, (158
students) and the East End Primary School, (99 students). The Clearwater Middle School, (280
students) is the only post primary school in the area and provides a middle school program that
is linked to the senior secondary schools, Berkeley Institute and CedarBridge Academy. There is
extensive private and secondary school provision across the island and it is not anticipated that
the Park Hyatts work permit holders will place an undue burden on the primary school system.
Bermudas school age population is experiencing some contraction due to impact of the declining
birth rate so there is unlikely to be any threat of displacement of the local population.
Health
The King Edward VII Memorial Hospital (KEMH) is the main source of primary health care in
Bermuda. It is located in Paget, one of the central parishes. The Mid Atlantic Wellness Institute,
Bermudas only mental health institution is located in Devonshire, another central parish. The
recently opened Lamb-Foggo Urgent Care Centre is the nearest emergency care centre to St.
Georges. The newly refurbished Nurse Richardson Senior Home is a residential care facility for
the aged in St. Georges
18
St. Georges Revitalization - Agenda for Corporate Citizenship

The successful establishment of Park Hyatts proposed high end end resort will depend on the
preservation of the distinctive character of St. Georges, a UNESCO designated world heritage
site. Consequently, the corporate citizenship agenda of the Park Hyatt should be shaped by:
A recognition of the ways in which Bermudas overall decline in the area of tourism has
contributed to changes in the economic and social landscape of the town of St. Georges
An acknowledgement of the multi-cultural heritage of the town of St. Georges.
The use of public consultation processes to engage stakeholders and build community
commitment on key issues
Decline of St. Georges
The interviews for this report drew attention to the decline of St. Georges over the past ten years
and the shift from being a living community to becoming a ghost town. The closures of the
flagship enterprises like Triminghams, the Carriage House Restaurant, and a number of small
eateries were noted. The George and Dragon, and the Ovation, bars that mainly served locals
are now closed. Some residents are concerned that this may contribute to an increased level of
anti-social behaviour as there are fewer places for young people to congregate and socialize. It
was explained that the removal of St. Georges Club hotel, the closure of the golf club and the
withdrawal of the visiting cruise ships increased the level of local hardship by reducing
employment opportunities. The decline of St. Georges might be linked to a broader Bermudian
trend of expanding urbanism and the emergence of dormitory towns or residential areas that are
geared to accommodate residents during their morning, evening and weekend periods away from
work.
The Corporation seems committed to generating a re-vitalization buzz and looks forward to the
arrival of the Park Hyatt Resort. It should be noted that while it was generally agreed by
everyone spoken to that the Park Hyatt Resort would contribute to the revitalization of the town;
there were also frequent expressions of wariness and cynicism about the building of the Park
Hyatt Resort. This seemed to be based on feelings engendered by past broken promises of
development and experiences of disappointments and delays.
St. Georges & the Cultivation of Heritage
The Corporation of St. Georges, is the body responsible for the management of the town and
establishment of links with other heritage towns like Lyme Regis, (UK) Kings Bridge (UK)
Jamestown (USA). Small picturesque historical towns like St. Georges offer a user friendly
image for visitors and it is particularly difficult to balance the day to day needs of the local
residents with the sometimes exotic images enjoyed by visitors. This is a dilemma for resident
occupied heritage sites. Interviews highlighted the need to find a palatable balance that would
enable all residents to feel comfortable with the heritage images and activities associated with the
representation of St Georges for tourists and visitors.
Interviewees highlighted the significant black commercial legacy that is a part of the towns
heritage but remains largely un-represented in the tourist literature. It is important that the
historical legacy of slavery and the linked experiences of racial and cultural oppression are
acknowledged and re-presented in ways that are experienced as being inclusive. The
establishment of a Heritage museum is an indication of some movement in this direction. There
are excellent opportunities for the development of local cultural amenities that will benefit both
the community and Park Hyatt resort guests. One example is the proposed refurbishment of the
local amphitheatre, a cultural amenity that can be used by Park Hyatt guests and residents.
19
Public Consultation
An interviewee in explaining the importance of public consultation explained:
I believe that anyone who comes they need to go to the community first, if you allow the
community to feel a part of what you are proposing to do you will find things very
easy to accomplish you can say this is what you want, but you have to make the
community feel a part of what you are doing.
He went to on explain:
All these folks [Park Hyatt] have to do is to have public meetings thats all they need to
do, thats all and youll find that people will be very supportive, because they are looking
for jobs, number one, and I know living here all people want for St. Georges is the best.
I still maintain, just let the people know, let the people be aware of what you are
proposing to do even now, before they sign on the dotted line, I believe they [Park
Hyatt] should be having meetings I earnestly do, so that people dont get in the negative
mode and when people shut down it is very difficult to get them to rejuvenate, I am a
Bermudian to my backbone, and I know, you want to do things, you just let people be
aware.
These comments highlight the value of public consultation from a community perspective.
Effective public consultation requires the development of robust partnering across all local
institutions, stakeholders and community networks. This should include the Chamber of
Commerce, the Town Council, churches and local clubs, activists and interest groups.
Public consultation technologies could be used to ensure the full exploration of complex issues.
The key benefits will be cross community engagement and the building of commitment. The
success of the Park Hyatt Resort development will be placed at risk if public consultation takes
the sole form of town-hall-type meetings; mainly because these are often characterized by
hierarchical, top down, command and control styles of communication. Although such
approaches may work well for presenting information, they do not promote community
engagement or build commitment. A deliberate effort should be made to include and cultivate
new voices, particularly, the voices of the young people of the community. It is also important
to ensure that the public consultation processes are effectively followed through and linked to
action plans that yield results that inspire further commitment and action.
20
Commentary
The proposed location of the Park Hyatt Resort in a location that is adjacent to the town of St.
Georges is an excellent opportunity to build on the strengths and assets of a UNESCO
heritage site. The success of the Park Hyatt Resort can provide a practical demonstration of
what it takes to re-vitalize Bermudas tourism product. A fundamental component will be the
use of a public consultation proces that should be established during the pre-construction
phase of the Park Hyatt development. The public consultation process will process will
support:
1. the establishment of an intermediary advocacy organization that will ensure that the
corporate-community working partnerships is based on an integrated and representative
community perspective
2. the promotion of the multicultural heritage of the town of St. Georges based on
coherent and inclusive narrative that acknowledges the historical contribution of all
groups
3. the conspicuous involvement of young people as stakeholders who can generate and
action fresh and innovative ideas for the sustainable re-vitalization of the St. Georges
town as a premier tourist, business and residential area
4. the use of effective public engagement tools and processes to collect data, build ideas
and develop action plans for the re-vitalization of the Town of St. Georges ; this
approach should serve as an alternative to traditional informational town hall meetings
5. the development of clearly articulated social enterprise projects for selected events,
activities; these should based on the principles of community self help and where
appropriate draw on Park Hyatt/Community Partnership sponsorship
6. the use of After Action Reviews to review and evaluate all community partnership
activities and to link achievements to further actions
21
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The Changing Face of Bermudas Seniors November Bermudas Aging Population 2005
Bermuda Government Department of Statistics
Young Bermudian Adults and Literacy, 2007 A Supplementary Report to Literacy in Bermuda Bermuda Government Department of Statistics
22
APPENDIXB
30
Report on the
Economic Impact of the Park Hyatt

Development
Conducted by
Cordell W. Riley M.Sc., JP
www.profilesofbermuda.bm
August 2010
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................................................2

INTRODUCTION ...............................................................................................................................................3
Economic Impact Analysis........................................................................................................................3
Limitations of the Study ............................................................................................................................4
The Development.........................................................................................................................................4
The Expenditure Estimates ..........................................................................................................................6
Construction Impact Estimates ..............................................................................................................6
Tourism Impact Estimates .......................................................................................................................7
Staff Impact Estimates ..............................................................................................................................9
CONCLUSIONS ................................................................................................................................................10
Bibliography.....................................................................................................................................................12
Appendix ...........................................................................................................................................................13
List of Tables
Table 1 Economic Impact on Income and Employment From Construction.7
Table 2 Total Spending by Visitors . .8
Table 3 Economic Impacts of Visitor Spending: Direct & Secondary Effects8
Table 4 Aggregate Economic Ratios .9
EXECUTIVE SUMMARY
From a tourism perspective, an economic impact analysis addresses the question
What is the contribution of tourism activity to the economy of the region? We have
addressed this question in this study.
The economic impact from the construction of the resort is likely to yield $196.8
million in indirect spending, and $82.8 million in secondary spending. Total
employment impacts as a result of the construction is likely to reach 850 672
indirectly and 178 secondary jobs. The total impact on income is likely to be $111.3
million, comprising $84.1 indirectly and 27.1 secondarily.
We estimate that based on the $21 million of tourism spending, Bermuda will be
able to retain 69% of that as $14.5 million in direct sales by tourism-related
businesses. These sales will likely support 261 jobs with a total payroll of $6.2
million and $9.6 million in value added. Every dollar of direct sales yields another 42
cents in secondary sales through indirect and induced effects. Total impacts,
including secondary impacts, are $20.7 million in sales, $8.2 million in personal
income, $13.1 million in value added and 340 jobs.
There will also be an impact from staff housing. It is estimated that in the first year
of operation, staff will spend $3.8 million on their living expenses.
Thus taken all together, the Park Hyatt development represents a significant
economic boost for the town of St. George, the parish and Bermuda.
Park Hyatt Economic Impact Analysis August 2010
Page
INTRODUCTION
Economic Impact Analysis
While there are several types of economic analysis that can be used to determine
the impact of a development on a community, such as financial analysis, a
cost/benefit analysis and the like, we have chosen the standard economic impact
analysis (EIA). From a tourism perspective, such an analysis addresses the question
What is the contribution of tourism activity to the economy of the region? An
economic impact analysis traces the flows of spending associated with tourism
activity in a region to identify changes in sales, tax revenues, income, and jobs due
to tourism activity. The principal methods here are visitor spending surveys, analysis
of secondary data from government economic statistics, economic base models,
input-output models and multipliers.
Being able to ascertain the number of likely visitors to a region is critical for
estimating total expenditure. As Bermuda is a mature tourism destination, there is
accurate data available on all aspects of tourism. However, studies on tourisms
economic impact, while available, do not provide details on the model used to derive
the estimates. The most recent expenditure study on tourism in Bermuda was
conducted in 2008, commissioned by the Department of Tourism. Again, details of
the precise model used were not revealed.
The normal method of conducting surveys to obtain data to use in an economic
model was abandoned due to time constraints. Thus we have used a simulated
model from Michigan State University and applied data from published and
unpublished sources on Bermuda for customization.
Page
Limitations of the Study
The main limitation is that both published and unpublished sources of economic
impact analysis make no reference to, or provide little information on, the model
used to derive the estimates. In addition, as mentioned above, time constraints
prevented the collection of primary data with which to calculate estimated impacts.
Moreover, no estimates were made on the impact of staff housing on the
development, again for the reasons noted above. However, we were able to make
use of available data and information to customize the model sufficiently for
Bermuda and to compare with published data to ensure that such components and
the multiplier reflected reasonable estimates.
We also based our hotel spending on 50% hotel occupancy, reflecting the 51%
occupancy experienced in Bermuda in 2009. As there is likely to be heightened
interest in a new development, our economic estimates err on the conservative side.
The Development
As was previously mentioned, Bermuda is a mature destination. Assessed through

the lens of a business model, it would appear that Bermuda is in the decline stage of
tourism. However, that would mask the fact that tourism has had challenges
worldwide since 9/11 and more recently the economic melt-down. But,
optimistically, there are clear signs that the hospitality industry is recovering from its
decade of challenge.
The following is a snap-shot of how Bermuda fared in 2009 1 .
Air arrivals 235,860, down 10.5% on 2008
Average hotel rooms in December 2009 2,761 (compared to 3,375 in October
2001)
Hotel employment 2,791 (down from the previous five years)
Hotel occupancy 51%
Average length of stay in commercial properties 4.8 nights
Airline load factor 74.6%
Total spending by air visitors $287.2 million
The Park Hyatt development will fill a void in the Bermuda market place as there has
been a near-decade loss of hotel rooms, a reflection of a decline in arrivals. A
development now will capitalise on a recovering tourism industry.
Components of the high-end development comprise, in addition to an 18 hole
championship standard golf course, a 100 dedicated-room hotel, 71 condominiums
(of which a significant portion, most likley 50, will enter the voluntary hotel rental
programme), 39 villas, 12 residences, a new golf clubhouse, spa, fitness centre,
beach club facilities, swimming pools, meeting and banquet facilities, tennis courts,
beach deck, parking areas and boat launch facilities. In addition, infrastructure
1
Source: Bermuda Department of Tourism
Page
improvements, such as those pertaining to water supply, water storage and sewage
treatment that will also be made and will have sufficient capacity to meet the
current and future water and waste treatment needs of the Park Hyatt resort,.
Page
The Expenditure Estimates

There are three phases to these estimates the construction phase, the tourism
phase and the staffing phase. For the former, the only published estimates on
construction impacts were contained in the Government-commissioned report on
gaming in Bermuda, completed in May, 2009 2 . Construction impacts will be used
based on ratios obtained from that report and for staff, the 2004 Household
Expenditure Survey will be used
Construction Impact Estimates
The construction of the Park Hyatt Resort will represent the largest development of
any kind in recent years and, perhaps, ever. The estimated development costs of
$285 million over a period of four years, compares to the total of new developments
of $370 million for the whole of 2008, the year for which data is the most recent. In
2007, total construction costs amounted to $317 million. In 2008, the construction
industry employed 3,649 persons although the figure decreased to 3,488 in 2009 3 .
It is estimated that 33% or $95 million of the $285 million will be used to purchase
goods and services outside of Bermuda. Thus we estimate that $190 million will be
spent in Bermuda. Based on these estimates, the $190 million Park Hyatt
development is likely to support between 400 and 800 construction jobs over the
entire development period. We have based our estimates on the hiring of 600
workers.
With regard to economic estimates, published data, which would provide more
robust estimates, was difficult to obtain. What we were able to obtain was an
example from the Bermudas Green Paper on Gaming which we have used as a
guide for estimates.
The number of hotel beds in Bermuda has been declining for some time. While
there have been some recent developments, such as the Newstead-Belmont Hills
resort, these were mainly replacing existing stock. In order to encourage hotel
developers to come to Bermuda, the Government has been prepared to offer
significant tax savings for doing so. This was done for the Park Hyatt development
by way of the Park Hyatt (St. Georges) Resort Act 2008. That Act exempted the
developers form all customs and import duties for building materials. Further the
Act provided the exemptions from the following until the fifth anniversary of the
date of opening:
Land Tax
Payroll Tax
Hotel Occupancy Tax
2
3
Bermuda Government, Green Paper on Gaming 2010

Bermuda Government, Employment Brief 2010
Page
While the Government has forgone any revenue accruing to it in the short-term, the
Act required the developers to invest significant funds in the developing and training
of Bermudians and to provide Bermudian entertainment at the hotel.
The economic impact from the construction is likely to yield $131.2 million in indirect
spending, and $55.2 million in secondary spending. Total employment impacts as a
result of the construction is likely to reach 850; 672 indirectly and 178 secondary
jobs. The total impact on income is likely to be $74.2 million, comprising $56.1
indirectly and 18.1 secondarily. In the absence of available data, it was assumed
that the same multipliers used to calculate tourism spending apply here due to the
similarity in the way the multipliers will perform in the Bermudian economy. (See
Table 1 below.)
Table 1. Economic Impact on Income and

Employment From Construction
Sales
Jobs Income
($Millions)
($Millions)
Indirect
Secondary
Total
131.2
55.2
186.4
672
178
850
56.1
18.1
74.2
Multiplier
1.42
1.26
1.32
Tourism Impact Estimates
Our estimates are based on the first year of operation and assume that the hotel
occupancy currently experienced by Bermuda hotels of 51% will be similar for the
Park Hyatt 4 . The proposed room rates for the development are also unprecedented
for Bermuda, approximately $660 per night. The total estimated rooms, including
half the condos expected to be available in the first year of operation is 242 or 271
beds 5 . This amounts to 98,900 available beds with half of them anticipated to be
occupied. To fill half those beds would require 39,500 person trips at approximately
$363 per night, plus another $167 per day on other expenses, yielding an estimated
total hotel expenditure of $21 million. (See Table 2 for spending break downs).
As the Park Hyatt would be a totally new development on the doorstep of a UN-designated historical
town, it is likely that considerable attention will be drawn to it and thus the initial hotel occupancy
could be higher.
5
Calculation: 271 beds multiplied by 365 yields total beds of 98,915. To obtain 50% occupancy,
49,458 beds would need to be filled.
7
4
Page
Table 2. Total Spending by Visitors

Categories
$000s
Hotel
Restaurants & bars
Groceries, take-out food/drinks
Gas & oil
Admissions & fees
Souvenirs and other expenses
Total
14,360
1,859
1,582
495
890
791
989
20,967
We estimate that based on the $21 million of tourism spending, Bermuda will be
able to retain 69% (Table 4) of that as $14.5 million in direct sales by tourismrelated businesses. These sales will likely support 261 jobs with a total payroll of
$6.2 million and $9.6 million in value added. Every dollar of direct sales yields
another 42 cents in secondary sales through indirect and induced effects. Total
impacts, including secondary impacts, are $20.7 million in sales, $8.2 million in
personal income, $13.1 million in value added and 340 jobs. Due to the Park Hyatt
Resort Act (208) there will be no taxes Bermuda Government for the first five years
of operation. (See Table 3 below.)
Table 3. Economic Impacts of Visitor Spending: Direct & Secondary Effects
Sector/Spending
Category
Direct Sales
$000's
Jobs
Personal Income
$000's
Value Added
$000's
Hotel
Restaurants & bars
Admissions & fees
Grocery stores
Gas stations
Other retail
11,057
1,227
791
587
264
68
297
150
85
183
28
18
14
5
1
6
6
0
4,828
480
289
287
107
26
140
73
14
7,829
542
485
319
143
34
196
82
21
14,528
6,145
$ 20,673
1.42
261
48
340
1.26
6,245
1,983
$8,227
1.32
9,651
3,463
$13,114
1.36
Wholesale Trade
Local Production of
goods
Total Direct Effects

Secondary Effects
Total Effects
Multiplier
Page
Table 4. Aggregate Economic Ratios

(See Appendix for definition of term)
Capture Rate
Direct Effects
Jobs per $ Million
Sales
Income to Sales
Relative to
Captured Sales
Relative to
Visitor
Spending
69%
18.00
12.47
0.43
0.30
VA to Sales
Total Effects
Jobs per $ Million
Sales
Income to Sales
0.66
0.46
22.76
15.77
0.57
0.39
VA to Sales
0.90
0.63
Staff Impact Estimates
For this section, we have looked only at direct impacts and based our estimates on
the 2004 Household Expenditure Survey. 6 With 50% estimated occupancy, we
assume that half of the expected 230 staff will be hired. Based on household size in
2004 of 2.33, and accounting for the decline in birth rates, we anticipate the present
household size to be close to 2.2 persons 7 . Average weekly expenditure per
household in 2004 was $1,197.50. Adjusted for inflation, that figure rose to
$1,409.40. Thus the 52 households (115/2.2) will spend approximately $3.8 million
annually.
Not all of these funds will be spent in the town or parish as people will shop at
various outlets. The challenge for the area would be to maintain as much of the
dollars as possible in St. Georges. A portion of the spending will represent new
spending as it is anticipated that up to 40% of staff will be from overseas. Thus
those 21 households will spend approximately $1.6 million.
Bermuda Government, 2004: Household Expenditure Survey.

While staff housing will be a mixture of dormitories and apartments, reducing them to the number
of people and then to household size makes for ease of calculation.
Page
CONCLUSIONS
The scale of the Park Hyatt development will produce for Bermuda a vital economic
boast in these difficult times. The total estimated cost of $285, of which $190
million is likely to be spent in Bermuda, will result in additional sales in construction
related industries of $186 million and $74 million in income. While there is no
regular labour force survey, last May the Statistics Department recorded an
unemployment rate of 4.5% or approximately 1,400 persons. In theory, the
development will put a significant dent in the unemployment rate, assuming that the
rate continues to be in the same region. We estimate that 600 persons will be
hired, with approximately 100-150 coming from overseas. Thus the local
component will be 350 to 400 persons. Moreover, the level of spending could
support up to 850 jobs in construction-related industries. Put in perspective, the
Park Hyatt development could support up to 40% of jobs in the Construction Sector
during the years of construction.
The second economic impact comes from the visitors who will vacation at the new
high-end resort. We have conservatively based our estimates on a 50% occupancy
level since in 2009 that was the total occupancy for Bermuda. As a result, we have
determined that visitors to the resort will spend some $21 million in the first year.
This represents spending of $530 per day per visitor, more than four times the level
recorded in the 2008 Impact Study. 8 This level of spending reflects the high-end
caliber of the resort and the equally high net-worth individuals it is likely to attract.
A third economic impact comes from staff spending. It is estimated that in the first
year of operation, staff will spend $3.8 million on their living expenses. This figure
will grow each year as the resort is completed.
Finally, how robust are our estimates? We have already indicated that there is
limited public information available on the impact of construction and a
representative from the Bermuda Construction Association assures me that the
organization has not conducted any such studies. Thus we have used the
multipliers for tourism with which we have some confidence in.
For tourism, there is much published information. Indeed the author of this report
used to gather the tourism data for Bermuda for Professor Brian Archer, formerly of
the University of Surrey and a well-known expert in the field. To test our model, for
instance, Dr. Archer found that the income multiplier for Bermuda was 1.22 9 . Our
income multiplier was 1.32 and we consider this to be reasonable based on the
anticipated higher spend of the visitors. Further, the $21 million in visitor spending
8
9
Bermuda Government 2008, Economic Impact of Tourism (unpublished)

Archer, Brian, 1995. The Impact of International Tourism on the Economy of Bermuda, 1994. In
Journal of Travel Research, Sage Publications, 1995 34:27

Page
10
seems reasonable based on overall spending in 2009 of $287 million. Thus the
small but high-end property development could attract visitors that would contribute
7% or more of total visitor expenditure.
It is clear, based on this study, that the Park Hyatt Resort will have long-term
significant benefits for Bermuda. In fact, since we have erred on the side of
caution, the benefits could be significantly higher than what we have calculated.
Page
11
Bibliography
Archer, Brian, 1995. The Impact of International Tourism on the Economy of
Bermuda, 1994. In Journal of Travel Research, Sage Publications, 1995 34:27
Archer, B., and Riley, C. 1990. Bermuda: the Role of Tourism Research, Progress in
Tourism Recreation and Hospitality Management, Volume Two, Belhaven Press,
London, pp. 96-103
Bermuda Government 2010. Employment Brief
Bermuda Government 2010. Green Paper on Gaming for Bermuda
Bermuda Government 2009. Report on the Labour Force Survey
Bermuda Government 2008. Economic Impact of Tourism (unpublished)
Bermuda Government 2008. Gross Domestic Product Estimates
Bermuda Government, 2004: Household Expenditure Survey
Frechtling, Douglas C., 1994. Assessing the economic impacts of travel and tourism
Introduction to travel economic impact estimation. In. Travel, Tourism and
Hospitality Research, second edition. J.R. Brent Ritchie and Charles R. Goeldner
(eds). New York: John Wiley and Sons Inc.
Horwath Tourism & Leisure Consulting 1981. Tourism Multipliers Explained, in
association with the World Tourism Organisation
Stynes, Daniel J., 2006. Michigan Tourism Spending and Economic Impact Model,
Michigan State University
Page
12
Appendix
Glossary of Economic Impact Terms
Aggregate tourism multipliers are based on some assumed initial changes in
final demand. An aggregate tourism spending multiplier is based on an assumed
distribution of tourist spending across economic sectors. These are basically
weighted averages of sector specific multipliers with the percentage of spending in
each sector as the weights.
Capture rate is the percentage of spending that accrues to the regions economy
as direct sales or final demand. All tourist spending on services within the region is
captured, however, tourist purchases of goods is generally not all treated as final
demand to the region. For imported goods bought at retail establishments, only the
retail and possibly wholesale margins will accrue to the local economy.
Direct effects are the changes in economic activity during the first round of
spending. For tourism this involves the impacts on the tourism industries
(businesses selling directly to tourists) themselves.
Final Demand is the term for sales to final consumers (households or
government). Sales between industries are termed intermediate sales. Economic
impact analysis generally estimates the regional economic impacts of final demand
changes. Tourist spending is one type of final demand.
Income is the money earned within the region from production and sales. Personal
Income includes wage and salary income, payroll benefits and sole proprietor's
income. Total Income also includes rents and profits.
Impact analysis estimates the impact of dollars from outside the region (new
dollars) on the regions economy.
Jobs or employment is a measure of the number of jobs required to produce a
given volume of sales/production. Jobs are usually not expressed as full time
equivalents, but include part time and seasonal positions.
Multipliers capture the size of the secondary effects in a given region, generally as
a ratio of the total change in economic activity in the region relative to the direct
change. Multipliers may be expressed as ratios of sales, income or employment, or
as ratios of total income or employment changes relative to direct sales. Multipliers
express the degree of interdependency between sectors in a regions economy and
therefore vary considerably across regions and sectors.
Secondary effects are the changes in economic activity from subsequent rounds
of re-spending of tourism dollars. There are two types of secondary effects:
Page
13
Indirect effects are the changes in sales, income or employment within the region
in backward-linked industries supplying goods and services to tourism businesses.
The increased sales in linen supply firms resulting from more hotel sales is an
indirect effect of visitor spending.
Induced effects are the increased sales within the region from household
spending of the income earned in tourism and supporting industries. Employees in
tourism and supporting industries spend the income they earn from tourism on
housing, utilities, groceries, and other consumer goods and services. This generates
sales, income and employment throughout the regions economy.
Total effects are the sum of direct, indirect and induced effects.
Value Added is the sum of total income and indirect business taxes. Value added is
the most commonly used measure of the contribution of a region or industry to the
national economy, as it avoids double counting of intermediate sales and captures
only the value added to final products.
Page
14
APPENDIX XI
APPENDIX III
Consultation Responses to Scoping Report
St. Regis
Consultee list for formal Scoping consultation

Public Works:
- Keith Masser, Highways
Comments received in an email April 13th, 2016:
The Traffic Impact Assessment should be undertaken in accordance with PPGN 108.
As regards section 5.9 of the scoping report, my only comment relates to Paragraph 9 of section 5.9
which refers to a previous analysis concluding there is spare capacity in the local road network. However
the main constraint upon road network capacity is the capacity of junctions, therefore the Traffic Impact
Assessment will need to be in accordance with PPGN 108 and robust in terms of junction assessment,
and a simple reference back to the 2011 Park Hyatt study would not be deemed to be sufficient.
Further comments received in an email from Highways Engineer to Pete Adwick directly on April 26 th,
2016:
DoP Guidance Note 108 sets out the basic information and methodology required for a TIA/TIS.
Apart from the obvious issue of traffic generation and the capacity of junctions to accommodate any
increase in traffic, the site specific issues are generally as set out in the Scoping Report i.e.
The adequacy and safety of the existing road infrastructure to carry construction and operational
traffic;
The maintenance of public road access to public tourist destinations, non-hotel private
property and Government owned land;
The layout and design of the new and improved road infrastructure;
Accessibility of the development by non-motorised transport modes e.g. pedestrian and pedalcycle.
I am afraid W&E do not have any relevant traffic data for the area, though Mott MacDonald are about
to embark on the traffic survey for the Airport Redevelopment project and it may be possible to share
data by arrangement. The Police hold the road traffic collision records for Bermuda.
As regards the future of existing and proposed infrastructure, I would suggest that any roads that are
necessary to provide for public access to public tourist destinations, non-hotel private property and
Government owned land should remain or be vested as Public Roads maintainable by the relevant
highway authority. Any roads that are necessary for access to hotel property only should be private
roads.
- Nana Turkson, Estates
Comments received in an email April 25th, 2016
Please find my comments on the documents as below. I am available for the site visit on the 29 th of
April.
Concept booklet for the scheme
We have previously expressed our reservations about the scheme going beyond the boundaries of the
site but this does not appear to have been taken into account on a number of the pages. Encroachments
are shown on pages 4, 6, 7, 9, 10, 11, 12, 18 and 19. On page 5, there is an encroachment as well as a
parcel of land which is part of what has been given to the developer. We note that on page 7, the area
coloured orange and designated as Hotel Future Sewage Treatment Plant remains unchanged. As
there does not appear to be the capacity for the existing infrastructure for water a sewage to take on
that of a new development of this scale, are there any other self-sustaining provisions for these in the
scheme?
Scoping Report prepared by Adwick Planning dated March 2016
Much of this appears document appears to be based on the Park Hyatt scheme. We are of the view that
since the current scheme is different to the Park Hyatt scheme in many ways, the developer should have
commissioned new studies to reflect the current time. We however leave that to your judgment.
Site plan (slightly updated from the original version some of you would have seen previously)
The scheme on the first page avoids the encroachment but does not have the Treatment Plant, misses
out some parking and appears to slightly differ in layout from that on the second page. The second page
still has the encroachment and does not have the Treatment Plant too.
From our perspective, we would want to see all the plans/schemes showing that the scheme is entirely
within the boundaries of the land given. Unless they are amended, it is difficult for us to give a conclusive
comment on these without appearing to have given approval to the erroneous plans/schemes. Also, we
do not think the matter of how the developer would obtain water to undertake the construction and
sustain the finished development as well as provide its sewage needs is properly addressed. Perhaps it
may be too early to mention this but it is a matter we believe must be seriously considered at some
point.
- Tarik Christopher, Water
Comments received via email May 2 nd, 2016:
After reviewing the Scoping document, I have the following queries / comments;
1.
On page 16 of the scoping document there is a statement that construction is anticipated to

take place over 4 years beginning in the 4th quarter of 2011. Do they mean 2016?
2. Is the 1.8 million gallon tank beneath Fort Victoria still viable after there has been no
maintenance for several years?
3. Will the Reverse osmosis plant be operated by a contracted locally recognized bulk water
supplier/operator or in-house with trained and intentionally licensed/certified operators?
4. Will the Sewage plant be operated by a contracted locally recognized wastewater treatment
plant /operator or in-house with trained and intentionally licensed/certified operators?
5.
Will there be a facility for the sites potable water system to receive supplementary water if
necessary from off-site utility feeder mains, booster pumping stations, and other water
infrastructure that may ultimately be required to service proposed development if there are
internal failure of on system water treatment systems?
6. Will there be a facility for the sites wastewater treatment systems to pump to offsite utility
sewer mains, pumping stations, and other sewer infrastructure that may ultimately be required
to service proposed development if there are internal failure of on system waste water treatment
systems?
We confirm that the southern Navel potable water and flushing tanks will continue be used until such
time as a solution is implemented out of the St. Georges Water and Wastewater Servicing Master plan
initialed in March 2016.
Further comments received via email on May 2nd, 2016 from Keith Claridge (Water Engineer Section):
Further to the email earlier from Tarik, he has asked me to share some added feedback on the St Regis
proposals.
1. If the development proceeds on a self-sufficient basis the public water system cannot be
considered as a back-up to their water system in the event of breakdowns. The current public
system in St Georges is extremely limited and provides a supplementary service to a few hundred
houses and limited support to the St Georges Club.
2. If the development seeks to place any reliance on the Government water system significant
investment will be required and a developer capital contribution will be necessary.
3. I have worked with both the Port Royal and Tuckers Point golf courses in the past and the use of
Reverse osmosis to provide irrigation water at the level they are suggesting is cost prohibitive
due to the high energy costs in making such water. The technique on island has been for the golf
course to create a lake or water feature to receive treated sewage effluent which then provides a
mainstay source of irrigation water. They state they expect to have 70,000 gal/day of sewage
which would provide a major amount for irrigation.
4. With the loss of the Fort Victoria reservoirs servicing the public water system there will be a need
for replacement tanks. This will require land and a capital investment of at least $400,000.
5. There is currently a master plan study for water and wastewater in progress for the Parish of St
Georges as a whole. One possible option is thought to be to centre water and wastewater
treatment on the BLDC lands linking to St Georges with trunk pipelines. Such a possible option
would be more attractive in land use and would pool all technical resources under one operation.
It would be possible to meet all the irrigation water needs through effluent re-use rather than
seawater RO and would almost eliminate the need for a large water feature. This point is raised
to ensure the plans for the new development remain flexible in the short term to take advantage
of a more regional solution which could be more cost effective for both the development and the
Parish as a whole.
6. The document refers to taking sewage sludge waste to the Tynes Bay incinerator. This will
require consultation to agree a set moisture content for delivery set down in a formal service
agreement.
- Richard Crossley and Jay Samarasekera - Structures
Dept. of Environment and Natural Resources:

- Geoff Smith, Environmental Engineer and Jim Thomson, Hydrogeology
Comments received via email on May 5 th, 2016 see attached.
- Peter Drew, Terrestrial Conservation
Comments received via email on May 4 th, 2016:
Thank you for the opportunity to visit the site accompanied and opportunity to provide initial terrestrial
conservation perspective in respect of the proposed exciting potential development at St. Catherines
Beach and surrounding area.
Many of the initial considerations have been resolved since the initial conversations in respect of this
project.
Remaining matters are:
1. The existing mature Bermuda Palmettos on site which would be impacted, although no longer
listed as a Protected Species, are relevant as a rare endemic species and valuable landscaping
specimen. Our Department would encourage they be utilized within the future landscape plan as
this species of palm relocates with high success rate.
2. Soil conservation should be considered as a priority for the sustainable development of this site.
3. A landscape plan based on the appropriate coastal plant species should be a priority for this
location: please consider the Bermuda Plant Finder 2016 for guidance.
4. Raised Beach Area (Perched Beach) Additional detail is required.
5. Detail is requested in respect of significant rock cuts and associated planting scheme.
6. Our Department would advise utilizing the existing native back-beach vegetation for cuttings,
plantings and as a seed source for nursery stock which can be utilized in the proposed landscape
plan. Should such opportunity not be capitalized upon, our Department would request the
option to utilize this source of specimens for planting at Coopers Island Nature Reserve.
7. Management of existing invasive species (Our Department is not supportive of the inclusion of
listed invasive species as part of a comprehensive and sustainable landscape plan see Bermuda
Plant Finder 2016.).
8. We note the intention of a Skink survey which is fully endorsed.
9. The presence of marine turtles and known area nesting sites: lighting will be a significant
concern in respect of the resort and marine impact.
- Sarah Manuel, Marine Conservation

Memo dated April 29th, 2016 received see attached.
A further email received on May 4th, 2016 indicated the following:
Belatedly, it has come to my attention that the proposed pool will extend into the intertidal
zone, if this is the case, the possible impacts of this should be included in the EIA.
Dept. of Environmental Health:
- Susan Hill-Davidson
Were present at site visit on May 2nd, 2016 however have not submitted any points in writing. Points
made at the site visit primarily included concern over smell mitigation from STP.
Dept. of Parks:
- Lisa Dawn Johnston, Director
Email response received May 2nd, 2016 items in red are the Parks response to my queries in blue:
Further to my emails below, I am seeking confirmation from the Department of Parks whether you have
any comments. I conducted a site visit today and have a few queries of my own:
-
Does Parks control the raking of St. Catherines beach? Also, does Parks need to be aware of the
proposal involving new formalized parking for the public to access Fort St. Catherines beach?
Until summer 2015, the Department of Parks raked the entire beach at the request of the
Minister. We probably will not rake it in the future if the site will no longer be under the
management of the Bermuda Government. However, we would need access to the beach to be
kept wide enough for the tractor in the event that we are asked to rake the beach, and/or need
to do restorative work after hurricanes or high surf events which cause erosion to the beach.
It would be helpful if we are kept informed of the parking for access to the beach, as we will be
required per the National Parks Act 1986 to place a notice in the paper to inform the public of
any changes to the national parks, and provide opportunity for feedback.
Does Parks have any control/management over Fort Victoria? The development proposal
involves converting Fort Albert into a spa. The Department of Parks has no management of Fort
Victoria, or Fort Albert. However, the Bermuda Government Heritage Officer may be interested
in any plans for them as they are part of the World Heritage site designation.
Additionally, we were made aware of the conceptual formalized drawing of the parking for the entire
site in the meeting with Peter Adwick. The questions/concerns we have are as follows:
The fact that the hotel is being built around the beach will mean that the surrounds will become
a construction zone, and the roads leading to the hotel will be realigned. Therefore we ask
whether there will be safe access provision to Fort St. Catherine, Achilles Bay or the national park
section of Gates Bay during this period?
The site concept plan identifies the beach as Public Beach will the public be permitted on the
entire beach?
We are satisfied that there will be vehicular access to Fort St. Catherine and Achilles Bay. The
road will be required to be wide enough for large trucks and our minibus, with access being
available both night and day, 7 days per week.
Dept. of Sustainable Development:

- Lynneice Warren
Memo dated April 28th, 2016 received see attached.
Bermuda Fire and Rescue Service:
- Jamal Albouy
Comments received via email April 28, 2016:

Please be advised, I have been assigned to this project on behalf of our department. We offer no
objection to this project (in theory). However, there are a few points that should be highlighted:
1. St. Regis EIA Scoping Report, Section 5.13.2 (page 44) The new Fire Safety Act 2014 should be
incorporated in the project.
2. We require a turning radius of 35, a turning circle of 70 and a height clearance of 15 (portecochere) for our appliances .
3. A fire ring main (hydrant system) should be incorporated in the project.
4. We required to have access within 150 feet of the furthest point in a building.
HBAC, St. George's Preservation and Corporation of St. George's:
- c/o Richard Lowry, Heritage Officer, Dept. of Planning

The Scoping Report seems to have covered everything that we want to see in the EIS. The main concern
with all heritage stakeholders is the proposed design of the hotel and its close proximity to Fort St.
Catherine and the beach. All groups recommend pushing the hotel away from both and reducing the
massing of the hotel end closest to the Fort.
Ministry of Tourism & Transport:
- Stacey Evans, Policy
NO RESPONSE
Bermuda Tourism Authority:

- Andy Burrows
I have read with much interest the subject scoping document. I have no comments at this reading.
Department of Planning comments on St. Regis Scoping Report:
N.B. The comments have been made in the same order as the Scoping Report contents
Section 2 Proposed Development
2.1 The site plan that is referenced is not the most up to date version and should be replaced.
2.4 Is the restaurant, bar, and pool grill available for public use also or just serving hotel guests and
condo residents?
2.6 For the proposed raised beach where is the sand being sourced from?
2.15 The proposed rock cuts for the public road re-alignment is not mentioned.
Other general comments on the proposed development section:
a) The description of the various phases of works should be explained i.e. Phase 1 includes the
hotel, two condo buildings, golf course and spa
b) At the site visit, it was indicated that the hotel will be constructed on a raised grade. This was
not mentioned anywhere. Mention should also be made on where the fill material will come
from.
c) With respect to infrastructure, there isnt any mention of water supply, RO plant etc.
d) A pool on the most recent site plan is proposed on the existing pier this needs to be
mentioned (see further below under Section 5)
Section 3 Site and Surroundings
3.11 Surrounding area description doesnt mention the leased Government property next to Fort St.
Catherine for the restaurant Beach House by the St. Georges Club
Section 5 Review of Potential Environmental Impacts of Primary Concern
5.4.3 The revised site plan shows a pool being sited on the existing pier structure. The Scoping report
doesnt make mention of this as it was written based on the original site plan please refer to the first
point above under 2.1. In this regard, the potential impacts associated siting a pool adjacent to the
marine environment needs to be discussed. During the site visit, the presence of West Indian Top Shells
(a protected species) was pointed out under the existing pier structure.
5.4.4 Update the fact that the concessions stand is no longer in existence on the site (I believe the
Departments of Parks and Health required the removal given no permissions were in place)
5.4.5 Will the proposed development potentially impact turtle nesting?
5.5.1 Re. the note regarding any possible existing below ground fuel storage tanks the provision was
noted in the Act (section 4 (1)(v)) details of measures (including any decontamination measures) for the
removal of waste that is to be removed from the Property during demolition, site excavation and
preparation, in accordance with the requirements of the Department of Works and Engineering and the
Department of Environmental Protection. In this vein, it would be expected that this point should be
raised and identified that a demolition/decontamination plan be included (which can be added as a
planning condition) in order to protect the natural water resources. I see the abovementioned relevant
section of the Act is mentioned under section 5.6.4 in respect of general waste, however, the
mentioning of potential underground fuel tanks should be captured here too.
The Cabinet Office
Policy and Strategy Section
To:
From:
Date:
Subject:
Report
Victoria Pereira, Planner, Senior Planning Officer

Lynniece Warren, Sustainable Development Officer,

Policy and Strategy Section, Cabinet Office
April 28, 2016
St. Regis Resort Development Environmental Impact Assessment (EIA): Scoping
The Policy and Strategy Section appreciates the opportunity to comment during this EIA scoping
process which is in advance of the St. Regis Resort Developments planning application . This
sustainability assessment considers combined social, economic, and environmental factors with
the purpose of ensuring that residents and visitors have a satisfactory quality of life now and in
the future. The following elements are of particular interest:
1. The Policy and Strategy Section believes that the St. Regis Resort development could
provide economic stimulation to the Town of St. Georges and to the construction and
tourism sectors of the island.
2. A standard of best/international practice that certifies the incorporation of sustainable
development principles in the project is suggested. Going above and beyond requirements
for the approval of the application will likely reduce operational costs and create a positive
impression amongst stakeholders.
3. Some measure of guarantee is requested for the following recommendations:
a. Every opportunity should be provided for qualified Bermudians to be hired or trained for
the construction and operation phases of the resort. Consultation with the Construction
Association of Bermuda, the Department of Work Force Development, the Hospitality
Institute and the Ministry of Education should assist in this regard.
b. Include energy efficiencies and renewable sources in the application given the
objectives of the National Electricity Sector Policy of Bermuda 2015 and the
Electricity Act 2016. Commitments will be beneficial for the developer and
Bermuda because of the high cost of fuel on island and high levels of per capita
greenhouse gas emissions. The Department of Energy can assist in this regard.
129 Front Street
Hamilton, HM 12 Bermuda
Email: sdd@gov.bm
Website: www.sdbermuda.bm
St. Regis Resort Development
c. Align the application with existing national plans e.g. the Tourism Master Plan, the
Workforce Development Plan, and the Bermuda Plan 2008. Apparent conflicts
should be presented with measures to minimise the impact of the discrepancy for
the good of the development and the community.
d. Incorporate waste minimisation during the construction and operation phase
through commitments such as recycling and composting on site. The Waste
Management Section of the Ministry of Public Works can assist in this regard with
waste management standards suitable for Bermuda.
e. Incorporate water efficiency during the construction and operation phase. This
includes the use of grey water systems, and exploring synergies between the
water and wastewater needs of the development and the Town of St. George.
This will require collaboration and coordination with the Corporation of St.
Georges and the Water and Wastewater Section of the Ministry of Public Works.
f. Incorporate natives and endemics in landscaping design. The Departments of
Parks and Environment and Natural Resources can be consulted in this regard.
g. Ensure protections for the green turtle and longtail nesting sites. Alternatives for
longtail nesting sites can be discussed with the Department of Environment and
Natural Resources.
h. Plan for the anticipated effects and impacts of climate change to the beach and
structures of the resort. Erosion, storm surge, and sea level rise are some of the
potential threats that should be considered in the engineering design solution.
i. Integrate universal design and accessibility in all rooms, buildings, and amenities.
This will allow the resort and the island to be marketed to the largest amount of
people and adhere to international and local building codes.
j. Create and conduct an open communications plan as soon as possible with
neighbouring properties and the Town of St. George to ensure engagement, and
determine potential synergies, opportunities and concerns.
k. Consultation and clarity is requested for the publics access and parking options to
all beaches and restaurants surrounding the resort.
l. Integrate Bermudian arts, culture, and heritage within the landscapes,
architecture, and buildings to help provide an authentic Bermudian experience for
visitors.
m. Present an archeological assessment with the view of providing a management
plan if cultural artifacts and objects with historical significance are discovered.
Provide detailed management plans regarding the associated Forts.
n. Include a Construction Environmental Management Plan that is specific to the St.
Regis Resort Development.
o. Include a health and safety assessment and management plan for the
development given the Occupational Health and Safety Regulations 2009. This can
include mitigation and complaint procedures for air, noise, and vibration.
4. The view expressed in this submission intentionally goes beyond the point where approval
to develop may be granted. There are issues that could impact Bermudas sustainability
beyond planning approval.
2
St. Regis Resort Development
5. Please advise should additional information be required from the Policy and Strategy
Section.
Lynniece Warren
Sustainable Development Officer
Peter Adwick
From:
Sent:
To:
Subject:

Monday, May 09, 2016 3:31 PM
Peter Adwick
FW: St. Regis - Scoping process
Hi Pete as requested please see the below.

Thanks,
Vicki
Sent: Thursday, May 05, 2016 10:13 AM
To: Thomson, James A. M. <jamthomson@gov.bm>; Pereira, Victoria L. <vpereira@gov.bm>
Subject: RE: St. Regis - Scoping process
Thanks Jim,
Hi Vicki,
Our comments to Dept of Planning are in blue below.
Apologies for the delay!
Regards
Geoff
From: Thomson, James A. M.
Sent: Wednesday, May 04, 2016 10:50 AM
To: Smith, Geoff C. <gcsmith@gov.bm>
Hi Geoff:
Vicki requested: your feedback is sought on whether the Scoping Report has confirmed those items that are critical for
the Environmental Impact Statement to address. I reviewed Adwick Plannings March 2016 EIA Scoping Report in
comparison with Pollution Controls preconsultation comments (your email to Vicki of 17 Dec 2015). The Scoping Report
is more general and at a lower level of detail than DENR had suggested.
DENR preconsultation comment

1. It is acknowledged that the REGIS
hotel will not have any staff quarters
and is a smaller proposed
development compared to the
previous Park Hyatt. It is also noted
that there were two significant
benefits to the previous proposed
development (Park Hyatt) treating
the wastewater of the Corporation of
St Georges, as this (1) would have
Addressed in section of Scoping

Document
Two versions:
DENR Comments to Planning
1. Ensure section 5.3.10 and 5.6.7 are

5.3.10 It is uncertain [whether WWTP
consistent in the scoping
for St G would be included in resort].
document.
5.6.7: A site has also been identified 2. The developer will need to provide
for the provision of a sewage
a level of treatment of the
treatment plant for St. George
wastewater generated from this
although it is understood that such a
proposed development that is
facility is not intended to be provided
approved by the Environmental
1
created a treated water product good

enough for irrigation in order to
offset Reverse Osmosis sources, and
(2) would also have addressed
potential bathing water quality issues
at Tobacco Bay due to the CoStG
outfall. However, it is acknowledged
that the scalability to accommodate
any wastewater from the CoStG
would not be favourable for the
smaller REGIS development.
2. The proposed dedicated

wastewater treatment plant would
require a Construction Permit and
Operating Licence under the Clean
Air Act and the level of treatment
required would be determined by the
Environmental Authority. DEP would
expect treatment to a Tertiary
standard (i.e. <10mg/l BOD, TSS).
3. DENR would encourage use of

tertiary-treated wastewater for
irrigation of the golf course etc.
Authority under a Construction

permit and Operating Licence.
3. In addition DENR is mindful that
MPW Water Section is currently
completing a project that is
investigating the best strategy to
address wastewater treatment
collectively for CStG. If this study
can identify a clear strategy in
2016 of how to treat all sewered
wastewater generated in CStG
then DENR would consider
reducing the level of treatment
required for the hotel providing
that it could provide some level of
lesser treatment (i.e. primary
treatment) for the wider CStG
community.
5.6.7. A site has been identified for the See comments above.
proposed hotel sewage treatment
plant but the specifications for the
facility are not yet known. A site has
also been
identified for the provision of a
sewage treatment plant for St. George
although it is understood that such a
facility is not intended to be provided
5.6.8. As noted in paragraph 9 in
section 5.5 above existing sewage
disposal infrastructure is located
within the leased area. The intentions
for this infrastructure will need to be
established so that this and the
proposals for
wastewater treatment for the resort
and St. Georges can be incorporated
into the proposed master plan for
water and wastewater in St.
Georges.
5.7.5 Air quality/WWTP scoping
doc notes that WWTP is a CP and must
meet EA standards.
Not addressed.
DENR can provide guidelines set by
the US EPA for levels of treatment
required for water reuse such as
irrigation etc. DENR and the Authority
finds these guidelines acceptable for
Bermuda.
2
4. DENR will expect the scoping

document to quantify the following:
a. Numbers of bedrooms, persons
(guests/staff), and the amount of
wastewater generated by the hotel,
condominiums and other buildings
developed under this application that
will need to be treated at the REGIS
wastewater treatment plant.
b. Grease traps required for all food
preparation and kitchen areas.
This level of detail not provided in

scoping doc just general siting.
scoping doc.

scoping doc.
Detail expected at Final

Environmental Scoping Document.
c. Numbers and locations of lift

stations taking into account gravity
flows and topography.
d. Amount of water required for
irrigation (hotel gardens and golf
course). What sources will be used?
SWRO capacity?
e. Will salt water, brackish water, or
reclaimed water be used for flushing
toilets?
f. Numbers and locations of disposal
boreholes for: (a) treated
wastewater, (b) rainwater, (c) water
tank overflows, (d) SWRO
condensate, etc. Note that these
would require Water Rights
certificates under the Water
Resources Act.

scoping doc.


scoping doc.


scoping doc.


scoping doc.

These details will be required ahead of

the submission of the Construction
Permit and will inform the level of
treatment that will be required.
5.5.10: A condition of the in principle

planning permission requires the
method, design and specifications of
the supply of water to comply with the
requirements of the Environmental
Authority, the Department of
Environmental Protection and the
Department of Health (S.4(1)(c) of the
St. Georges Resort Act 2015). These
details are not yet available.
f. Numbers and locations of
5.5.6 Notes that groundwater
abstraction Wells: DEP can assist with resources are protected under Water Environmental Scoping Document.
expected thicknesses of the
Resources Act and abstraction rates
freshwater lens and likely well
are limited by EA.
pumping rates and water quality at
different locations. Abstraction wells
would also require Water Rights
certificates.
g. Fuel storage tanks (number and
location).
scoping doc.
Environmental Scoping Document or
DAP1 stage.
h. Controlled Plants as defined by
5.7.2 refers to dust during
Agreed.
the Clean Air Act (WWTP, backup
construction.
generators, boilers, diesel pumps,
5.7.5 refers to Controlled Plant used in
etc.)
operations, Clean Air Act, EA approval.
5.8 Noise and Vibration (would apply

to rock crushing/sifting) - refers to
Clean Air Act
i. Pool backwash carbon filter and Not addressed.
disposal route (sand filter/borehole).
5. Consideration will be required to
Not addressed.
maintain Governments freshwater
lens monitoring capability in St
Georges with the numerous
monitoring wells that are located
throughout the proposed REGIS site.
5.6.6. A condition of the in principle
planning permission requires that the
method, design and specifications of
the proposed sewage disposal system
and of the provisions to be made for
containing and disposing of
stormwater run-off to comply with
the requirements of the
Environmental Authority, the
Department of Environmental
Protection and the Department
of Health (see S.4(1)(c) of the St.
Georges Resort Act 2015). Similar
details will need to be provided for
the management and disposal of
swimming pool water backwash.
Not commented on by Pollution Waste management:
Agreed.
Control, but addressed in the Scoping
Report > Construction - 5.6.4 indicates that a
CEMP will likely be required.
Operations 5.6.5: Details of the
methods for collection and disposal of
waste generated by the hotel
operation will need to be included in
EIA.
Kind regards,
Jim
Sent: Thursday, April 28, 2016 10:26 AM
Cc: Thomson, James A. M.
Hi Vicki,
4
Standby on the confirmation for the site visit.

We will want to review the scoping document first.
Regards
Geoff
To: Christopher, Tarik <tjchristopher@gov.bm>; Crossley, Richard <rdcrossley@gov.bm>; Samarasekera, Jay
<jsamarasekera@gov.bm>; Pettit, Andrew <apettit@gov.bm>; Smith, Geoff C. <gcsmith@gov.bm>; Thomson, James A.
M. <jamthomson@gov.bm>; Drew, Peter J. <pjdrew@gov.bm>; Manuel, Sarah <smanuel@gov.bm>; Hill Davidson,
Susan <shill@gov.bm>; Denkins, Aaron <awdenkins@gov.bm>; Johnston, Lisa <ltjohnston@gov.bm>; Burt, Craig
<caburt@gov.bm>; Lavigne, Justin P. <jplavigne@gov.bm>; Evans, Stacey <sevans@gov.bm>; 'Roland Andy Burrows'
<raburrowsjr@bermudatourism.com>; Warren, Lynniece <lwarren@gov.bm>; Masser, Keith J. <kjmasser@gov.bm>
Cc: Williams, Larry <lqwilliams@gov.bm>; Ratteray Pryse, Aideen <aratteraypryse@gov.bm>
Hello again,
Further to the below, a site visit has been arranged for Monday May 2nd at 9:30am meeting place is St. Catherines
beach.
Please advise at your earliest opportunity if you are able to attend.
Thank you,
Vicki
To: Christopher, Tarik <tjchristopher@gov.bm>; Crossley, Richard <rdcrossley@gov.bm>; Samarasekera, Jay
<caburt@gov.bm>; Lavigne, Justin P. <jplavigne@gov.bm>; Evans, Stacey <sevans@gov.bm>; 'Roland Andy Burrows'
<raburrowsjr@bermudatourism.com>; Warren, Lynniece <lwarren@gov.bm>
Cc: Williams, Larry <lqwilliams@gov.bm>; Ratteray Pryse, Aideen <aratteraypryse@gov.bm>
Importance: High
Good morning all,
Further to my email below, your comments to the subject development for the scoping phase have not been received. If
you dont have any comments on the submission details to date, I would appreciate confirmation via email.
Your attention to this is respectfully requested with urgency.
Kind regards,
Vicki

Sent: Friday, April 08, 2016 12:09 PM
To: Masser, Keith J. <kjmasser@gov.bm>; Turkson, Nana O. <noturkson@gov.bm>; Cobb, Mark <mcobb@gov.bm>;
Christopher, Tarik <tjchristopher@gov.bm>; Crossley, Richard <rdcrossley@gov.bm>; Samarasekera, Jay
<caburt@gov.bm>; Lavigne, Justin P. <jplavigne@gov.bm>; O'Leary, Dr. Nicola E. <neoleary@gov.bm>; Lowry, Richard
<rmlowry@gov.bm>; Evans, Stacey <sevans@gov.bm>; Roland Andy Burrows <raburrowsjr@bermudatourism.com>
Cc: Williams, Larry <lqwilliams@gov.bm>
Subject: St. Regis - Scoping process
Importance: High
Good morning all,
I write in respect to the development scheme for the former Club Med site. Some of you will recall being involved in
early pre-consultation discussions back in December.
In a meeting held with the Department of Planning this past Monday, the developers confirmed their desire to
commence the process of filing a final DAP1 planning application. In advance of a formal submission, we are beginning
with the formal scoping process.
I am therefore requesting your review of the details we have in hand thus far. The documents include the following:
1. Scoping Report prepared by Adwick Planning dated March 2016
2. Site plan (slightly updated from the original version some of you would have seen previously)
3. Concept booklet for the scheme
These documents can be found at the following link:
https://www.dropbox.com/sh/imq6ke1ntxzcdyu/AACRK7smRI1A4-zySnxSEIwpa?dl=0
For your respective remits, your feedback is sought on whether the Scoping Report has confirmed those items that are
critical for the Environmental Impact Statement to address. If there are any other comments/questions you have at this
stage, please forward those also.
The requested date for comments is Wednesday April 27th. I am also trying to set up a site visit for myself with the
agents for the project for either April 28th or 29th. Please let me know if you would like join us.
Kind regards,
Vicki
Senior Planning Officer, Development Management
Direct: 441-294-9114
http://www.planning.gov.bm
APPENDIX IV
Public Meeting Summaries of Comments Received
June 9, 2016 St, Regis Hotel Development Exhibit, Pennos Warf, St. Georges
Comment Cards
Lorne 333-1830
rev_lorne@yahoo.com
The Casino: How will the security work? Who will be allowed in? Are there any restrictions to
gamming?
Anonymous
The beach and road leading to the Fort need not be touched. Go back across the street and start there.
Poor arrangement for the public.
Anonymous
Leave the developing on the hill where it was.
Bruce Barritt
236-7171 ext 223
bruce@barritts.bm
Will access roads be widened to accommodate commercial trucks for deliveries?

Who is the main local contractor?
Will there be any final Project?
What will be the source for water in the hotel?
Will the hotel condos use traditional construction material concrete block etc. or will a new
construction method be used?
The limits of swing bridge and narrow access roads to the site?
louig@therock.bm
It is my sincere feeling that the hotel should be further or lets say just below midway of the hill. And yes
we do need a hotel in St. George
louigi@therock.bm
The road way from the Drew Bay that continues on along the coast line should no change. The plaque
that is on a rock close to the ____ depicts the landing of Sir Thomas Gates, 1st Gov of Bermuda. This is a
world heritage site and everyone should have excess to it.
Symark53@gmail.com
Why did the vendors have to be moved from the beach now?
Why is the beach defined within the hotel grounds?
lloydvanputten@gmail.com
Will World Hertidge Site Beach sign put up.
Need more rooms
How many Bermudian will be employed, not 50% like Pink Beach I hope.
bdamakeithappen@gmail.com
Can you assure us that you will conserve the marine life. No sewage that will be ok towards our marine
life.
The Public
During the life of each hotel prior to the proposed hotel there has been an operational police station in the
town: What plans are being made to build a pace compliant police station to accommodate the increase
volume of person, crime and activity in St. Georges.
Richard Lee
799-3324
rjlee@northrock.bm
The 7 lots of private estate sale number 6 on plans prime location for public to sit and enjoy view and
Longtail bird watching. Should not be sold. How condo units are you intending to built on old Club Med
site on hill. Enough condos on local market now that have not been sold??
Dr. George Cook
295-2595
gjpcook@logic.bm
Compared to the original video presentation as per pages 18 & 19 Massing Study, this is a big
improvement in being moved back from the beach (Gates Bay), but it is still too close to the most historic
spot in Bermuda. We began on the beach 28 July, 1609, after the wreck of the Sea Venture.
Anonymous
Looks to be a very promising project as tonight you have shown you ability to aling with a quality team.
We hope that trend continues. Regards
Mr. Fox
747-1523
I can live with the hotel but not the 7 lots as long as no further development as the project progresses
Anonymous
You are all lying to us. Hope it does not go up.
Page 2 of 2
June 9, 2016 St, Regis Hotel Development Exhibit, Pennos Warf, St. Georges
Notes
Anthony DeShields
Are you part of the Design Team?
Are you Bermudian?
Who are your people?
Is the roadways going to be public to and from the Fort/Tobacco Bay? Yes.
Why is the hotel built close to the beach? Since Sr. George Somers landed there.
Does the public have access to the beach during Cup Match time?
Is the dock going to remain? So far, yes.
Is there a local company(s) being designated to supply/import items?
Where is the spa going to be/what to happen to remaining land/site to be used for?
Is thee going to be a sit down presentation?
Is the public going to gain access to the plaque/monument?
What is going to be the makeup of Bermudians working in the hotel?
Is everyone familiar of the history of the beach/site?
Should the forts be restored to historic significance.
Start Date
Number of people employed
Height approx.. Fort St. Catherine
Condo Hotel back hotel
98 = condo
Sun power
Solar ___ - BAC
Clearwater Beach
Surf Club woner
Johns S. LTd.
Bush
Heritage Site
Keith Hodgkins
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
What times will the beach be available to the public.

Where is the beach access
Will they serve food and drinks to the public on the beach
Will there be an area for hotel only.
What about the existing marsh and can the hotel be built on soft sand
How do you get to Fort St Catherine's.
Will boats use the existing pier
When is the hotel opening?
When will they start construction
How often will the hotel have functions on the beach. If they do will the public be allowed on the
beach as well
Why such a small hotel. Bermuda needs more hotel beds than this.
Is Gunpowder tavern under the lease and will it be used
Have they received a casino license
Can the hotel be built without a casino
How many units in the condos and how many rooms in each unit
Will there be staff housing?
Are condos freehold units or part of the hotel
Are the residential lots private dwellings. If so what happens to them after the lease expires. Do they
revert back to the Government or do the owner get to keep them
One person wants the golf course to remain a park as she likes to use the cart paths to move around
St Georges.
Could the golf course be 9 holes and the western gold course become a public park
If it does become a golf course can people still be allowed to use the golf cart lanes in off hours for
jogging and biking.
Will the golf course be open to the public
Why was this not a true public meeting. It appeared to be a "roll out" and people couldn't voice their
concerns.
How many Bermudian will be hired to work at the hotel will it be like pink beach which will be
mostly foreigners
How many Bermudian will be hired for the construction
Will there be staff housing
Will the sewage at Tobacco bay be treated by the hotel
One person is concerned about the residential units by tobacco bay. He says that is a prime area for
watching long tails. He was a birdwatcher
Why did the lease include the little island north of black beards if there is no intention to develop it.
Why is the hotel so close to the beach it should be further back into the hill.
Page 2 of 6
From Peter Adwick

Overall reaction was strongly in favour of the development of the hotel The
list of specific queries/concerns expressed is as follows:
1. Should ensure that heritage is kept.
2. There have historically been swampy ground conditions at the hotel site. How will this affect
hotel construction?
3. Estate lots how/when will they be developed?
4. The site for the estate lots near Blackbeards is good for birdwatching especially longtails.
5. How will sewage be disposed of?
6. Will the beach be open to the public and where will access be?
7. Will access to Fort St. Catherine be maintained?
8. Could the golf course be used for other recreational purposes water park, horse-riding?
9. Are the condos part of the hotel?
10. Does the hotel have a casino licence?
11. Could other parts of the leased area be used for horse-riding?
12. Will the Woodland Reserve areas be retained?
13. Beach is not used by many people but may have a couple of tents at Cup Match.
14. Is the hotel the same height as Fort St. Catherine?
15. When will ground be broken?
16. Will the existing pier/jetty be re-used?
17. Problem of storm impact on hotel as it faces open Atlantic.
18. How will access for service/delivery vehicles be provided?
19. Hotel is needed and will boost economy of St. George.
20. Will buses have access to fort etc.
21. Possible use of golf carts by hotel guests to get into St. George.
22. Is staff housing included?
23. How many condo units?
24. Hotel is about right size for St. George.
25. Will hotel allow local people to have BBQs/parties on beach?
26. Beach is very historical can hotel have display to show history?
Page 3 of 6
Colin Campbell
From: Africa:
When will the hotel be built?
Will the beach be available during Bermudian holidays such as 24th May, Heroes Weekend, Cup Match
etc?
Access to beach for locals? Can people bring their own chairs and umbrella or have to rent from the
hotel?
Are Bermudians able to contract for beach concession sales?
Elizabeth Christopher
When will the hotel be built? Why in this location? Why was this approve here?
Hotel should be built across the road on the hill
Did not like no public questions from the floor approach.
Michele Smith
Too close to beach/comment
20 above sea level
Concerned wave action
Historical experience must be met & historical value of the beach? Access to beach from South Road
access.
Richard Pitcher all over
Bermuda Security Group
rpitcher@bsg.bm
Gates his bay
First settlers this is my bay
Thomas Gates Governor
Lorne Bean
Public beach 24 hour?
Everyone is (x4 persons) upset its not a sit down open question meeting
Open meeting called me a liar.
Alan Douglas
Parker
Mary Simmons signorjoelle@hotmail.com
Page 4 of 6
Mr. Burge who owns the huts

-had a permit
Remarks by Developers/Design Team

Miguel
Developer queries
Set up offices in St. George and open for queries
Developers who discuss with Brand to manage hotel.
Roberto
2 years in planning
Looking forward to starting & finishing the project
122 room St. Regis with golf & ___?
Hotel and golf to start
Funding has been secured
OBM 80 years in Bermuda
Doug
Excited about fitting with the fabric of Bermuda
Respect monument and scaleability size of
Beach is public and always will be open to public
Colin
Long engagement with St. Georges
Environmental Impact statement
Corp of St. G. thanked Mayor and Corp
Private lots
(19) public washrooms?
Thomas Harvey 334-9434 - millwork
Cindy Swan
Kim Swan
George and Jo Cook 295-2595 History Book
Page 5 of 6
Alley Daniel - notes

Public toilets? Location
The location in previous building
Loews
Is this going to be built?
May close public access from south to beach along front?
Golf course 9 holes?
The lots? Who owns this, what land of ownership are they proposing?
The lots very close to water, just rocks etc.
Genelle John 707-6449
Salt Spray Soap Co.
Handmade in Bermuda soap
Guest soap? saltspray@gmail.com
Cup Match, access should be more open, not useable enough
Generators
Bus access
Page 6 of 6
PUBLIC MEETING 9th June 2016

Cruise Terminal, Pennos Wharf, St. George.
Overall reaction was strongly in favour of the development of the hotel

The list of specific queries/concerns expressed is as follows:
1. Should ensure that heritage is kept.
2. There have historically been swampy ground conditions at the hotel site. How will this affect
hotel construction?
3. Estate lots how/when will they be developed?
4. The site for the estate lots near Blackbeards is good for birdwatching especially longtails.
5. How will sewage be disposed of?
6. Will the beach be open to the public and where will access be?
7. Will access to Fort St. Catherine be maintained?
8. Could the golf course be used for other recreational purposes water park, horse-riding?
9. Are the condos part of the hotel?
10. Does the hotel have a casino licence?
11. Could other parts of the leased area be used for horse-riding?
12. Will the Woodland Reserve areas be retained?
13. Beach is not used by many people but may have a couple of tents at Cup Match.
14. Is the hotel the same height as Fort St. Catherine?
15. When will ground be broken?
16. Will the existing pier/jetty be re-used?
17. Problem of storm impact on hotel as it faces open Atlantic.
18. How will access for service/delivery vehicles be provided?
19. Hotel is needed and will boost economy of St. George.
20. Will buses have access to fort etc.
21. Possible use of golf carts by hotel guests to get into St. George.
22. Is staff housing included?
23. How many condo units?
24. Hotel is about right size for St. George.
25. Will hotel allow local people to have BBQs/parties on beach?
26. Beach is very historical can hotel have display to show history?
APPENDIX V
St. Regis Resort Development - Site Plan
50
65
65
65
65
50
65
TW
50TW
65
50
65
50
16 4
50
50
16 4
65
16 4
16 4
16 4
65
t er
Wa
k
M ar
HW M
HW M
FR
FR
FR
HW M
FR
FR
HW M
FR
FR
FR
FR
con crete
FR
FR
FR
FR
FR
43
43
43
43
16 4
65
16 4
46
27
46
16 4
46
46
46
46
46
46
46
46
43
FORT VICTORIA
16 4
65
46
46
46
46
46
46
G R
94
46
46
43
46
43
LA
NE
46
wall
water catchment
46
46
46
sign
L TA
NKS
HILL
tra ck
(P r
iva
st
e
on
ll
old
one
st
wa
wall
SE a.
UR 6 h
O
C 22
LF 7.
GO a=3
e
Ar
ate)
. Priv
(Go vt
wa
11
MH
rt
pa
t e)
AD
K RO
PA R
NAV
A
46
43
MH
MH
ac road
tarm
tarmac
rem
ai
ns
of
old
e
ston
GOLF PRO SHOP
46
46
G R
94
SG N
SI G N
SG
SI G
NN
43
15
18
MH
cart
c
ma
tar
CASINO
RAGE
46
65
ST OSG
PSI NG N
43
)
rge
Geo
HOTEL/CASINO BOH
SERVICE DELIVERIES
ll
wa
ANCH
O
ne
sto
46
G R
ca
fe
nc
e
old
Building
46
sign
65
L
H IL
St
HOTEL SWIMMING POOL
wd
n
46
e)
Buildi ng & yard
at
riv
.P
HW M
NT
ME
. of
HOTEL RESTAURANT
46
46
vt
(Go
FR
13
N
ER
HOTEL BALLROOM
46
46
HW M
12
16
orp
(C
D
OA
LR
HIL
T
N
ME
RN
VE
O
G
RO
HOTEL BEDROOMS
46
FR
V
GO
MAIN HOTEL ENTRANCE
7 RESIDENCES
(CONDO/APARTMENT
HISTORIC LISTED BUILDINGS
SECONDARY SEWERAGE
TREATMENT FACILITY
ESTATE LOTS
MAIN ACCESS ROADS
46
AD
RO
PROPERTY BOUNDARY LINE
water catchment
46
O
CH
AN
46
GE
RA
7 RESIDENCES UNITS
gh
Hi
LEGEND
65
FR
Tobacco Bay
3
3
nd
Po
ot
o
C
pa th
67
67
67
65
67
ac
tarm
67
65
ss
65
roa
65
67
gra
67
65
b erm
67
66
65
G R
65
65
65
67
65
is
65
65
65
65
67
65
66
65
67
65
65
67
65
67
66
65
65
65
66
65
67
65
66
65
65
65
65
65
65
65
di rt
casuari na
casuari na
65
66
66
65
67
65
65
66
66
65
66
Hig
h
67
65
65
AD
L RO
66
66
66
PI NK 1 56
sand trap
at
e
65
T HIL
asphal t
N
ME
VERN
65
67
sand trap
66
ap
pr
ox
im
65
65
m GO
fro
22
Bd
67
PI NK 1 57
66
G R
G 67
R
67
65
66
65
66
65
66
65
67
65
65
65
65
66
PI TT
67
65
65
66
65
65
67
65
67
67
65
65
65
65
ar
k
65
66
66
65
66
65
65
65
casuari na
casuari na
casuari na
43
43
65
65
43
65
65
43
66
65
65
66
65
casuari na
pi ttosporum
bay grape
CM3
er
M
65
W
at
65
65
66
sand trap
65
67
pa
67
43
43
grass
65
43
43
43
65
67
65
65
43
43
65
43
43
43
43
65
67
43
65
65
65
43
43
43
43
G R
65
67
67
67
65
65
65
43
65
43
65
65
43
43
67
65
65
43
43
65
43
65
43
65
65
65
43
G R
43
43
65
65
43
43
43
65
65
65
65
65
65
65
65
43
G R
65
65
65
65
65
65
65
65
65
65
65
65
43
43
65
COOT POND
ROAD
4343
65
43
43
65
65
43
65
10 0
65
43
65
65
43
65
65
65
65
65
65
gate
ol eander
grass
Building
ol eander
i /c
cpv
nc
r et
e
OH
i /c
asphal t
ol eander
pp
65
43
43
gravel
i /c
casuari na
pi ttosporum
i /c
i /c
moat
43
OH
i /c
col lapsed
wal l
i /c
i /c
43
13 0
or um
mixed bush
i /c
65
65
pi ttosp
65
65
43
ll
wa
bay grape
grass
casuari na
norfol k pi ne
65
concrete
bay grape
co
65
mixed bush
65
43
pi ttosporum
casuari na
casuari na
pp
di rt
No. 1
thresho ld
el evati on
97.5
i /c
i /c
grass
bay grape
asphal t
ck
tra
concrete
pedestal s
rt
ca
65
43
43
COOT POND ROAD
65
43
65
65
65
65
65
65
65
65
65
65
65
i /c
65
65
43
65
12 9
65
65
65
vent
i /c
65
65
13 0
65
i /c
43
65
65
65
65
tank
rubble
65
G R
43
65
mixed bush
43
13 0
65
65
65
65
G R
65
4313 0
65
65
65
i /c
pp
OH
pp
OH
i /c
43
43
65
43
43
65
65
guy wire
ruin
i /c
asphal t
65
13 0
43
43
43
65
65
65
65
65
65
12 9
13 0
i /c
65
65
65
65
grass
er
and
ole
65
65
i /c
ls
guy wire
OH
grass
65
13 0
43
65
65
65
65
65
65
moat
43
13 0
43
pp
O LD
65
65
CA S
65
65
65
65
43
43
CA S
i /c
i /c
RO
65
AD
OH
65
50
65
65
65
50
i/c
buildin g
RO OF
43
50
65
65
9 2
92
i/c
70
RO OF
43
65
bu ildn
ig
RO OF
65
of
43
65
65
65
65
65
i /c
pp
65
65
AS P
21 5
21 5
65
asphal t
i /c
kerb
open
tank
concrete
i /c
65
43
43
TW
AS PH
65
AS43
PH
fenc
e
AS PH
65
65
65
43
65
TW
65
65
65
wo od
deck
as
ph
a lt
65
65
DE CK
65
wo
od
en
65
TW
65
d rail
guar
wooden
65
65
65
43
79
No. 9
cess pit
ven ts
re
m
ai
ns
access
70
70
50
b uilding
RO OF
50
50
RO OF
No. 3
1.00m verge
for services
M ILI
65
70
70
pump room
65
i /c
TARY
sagos
i /c
gate
bay grape
65
65
BO X
BOBOX X
65
70
b uildn
i g
70
70
dge
he
65
65
of the ATLANTIC OCEAN
FR
HOTEL/CASINO
BOH SERVICE
DELIVERIES
FR
MAIN ENTRY ROAD
67
67
SEWERAGE TREATMENT FACILITY
GOLF PRO SHOP
RE: -SERIES
DRAWINGS
122 HOTEL UNITS
wal
l
sto
RE: -SERIES
DRAWINGS
TP
ON
D
CO
O
e)
eorg
St.
G
ne
rp. o
f
(Co
ROA
D
'
14
STATE LOTS
t rac
'
13
65
21 5
65
i /c
21 5
65
EO V
RO OF
RO OF
65
65
28
OH
65
bu iR
ldO
ing OF
AS PH
43
65 65
65
TW
DE CK
65
65
65
AS PH
AS PH
EO V
65
65
AS PH
65
shaft
EO V
65
G R
ls
pp
OH
ol eander
pp
ol eander
OH
i /c
65
pavers
concrete
AS P
sp ot
65
guy wire
AS P
AS PH
AS PH
6 5
gate
pp
65
43
43
G R
65
21 5
21 5
65
cess pit
ven ts
7979
RO OF
bu ilding
bOui
ldn
O
ig
FOF
65R
RO
21 5
No. 28
co
'
15
65
AS PH
65
65
65
65
65
65
65
65
AS P
65
AS P
43
43
AS PH
43
EO V
EO V
65
EO V
65
10 8
65
b uilding
RO OF
AS P
65
sp ot
path
brace p ole
guy wire
RO OF
SG 65
N
43
RO OF
build n
70
ig
AS PH
65
RO OF
70
AS P
70
43
RO70OF
43
65
43
43
65
43
i /c
AS P
moat
65
TW
65
44
43
TW
65
65
44
buildi70
n g
70
65
65
TW
43
65
65
65
65
43
65
OH
e
dg
he
c onc
r ete
bridg
e
oor um
rubble pi le
pi ttosp
Steel(Fd)
26
n der
ol ea
casuari na
grass
65
65
buildn
i g
TW
TW65
screw pine
AS
43P
No. 26
casuari na
i /c
43
43
TW
TW
Building
43
concrete
bui70
ld n
ig
RO OF
43
ol eander
AS P
43
RO 43
OF
RO 70
OF
sign
70
43
gu
wir y
e
SG N
65
65
concrete
mixed bush
di rt road
EO V
EO V
AS P
AS P
65
65
65
43
RO OF
TW
44
44
65
TW
92
92
92
92
TW
65
65
43
TW
92
65
43
65
TW
43
43
65
TW
65
TW
65
FP
TW
65
SG N
65
SG N
65
65
TW 65
65
65
OT
cre
c on
ol eander
43
43
43
wa
ll
65
cal ophyll um
screw pine
concrete
e
tte
gate
asphal t
ne
65
65
65
65
TW
65
65
65
65
TW
65
65
65
65
TW
65
B ay Grape
ol eander
24
No. 24
ole
OH
asphal t
guy wire
an
r
de
sp ot
65
s and path
norfol k pi ne
casuari na
norfol k pi ne
rubble pi les
casuari na
asphal t
i /c
pp
norfol k pi ne
bay grapes
65
Fort Saint Catherine
TW
TW
AD
RO
TW
st
o
ND
RD
gas pump
grass
RD
PO
RD
65
TW
TW
65
65
flag pole
CA N
TW
CA N
TW
TW
65
FP
43
AS P
asphal t
CO
green
house
drain
CA N
65
TW
TW
65
CA N
CA N
CA C
NA N
CA N
CA N
CA N CA N
SG N
CA N CA C
NA N
CA NCA N
flag pole
canon
TW
65SG
sign
TW
65
TW
concrete
92
92
92
TW
TW
43
6'
ta
rm
ac
ad
ro
ac
rm
ta
'
15
'
'
16
pla n
tm ent
trea
wa ter
14
'
19
'
19
lig ne
d)
ROAD
(re -a
'
18
'
11
'
65
65
65
casuari na
65
65
15 6 10
OH
65
65
65
SA ND
65
SA ND
50
TW
65
50
TW
65
65
50
pal m
SA ND
sp ot
TW
65
TW
SA ND
TW
TWTW
rb
ke
65
50
65
SA ND
65
65
65
HW M
HW M
TW
HW M
65
TW
norfol k pi ne
50
ol eander
ol eander
i /c
50
50
grass
65
50
ol eander
ol eander
pal m
50
50
sand
65
norfol k pi ne
65
SA ND
TW
ol eander
norfol k pi ne
gravel
pal m
guy wire
65
TW
asphal t
pp
65
65
mixed bush
mixed bush
11
POND
COOT
'
24
'
13
'
17
'
15
'
25
ca
rt
pa
th
'
17
'
26
'
11
SITE AREA: 5 331 744 Sq F (122,411 Acres)
rt
p at
h
ca
65
50
sp ot
50
65
TW
sp ot
66
50
66
TW
50
66
asphal t
berm
re-aligned
BARRY ROAD (
'
45
ke
rb
'
11
ma rk
water
high
ate
'
13
lle
er
and
e)
ve
ole
rb
ke
LA
N
r
nde
olea
t ra
ge
hed
SA
PP
E
k
cart trac
der
ol ean
us
path
sc
'
26
um
concrete
ke
rb
cal ophyll um
cedar
i /c
RO
A
norfol k pi ne
pi er
ol eander
gravel
asphal t
cedar
sand trap
Waters of ATLANTIC OCEAN
(damag ed)
cal ophyll um
ol eander
BA
RRY
8'
'
11
proxim
is ap
dary
Boun
'
11
kerb
h ibi
alk
alk
ew
ew
sid
sid
ke
rb
drain
cal ophyll um
ol eand
asphal t
er hed
ge
ol eander
91.1
asphal t
alk
s idew
AD
at
ri v
(P
asphal t
green
ol eander
norfol k pi ne
norfol k pi ne
norfol k pi ne
i /c
cedar
cedar
tank
hand pump
'
mixed bush
ol eander
ROAD
RO
'
43
'
"
2 2'6
35
1 9'
'
43
'
11
AD
TORIA
RIA
31
cedar
'
i /c
30
ruin
bunker
60'
as
ph
t
al
grass
mixed bush
FORT ALBERT
shed
shed
CASINO
HOTEL BALLROOM
HOTEL RESTAURANT
ENTRANCE/LOBBY
LOUNGE & BAR
MAIN HOTEL ENTRANCE
PIER
HOTEL SWIMMING POOL
ST. CATHERINE'S
PUBLIC BEACH
NEW FORMALISED
PUBLIC BEACH ACCESS
& PARKING/DROP-OFF
AREA
FORT
ST. CATHERINE
AD
RO
CTO
rb
ke
VI
15
OAD
DR
ROA
IA
TOR
VIC
cr ete
VIC
pi ttos
por
el
67
2 1'
"
2 2'6
22
35
1 9'
49
'-6''
60
'
"
2 2'6
33
65 '
nc
60
10
l fe
75
ee
'
60
st
RO
'
th
RIA
65
pa
th
pa
'
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Date
SCALE:
PROJECT #:
A-101
DRAWING #:
CHECKED BY:
DRAWN BY:
7/25/2016 8:57:20 PM
SITE PLAN
(1"=60')
DRAWING:
ST. REGIS
PROJECT:
Interiors:
Duncan Miller Ullmann Design
Landscape Architect:
Tabora + Tabora
Description
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
No.
APPENDIX VI
St. Regis Resort Phasing Plan
Phase 1 Hotel and SPA

Phase 2 Golf Course
Phase 3 Condos nearby hotel
Phase 4 Remaining Condos
Phase 5 Estate Lots
N
0
ST. REGIS PHASES DIAGRAM

APRIL 2016
500
1000
2000
APPENDIX VII
St. Regis Resort General Landscaping Plan
APPENDIX VIII
APPENDIX IX
QU
OF
A
T A F ERU
NT
BERMUDA
2015 : 40
TABLE OF CONTENTS
1
2
3
4
5
6
7
8
9
10
Citation
Interpretation
Protection of World Heritage Site (Historic Town of St. George and Related Fortifications)
Hotel concessions
Commencement
SCHEDULE 1
Hotel Concessions
SCHEDULE 2
List of Operational Supplies that Qualify for Full Relief from Customs Import Duty
SCHEDULE 3
Property Plan
SCHEDULE 4
Definitive Boundary Plans of the Property
SCHEDULE 5
Subdivision Plan
WHEREAS the Developer intends to develop a luxury hotel and resort on Government
land lying to the south side of St. Catherines Point in the Parish of St. Georges;

AND WHEREAS the Government of Bermuda seeks to enter into an agreement with the
Developer in respect thereof;
AND WHEREAS it is expedient, in a special Act of the Legislature, to authorize the
leasing of the land to the Developer and to facilitate the project by granting, subject to
conditions, rights and concessions for the Developer to develop and deliver a tourism
development on the land;
Be it enacted by The Queens Most Excellent Majesty, by and with the advice and
consent of the Senate and the House of Assembly of Bermuda, and by the authority of the
same, as follows:
Citation
1
This Act may be cited as the St. Georges Resort Act 2015.
Interpretation
2
In this Act, unless the context otherwise requires
Developer means Hotelco Bermuda Holding Ltd., a local company incorporated
under the laws of Bermuda on 17 July 2015 and includes, for the purposes of
section 3, any local company that is a wholly owned subsidiary of the Developer
and has been granted consent under section 4A of the Companies Act 1981 to
hold land;
Development means the development on the Property of the Resort;
freehold land means all that land which is part of the Property, having an area of
approximately 0.175 hectares (0.431 acres), shown in Drawing No.
5510/046/448a in Schedule 5;
Hotel means the luxury hotel to be developed and built by or on behalf of the
Developer on the Property in accordance with the Master Development
Agreement;
lease means a lease entered into by the Minister and the Developer under section
3;
Master Development Agreement means the agreement to be entered into
between the Government and the Developer for the development of the
Property;
Minister, when used otherwise than in section 3(4) and Schedule 1, means the
Minister responsible for public lands;
Property means all that land in the Parish of St. Georges having an area of
approximately 49.538 hectares (122.411 acres) shown outlined in red in
Schedule 3 (Drawing No. 5743/003/01), the boundaries of which are more

accurately shown on the definitive boundary plans listed in Schedule 4, which
plans shall be available for inspection during office hours at the office of the
Senior Land Surveyor with the Department of Land Surveys and Registration;
Resort means the Hotel, restaurant, beach club, golf course, tennis courts, fitness
centre, spa, casino (if a casino licence is granted under the Casino Gaming Act
infrastructure and recreational facilities that are part of the resort operation;
subsidiary means a subsidiary company as set out in section 86 of the Companies
Act 1981.
3
(1) Notwithstanding section 8 of the Public Lands Act 1984, section 120 of the
Companies Act 1981, or any other Act, the Minister may, for such consideration as the
Government may determine
(a) convey any of the freehold land to the Developer (in fee simple);
(b) lease the rest of the Property to the Developer for a term not exceeding
262 years; and
(c) grant to the Developer such other easements over Government land as the
Minister may think necessary or convenient
(i) so that access may be had by persons, animals or vehicles to the
Property; and
(ii) for the provision of utilities and infrastructure to the Property.
(2) For the avoidance of doubt, it is hereby declared that separate leases may be
granted to the Developer in relation to different parts of the Property.
(3) Any conveyance or lease granted by the Minister to the Developer under this
Act shall be subject to the following rights of access
(a) the public shall have, free of charge, reasonable access to any beach and
foreshore on the Property; and
(b) public utility providers shall have reasonable access to the Property in order
to maintain installations and equipment on the Property.
(4) The Developer shall ensure that the golf course remains accessible to the public
during such times and on such reasonable terms and conditions as the Developer shall,
after consultation with the Minister, approve.
(5) Upon the conveyance of any part of the Property to the Developer, or execution
of a lease for any part of the Property, the Government shall hold the Developer harmless

against any assertion by any other person of any right to occupy or use that part of the
Property
(6) Subsections (3)(c), (4) and (5) of section 4AA of the Companies Act 1981
(Minister may revoke consent to carry on restricted business activity relating to corporate
land holding) shall not apply in relation to any land holding by the Developer under and in
accordance with this Act
4
(1) Subject to the following conditions, planning permission in principle is hereby
granted for the Development
(a) all access roads and sidewalks shall be sited, designed and laid out in
accordance with the requirements of the Department of Works and
Engineering and in compliance with the provisions of paragraphs TPT.4,
TPT.10 and TPT.11, Chapter 11 of the Bermuda Plan 2008 Planning
Statement;
(b) all hard-surfaced roadways and junctions of access roads with the public
road shall be designed and graded to drain, retain and dispose of all stormwater run-off within the curtilage of the Property and to avoid any stormwater run-off onto the public road or any neighbouring property;
(c) the method, design and specifications of the proposed methods of sewage
disposal, the supply of water and the provision made for containing and
disposing of storm-water run-off shall comply with the requirements of the
Environmental Authority, Department of Environmental Protection and the
Department of Health;
(d) all utility cables, conduits and pipelines, including cable television relay
cables, shall be located in buildings or placed underground;
(e) an application for final planning permission shall be in compliance with the
Bermuda Plan 2008 Planning Statement and, in particular, be accompanied
by
(i) a comprehensive landscaping plan prepared in accordance with
paragraph LSG.4, Chapter 9 of the Bermuda Plan 2008 Planning
Statement, and in preparing the landscaping plan, particular attention
shall be given to the screening of parking areas and to the design,
materials, treatment and planting of the Property along the public
roads;
(ii) a full topographical survey for the Property;
(iii) a Traffic Impact Assessment and Statement prepared in accordance
with policy TPT.3,Chapter 11 of the Bermuda Plan 2008 Planning

Statement and Traffic Impact Assessment and Statement Guidance
Note (GN 108);
(iv) an Environmental Impact Assessment and Statement prepared in
accordance with policy ENV.5, Chapter 6 of the Bermuda Plan 2008
Planning Statement and Environmental Impact Assessment and
Guidance Note (GN 106);
(v) details of measures (including any decontamination measures) for the
removal of waste that is to be removed from the Property during
demolition, site excavation and preparation, in accordance with the
requirements of the Department of Works and Engineering and the
Department of Environmental Protection; and
(vi) details of phasing for the development of the Property, together with
full details of implementation of all infrastructure to accompany each
phase.
(2) Planning permission granted under subsection (1) is deemed to be granted
under the Development and Planning Act 1974 and is granted with the reservation for
subsequent approval, by the Development Applications Board under that Act, of details
of
(a) the scale, design, siting and layout of buildings, building heights,
(b) the design and layout of all access roads and parking areas (including
rationale for parking provision); and
(c) landscaping.
(3) In this section, planning permission in principle has the meaning assigned to
it in section 23(8) of the Development and Planning Act 1974.
5
(1) Subject to subsection (2), planning permission is granted by this Act for the
subdivision of the Property as shown on the plan in Schedule 5.
(2) The Developer shall submit, to the Development Applications Board for
approval, an application for planning permission based on a final plan of subdivision.
6
(1) Notwithstanding section 24 of the Bermuda National Parks Act 1986, the
islet shown in Schedule 3 as being part or the Property (the national park islet).

(2) Notwithstanding sections 15(4) of the Bermuda National Parks Act 1986, the
(3) The Minister responsible for parks may impose such reasonable terms and
conditions on the development and use of the national park islet as part of the golf course
as he may consider necessary.
Protection of World Heritage Site (Historic Town of St. George and Related
Fortifications)
7
(1) The development of the Property shall be compatible with the UNESCO World
Heritage Site status of the Historic Town of St George and Related Fortifications.
(2) In particular
(a) the special historical character of the forts shall be retained and preserved;
(b) only minimal change to the forts distinctive materials, features, spaces and
spatial relationships may be made;
(c) any development must be compatible with historic materials, features,
size, scale, proportion and massing to protect the integrity of the structures
and their environment; and
(d) the development scheme shall ensure that the forts are maintained and
secured.
(3) The public shall have reasonable access to the forts.
(4) In this section forts means Fort Albert, Fort Victoria and Fort William
(Gunpowder Tavern).
8
(1) Notwithstanding articles 30 and 31 of the St. Georges Traffic Ordinance 1967,
commercial vehicles (as defined in the Ordinance) used in the development or servicing of
the Property shall have reasonable access to and from the Town of St. George
(a) using the route
(i) Government Hill Road via Slippery Hill, Kent Street, York Street and
Wellington Street, to access the Town from the Property; and
(ii) Wellington Street via York Street, Kent Street, Slippery Hill, and
Government Hill Road, to access the Property from the Town; or
(b) using any other alternative route, as may be necessary from time to time.

(2) It shall be the duty of a person driving a commercial vehicle on a route referred
to in subsection (1), to travel at such reduced speed as will not cause damage to the road
Hotel concessions
The hotel concessions set out in Schedule 1 are hereby approved.
9
Commencement
10
This Act shall come into operation on such day as the Minister responsible for
tourism may by Notice in the Gazette appoint.

SCHEDULE 1
(section 9)
HOTEL CONCESSIONS
Interpretation
In this Schedule, unless the context otherwise requires
1
Amenities means the golf course, beach club facility, pier, tennis courts, fitness
centre, spa, restaurant and casino (if a casino licence is granted under the
Casino Gaming Act 2014 in respect of the Resort);
component means the Hotel, Amenities or resort residences;
hotel licence means a licence to operate a hotel granted under the Hotels
(Licensing and Control) Act 1969;
hotel management company means a luxury hotel management company
selected by the Developer to provide technical services to the Developer and
manage the Hotel subject to the hotel licence;
Minister means the Minister responsible for tourism;
opening date means the date on which the Hotel, or other phase of the
Development, is certified by the Minister to be complete;
operational supplies means the operational supplies listed in Schedule 2;
phase in respect of any component of the Development, means a portion of the
Development as determined by the Minister;
pre-opening date means the date that the hotel management company takes
possession of the Hotel to commence pre-opening activities;
resort residence means a residential unit, other than staff housing, constructed
on the Property;
substantial completion date, in relation to a phase of the resort residences, means
the stage in the progress of the construction of the resort residences when the
works are sufficiently complete so that the Developer or hotel management
company can occupy or use the resort residences for their intended use, which
shall be the date on which the Developer shall have obtained a final certificate
of use and occupancy from the Department of Planning in respect of those
resort residences and all permits necessary under Bermuda laws to permit their
occupation;
voluntary rental programme means a programme, approved by the Minister
responsible for tourism, which shall be implemented by the Developer or the

hotel management company (or both), whereby any person who has entered
into a contract for the acquisition by way of a sublease of a resort residence
may elect, on or before accepting such sublease, to enter into a written
agreement with the Developer or the hotel management company (or both),
as the case may be, for the Developer or hotel management company (or
both), as the case may be, to use the resort residence as tourist
accommodation forming part of the Hotel inventory for at least six months each
year;
Concessions
2
(1) Subject to subparagraph (2), the Developer shall in respect of the Development
be entitled to the following concessions
(a) for a period beginning with the execution of the Master Development
Agreement and ending on the first anniversary of the opening date of the
Hotel, full relief from customs duty otherwise payable on the importation
of building materials, furnishings, fixtures, equipment and operational
supplies necessary for building, furnishing, equipping and operating the
Hotel and Amenities;
(b) for a period beginning on the first anniversary of the opening date of the
Hotel and ending on the tenth anniversary of that date, full relief from
customs duty otherwise payable on the importation of all building materials
to be used exclusively in the repair, maintenance, rebuilding,
refurbishment or replacement of any part of the Resort from time to time;
(c) for a period beginning with the commencement of the lease and ending
on the tenth anniversary of the opening date of the Hotel, full relief from
customs duty otherwise payable on the importation of building materials,
furnishings, fixtures, equipment and operational supplies, not otherwise
granted relief from customs import duty under paragraphs (a), (b), and
(d);
(d) in respect of each of the resort residence components, for the period
beginning on the date of execution of the Master Development Agreement
and ending on the first anniversary of the substantial completion date of
each resort residence component, full relief from customs duty otherwise
payable on the importation of building materials, furnishings, fixtures,
equipment and operational supplies necessary for the building, furnishing,
equipping and operating of such resort residence component;
(e) full relief from customs duty otherwise payable on the importation of
building materials, furnishings, fixtures, equipment and operational
supplies imported to be used exclusively in the first cycle of refurbishment

of the Resort provided such refurbishment is commenced prior to the
seventh anniversary of the opening date of the Hotel;
(f) full relief from customs duty otherwise payable on the importation of
operational equipment imported for the sole purpose of permanently
installing such equipment in the Hotel or some other part of the Resort,
for a period of ten years beginning with the execution of the lease;
(g) full relief from customs duty otherwise payable on the importation of plant,
machinery and equipment which are imported to be used exclusively in the
initial construction of the Resort, provided that all such plant, machinery
and equipment is re-exported from Bermuda within two months of the
construction completion date of the Hotel and not sold, or otherwise
disposed of, in Bermuda;
(h) for a period beginning with the opening date of the Hotel and ending on
the tenth anniversary of that date, full exemption from the employers
share of payroll tax otherwise payable in respect of all Resort employees;
(i) from the date of the execution of the Master Development Agreement until
the completion of construction of each component (as evidenced by the
grant of a final certificate of use and occupancy from the Department of
Planning for each such component), full exemption from the employers
share of payroll tax otherwise payable by the Developer or its whollyowned subsidiary in respect of any person employed by the Developer or
its wholly owned subsidiary for the construction of the Resort;
(j) for a period beginning with the opening date of the Hotel and ending on
the tenth anniversary of that date, the Developer shall be entitled to full
exemption from the hotel occupancy tax otherwise payable in respect of
the Hotel;
(k) for a period beginning with the commencement of the lease and ending
on the tenth anniversary of the opening date of the Hotel, full exemption
from land tax otherwise payable in respect of the Hotel and its Amenities;
(l) for a period beginning with the commencement of the relevant sublease
of each resort residence component and ending on the tenth anniversary
of completion of construction of the same (as evidenced by the grant of a
final certificate of use and occupancy from the Department of Planning for
each such component), full exemption from land tax otherwise payable in
respect of each resort residence in that resort residence component; and
(m) full exemption from the charge otherwise payable under regulation 6 of
the Bermuda Immigration and Protection (Rental and Use) Regulations
2007 on the rental or use for profit of a resort residence, provided that
such resort residence is placed in the voluntary rental programme.
10

(2) The concessions in paragraph (1) shall not be available to a resort residence
(a) unless the resort residence has been included in the Hotels voluntary
rental programme; and
(b) after completion of construction of the resort residence, only in the periods
during which it is available to the Hotel (in respect of the voluntary rental
programme) to be rented out to paying guests.
(3) For the purposes of subparagraph (1)(h) and (i), the employers share of
payroll tax means that portion of payroll tax which the employer is not entitled to deduct
from an employees wages under section 19 of the Payroll Tax Act 1995.
Application of Hotels Concession Act 2000
3
(1) Sections 5, 6, 7, 8 (as modified by subparagraph (2)), 9 and 10 of the Hotels
Concession Act 2000 apply in relation to concessions granted under this Schedule as they
apply to a hotel concession order under that Act.
(2) For the purposes of subparagraph (1), the Hotels Concession Act 2000 is
modified in section 8(2) by replacing paragraph (a) with the following
(a) he supplies to the Minister or the Collector any information which
that person knows to be false or does not believe to be true; or.
11

SCHEDULE 2
(paragraph 1 of Schedule 1)
LIST OF OPERATIONAL SUPPLIES THAT QUALIFY FOR FULL RELIEF FROM
CUSTOMS IMPORT DUTY
Customs Tariff Code
Air freshener refills
3307.490
Bath/Shower gel
3401.300
Bath salts
3307.300
Bin liners (plastic)
3923.210 and 3923.290
Body lotion
3304.990
Cotton balls
5601.210
Cotton buds
5601.210
Cup lids (plastic)
3923.500
Cups (plastic)
3924.100
Cups (paper)
4823.690
Coasters (paper)
4823.700
Envelopes (paper)
4817.100
Facial tissue
4803.000
Feminine care products
9619.009
Glass caps and bags (paper)
4823.909
Glass caps and bags (plastic)
3923.210 and 3923.290
Hair conditioner
3305.900
Hair shampoo
3305.100
Ice bucket bags (plastic)
3923.210 and 3923.290
Laundry bags (paper)
4819.300 and 4819.400
Laundry bags (plastic)
3923.210 and 3923.290
Matches/Matchbooks
3605.000
Mouthwash
3306.900
Pencils
9609.100
Pens (ball point)
9608.100
Pens (felt tipped)
9608.200
Pens (fountain)
9608.300
Pens (sets)
9608.500
Razors (disposable)
8212.100
Room service forms
4820.100
Sanitary napkin disposal bags
4819.300
12
Customs Tariff Code
Sewing kits
9605.000
Shoe polish
3405.100
Soap (bar)
3401.110
Shower caps
6506.910
Toilet paper
4803.000
Toilet seat bands (paper)
4823.909
Tooth brushes
9603.210
Toothpaste
3306.100
Tray liners/bin liners (paper)
4823.909
Vanity kits (shower cap, sewing kit, nail file, cotton balls and cotton buds)
9605.000
Writing paper/note pads
4820.100
13

SCHEDULE 3
(section 2)
PROPERTY PLAN
14

SCHEDULE 4
(section 2)
DEFINITIVE BOUNDARY PLANS OF THE PROPERTY
Drawing No. 5642/021/01
Suffering Lane
Drawing No. 5642/021/02
Khyber Pass/Cemetery Hill
Drawing No. 5642/021/03
Bourne Drive
Drawing No. 5642/021/04
Park Gates
Drawing No. 5642/021/05
Naval Tanks, Anchorage Road
Drawing No. 5642/021/06
Preparatory School & Rectory
Drawing No. 5642/021/07
Coot Pond and Blackbeards
Drawing No. 5642/021/08
Government Hill Road, Victoria Road
Drawing No. 5642/021/09
Former Club Med Lease
Drawing No. 5642/021/10
BHC-Sapper Lane / Slippery Hill
15

SCHEDULE 5
(Section 5)
SUBDIVISION PLAN
16

[Assent Date: 29 August 2015]
17
APPENDIX X
St. Regis Resort Subdivision Lot Plans
APPENDIX XI
BERMUDA PLAN 2008 ZONINGS
Approximate site boundary
APPENDIX XII
Surveys of Existing Vegetation
St. Regis
Key: E- Endemic, N-Native, HI- of horticultural interest,,ny-many
colony-too
plants
many
from
to count,
same
Group-cluster
source,
group-smaller
cluster
or small
colony
group,
Date
29-Apr-16
Waypoint
Latitude
Longitude Species
143
144
145
146
147
148
32.38769
32.38783
32.38747
32.38723
32.38733
32.38720
32.38720
32.38720
32.38715
32.38715
32.38715
32.38715
32.38693
-64.67896
-64.67958
-64.68000
-64.67983
-64.68056
-64.68082
-64.68082
-64.68082
-64.68079
-64.68079
-64.68079
-64.68079
-64.68085
32.38690
32.38690
32.38690
32.38690
32.38708
32.38770
149
150
151
152
153
154
155
156
157
158
159
160
161
18-May-16
300
301
302
303
304
305
306
307
308
309
310
311
312
313
314
315
316
317
318
319
320
321
Number Status Protected Lot#
Tamarisk
1 HI
Sea oxeye
Sea Oxeye
Tamarisk
Prickly Pear
Prickly Pear
Tamarisk
Bermudiana
Sea oxeye
Sea oxeye
cluster
cluster
N
N
1 HI
N
N
HI
colony
N
N
cluster
N
-64.68097
-64.68097
-64.68097
-64.68097
-64.68015
-64.67894
Prickly Pear
Tamarisk
Bermudiana
Sea Oxeye
Holly Fern
cluster
32.38999
32.39006
32.39016
32.38995
32.38995
32.38967
32.38947
32.38954
32.38862
-64.67591
-64.67612
-64.67658
-64.67680
-64.67680
-64.67687
-64.67665
-64.67609
-64.67577
Bay Grape
group
Tamarisk
group
Sea Oxeye
group
Tamarisk
Seaside Morning Glory
Buttonwood
group
Buttonwood
group
N
HI
N
1 HI
N
N
N
32.38989
32.38984
32.38979
32.38966
32.38958
32.38944
32.38935
32.38908
32.38901
32.38896
32.38902
32.38909
32.38916
32.38916
32.38925
32.38931
32.38932
32.38936
32.38941
32.38969
32.38961
32.38961
32.38961
32.38976
-64.67479
-64.67460
-64.67461
-64.67461
-64.67459
-64.67456
-64.67455
-64.67449
-64.67443
-64.67462
-64.67458
-64.67461
-64.67461
-64.67470
-64.67480
-64.67477
-64.67482
-64.67487
-64.67495
-64.67481
-64.67478
-64.67478
-64.67478
-64.67476
Coconut Palm
Coconut Palm
Coconut Palm
Coconut Palm
Coconut Palm
Cocunut Palm
Coconut Palm
Norfolk is. Palm
Palmetto
palmetto
palmetto
Palmetto
Palmetto
Palmetto
Palmetto
Palmetto
Palmetto
Palmetto
Palmetto
Palmetto
Sheathed Paspalum
Bay Bean
Norfolk is. Palm
1
3
4
2
2
3
1
2
1
1
1
1
1
1
1
1
1
1
1
1
N
HI
colony
E
cluster
N
1 N
HI
HI
HI
Hi
Hi
Hi
Hi
Hi
E
E
E
E
E
E
E
E
E
E
E
E
colony
N
vines
N
1 HI
Ref.Pt.
Comments
Telephone pole
rocky shoreline
tent #1
tent#2
rocky shoreline
starting point, entrance to Coot Pond Rd. west of Tobacco Bay

untagged, dense cane grass, Wedelia, casaurina
untagged,
tagged, above rocky shoreline
glade above naturally eroded rock formations
lots of Asparagus fern, some Pittosporum, casaurina

coastal hillside
highest location of this species 100 ft. from wall to apartment complex
carpet of asparagus fern, some pittosporum, and casaurina.
Overlooks shoreline of beautiful rock formations, should be protected.
Wedelia ground cover.
nr. Road
Telephone pole
rocky cliff edge
cane, Jumby bean, casaurina, Mex. Pep., Pittosporum.

end of this segment
row bordering coastline west of Beach House restaurant
row bordering coastline north west of Beach House restaurant
Coot Pond
Coot Pond
lines the pond, jumby bean

lines pond, jumby bean colony
highest mound grassy golf area, untagged
end point, entrance gold cart road with fencing
Beach entrance
Beach entrance
dune
dune
dune
dune
dune
dune
dune bank
road edge
road edge
grassy area
grassy area
grassy area
grassy area
grassy area
grassy area
grassy area
grassy area
grassy area
marshy area
marshy area
marshy area
dune
North entrance to Ft. St. Catherine's Beach

All coconut palms with Bay bean growing on dunes
row
row
near north beach entrance
322
27-May-16
323
324
325
326
327
328
329
330
331
332
333
334
335
336
337
338
339
340
341
342
343
344
345
346
347
348
349
350
351
352
353
354
32.38976
32.38976
32.38976
32.38980
32.38980
32.38980
32.38986
32.38686
32.38677
32.38704
32.38711
32.38732
32.38735
32.38744
32.38747
32.38749
32.38757
32.38756
32.38740
32.38702
32.38693
32.38685
32.38738
32.38738
32.38701
32.38698
32.38701
32.38710
32.38708
32.38710
32.38712
32.38705
32.38689
32.38716
32.38684
32.38680
32.38706
32.38706
32.38836
-64.67476
-64.67476
-64.67476
-64.67477
-64.67477
-64.67477
-64.67477
-64.67345
-64.67342
-64.67350
-64.67349
-64.67368
-64.67373
-64.67389
-64.67395
-64.67401
-64.67418
-64.67407
-64.67392
-64.67354
-64.67350
-64.67347
-64.67602
-64.67602
-64.67478
-64.67482
-64.67482
-64.67499
-64.67509
-64.67512
-64.67519
-64.67438
-64.67436
-64.67458
-64.67464
-64.67459
-64.67609
-64.67609
-64.67417
Bay Bean
Sheathed Paspalum
Seaside Goldenrod
Baygrape
Seaside Goldenrod
Sheathed Paspalum
Cedar
Cedar
Cedar
Cedar
Cedar
Cedar
Cedar
Cedar
Cedar
Cedar
Frangipani
Norfolk Is. Pine
Norfolk Is. Pine
Norfolk Is. Pine
Bay Grape
Norfolk Is. Pine
Bay Grape
Bay Grape
Olivewood
Ficus sp.
Olivewood
Screw Pine
Bay Grape
Phoenix Date Palm
Phoenix saplings
Phoenix Date Palm
Cedar
Cedar
Cedar
Cedar
Washingtonian Palm
vines
colony
group
N
N
N
1 N
group
N
colony
N
1
1
2
1
1
1
1
1
1
1
1
1
1
1
3
2
1
1
1
1
1
2
1
2
E
E
E
E
E
E
E
E
E
E
HI
HI
HI
Hi
N
HI
N
N
E
HI
E
HI
N
HI
2
1
1
1
1
1
HI
E
E
E
E
HI
dune
dune
beach entrance
dune
dune
road
road
road
road
road
road
road
road
road
road
road
road
road
road
road
road
road
edge
edge
edge
verge
verge
verge
verge
verge
verge
verge
edge
verge
verge
verge
edge
verge
edge
fort edge
fort edge
fort edge
cliff edge
cliff edge
road edge
covering dunes around Norfolk Pine.

convering dune
end waypoint
Entrance to Ft. Albert
large, 24 inch diameter trunk, healthy, right of entrance
large, 24 inch diameter trunk, healthy, left of entrance
large, one possibly pre-blight, fairly healthy
10" diameter trunk, youngish, short branched.
20 ft. tall leaning, 4" diameter trunk, healthy.
healthy, 20 ft., 6 " diameter trunk.
5" diameter trunk, healthy, 20 ft.
5" diameter, 15ft., healthy, phylodendron growing up trunk
15ft. Tall, healthy, 65" diameter, 15ft., healthy, phylodendron growing up trunk, 6" diameter.
4" diameter trunk, 15 ft., not as healthy as others, phylodendron growing up trunk.
10ft. Tall, healthy.
opposite Ft. Albert
opposite Ft. Albert
opposite Ft. Albert
old hotel entrance area
old hotel entrance area
Ft. Victoria north edge
Ft. Victoria north edge, short, not in great condition
on bank north of Ft. Vic. Medium sized healthy
on bank north of Ft. Vic. 10ft., heathy, ringed by Raphiolepis.
on bank north of Ft. Vic. .
on bank north of Ft. Vic. .
north of fort, below cliff, tall robust
Steep drop of edge, young Phoenix saplings below
natal plum at base
15ft. Damaged but healthy
15ft., 10" diameter, healthy.
near old hotel entrance
near old hotel entrance
near north entrance, 40 ft.
APPENDIX XIII
Skink, Endemic Snail and White-Tailed Tropicbird Survey
Skink and Endemic Snail Survey at St

Regis Hotel Site, St Georges, Bermuda
For:
Adwick Planning
Hamilton
Bermuda
By:
Harold H Frith PhD
Marine and Coastal Environmental Consultant
#5 21 Farmers Lane
Warwick
Bermuda
15 June 2016
Harold H Frith Ph.D.
Endemic Skink and Snail Survey, St Regis Hotel Site

Table of Contents
Abstract ......................................................................................................................................................... 3
Introduction .................................................................................................................................................. 3
Methods ........................................................................................................................................................ 4
Skinks ........................................................................................................................................................ 4
Endemic Snails .......................................................................................................................................... 4
White-tailed Tropicbird Nesting Behaviour .............................................................................................. 5
Results ........................................................................................................................................................... 5
Skinks ........................................................................................................................................................ 5
Snails ......................................................................................................................................................... 5
Birds .......................................................................................................................................................... 6
Discussion and Conclusions .......................................................................................................................... 6
Summary ....................................................................................................................................................... 8
Figures ........................................................................................................................................................... 9
Tables .......................................................................................................................................................... 13
References .................................................................................................................................................. 18
Appendix ..................................................................................................................................................... 19
Page 2
Abstract
The purpose of the study was to conduct and a presence/absence survey for the Bermuda skink
Plestiodon lonirostris and endemic land snails Poecilozonites circumfirmatus and P. bermudensis at the
proposed St Regis hotel site, St George, Bermuda. In addition, general observation of the nesting
behavior of the tropic bird along the coastal areas of the site were conducted. Snails were surveyed on
13 and 14 June, 2016 at 8 survey sites. No live endemic snails were observed. There were empty
weathered snail shells of P. circumfirmatus and P. bermudensis found in the study area indicating its
historic presence. Traps for skinks were set between 6 to 9 June 2016. No skinks were trapped or
observed. The absence of live endemic snails and often poor suitability of the habitat indicates the low
likelihood of endemic snails in the project site. The absence of skinks in traps suggest the endemic
reptile does not occur in the area. However, coastal habitat, particularly at the western end of
development area 1, is very suitable for this species. The white-tailed tropicbird was observed in pairs,
approaching the cliff face and in some locations entering potential nest sites but mostly outside of the
development areas. The only site with repeated use was at the west end of development site 1. Nesting
at the cliff edge of development site 2 is possible but habitat is less suitable.
Introduction
The proposed St Regis hotel development site includes some of the area previously occupied by the old
Club Med hotel, the St Georges golf course and some undeveloped sites. This ecological survey of
skinks, snails and white tropic birds was requested by Department of Environment and Natural
Resources.
The skink or Bermuda rock lizard (Plestiodon longirostris) and the land snails (Poecilozonites
circufirmatus and P. bermudensis) are endemic to Bermuda and protected by the Bermuda Endangered
Species Act and listed as Critically Endangered under the Protected Species Order (2012). The survey
provides information on the distribution of these species in an area not previously sampled and if any of
the species are found, Conservation Section of Department of Environment and Natural Resources
(DENR) would advise on the appropriate course of action.
Surveys for skinks and endemic snails have previously been carried out in Bermuda and the
methodologies for sampling are well known and documented.
In addition the area was surveyed for nesting and resting behavior of the white-tailed tropicbird along
the rocky cliffs of the hotel site and adjacent areas.
Page 3
Methods
Skinks
The consultant Dr Frith is experienced in the trapping, sampling and safe release of skinks. The skink
surveys were based on the methodology outlined in Davenport et al (1997). One gallon mason jars were
used as traps, baited with oily sardines in small paper cups and the inner and outer rim of each jar
applied with cod liver oil. Jars were placed at a 45 degree angle secured by surrounding rock and
vegetation and covered with a fan palm leaf for shade. Jar mouths were carefully positioned to ensure a
skink could access the trap and bait. Time of start, trap checks and time of trap closure were recorded. A
GPS reading was recorded for each trap site and pictures were taken of the trap site and general area.
Plans were in place to measure body length, snout to vent length and head width if skinks were
captured. A picture would be taken of the captured skinks and released at the capture site. Trap sites
were selected based on close proximity to tropic bird nests, presence of prickly pears and bay grapes,
rock surfaces and crevices and exposure to sun. Fifteen traps were set daily at least 10 m apart.
Trapping only occurred on days with sun for basking and when temperatures were favorable (greater
than 73oC). No trapping occurred on full cloud or rainy days. Sampling areas within the St Regis
development site were selected in rocky coastal or upland coastal habitats (Figure 1 and 2). The fifteen
traps were placed in the same sampling area each day and repeated on two separate days. Traps were
set between 10 am and 4 pm for a 5 hour sampling period. A total of 15 trap sites were sampled for
three days each for a total of 45 trap events. Traps were placed above the high tide mark and within 50
m of the ocean at coastal sites due to habitat suitability. Sites varied from open rock to edges of forest
and shrubs.
Endemic Snails
The endemic snail species Poecilozonites circumfirmatus and P. bermudensis were searched for by
identifying areas with suitable habitat and then randomly searching the area for approximately 20
minutes. Habitat criteria focused on upland coastal habitat with leaf litter and loose rocks under
herbaceous cover. Areas with Bay Grape trees and leaf litter were targeted when found due to reports
of frequent occurrence of endemic snails in this habitat. Eight sites were selected from throughout the
study area (Figure 3). Most sites were amongst vegetation with leaf litter. The abundance of open grass
areas unsuitable for snail searching restricted the number of sites considered suitable for sampling.
Once selected, sites were GPS located, and the vegetation and ground cover recorded. The general
location was searched and all shells of any species dead were collected. Live shells were only observed
occasionally. Dead shells were placed in a ziplock bag, labeled for site number and retained for later
identification and counting. The publication by Bieler and Slapcinsky (2000) listed the snail species
known to occur historically in Bermuda and at the time of the study. The paper was used as a reference
for shell species identification.
Page 4
White-tailed Tropicbird Nesting Behaviour

The Bermuda longtail or white-tailed tropic bird nests in Bermuda arriving in late February, early March.
Birds breed and nest in a crevice or cavity in coastal rocky shorelines around the island. A single egg is
usually laid hatching in late May, early June. Once the young emerge, adults spend days at sea searching
for food to feed the young. At this time of year, adults may be guarding their nests or have started daily
feeding patterns. While birds may still be observed in the vicinity of their nests, others venture
offhshore to collect food.
Observations of longtail flight and use of nest areas during the day indicate the presence of nests and
the number of birds in a region provide some knowledge of the number of nests in the area. However,
as some birds may leave the nest and spend the day foraging, not all nest sites are apt to be observed.
Three areas were observed for half hour periods over each day and repeated on three days. The areas of
observation included the shoreline between Tobacco Bay and Fort St Catherine (Development Zone 2),
the shoreline north of Tobacco Bay and the shoreline west of Tobacco Bay (Development Zone 1).
Results
Skinks
Traps were set at 15 sites for three days each for a total trap days of 45 (Table 1). Trapping took place
between 6 and 9 June 2016 on days with intermittent sun and no rain. The weather conditions on trap
days was mostly partly cloudy with sunny periods, temperatures ranging from 77 to 80oC. No skinks
were captured or observed.
Vegetation at sample sites varied from rocky areas with sparse coastal vegetation to young casuarina
forest mixed with Mexican pepper and jumby bean. Coastal vegetation included sea oxeye, seaside
goldenrod, seaside morning glory and tamarisk. Prickly pear, a possible food source for skinks, was
present at one site. Bay grape shrubs occurred naturally at a number of sites.
Rats and ants were not found to be a problem at this location. Bait was replaced regularly and cod liver
oil replenished to ensure a fishy smell was sufficiently strong to attract skinks.
Snails
There were 8 sites selected for snail surveying (Figure 2). Leaf litter, branches and rocks were searched
through and turned over. Sample dates occurred on 13 and 14 June 2016 (Table 2). Weather most days
was partly cloudy. Temperatures ranged from 77 to 80oC. Only old empty snail shells were found at all
Page 5
sites with the exception of two live Bradybaena similaris and an number of the common garden snail,
Otala lactea.
No live endemic snails were found at sites or observed during site selection or commuting between
sites. Sixteen endemic snail shells were found at two sites (Table 3). There were 13 of the smaller
species, Poecilozonites circumfirmatus and 3 of P. bermudensis. Most were found at a site with
numerous fossils imbedded in soft sand stone rock. In total 103 shells were collected and identified
(Table 3). Most species were introduced species. A total of 9 species were identified, 7 introduced and 2
endemic. Most shells were typical of the snail species found in Bermuda home gardens.
Birds
The Bermuda longtail or white-tailed tropic bird was observed frequently flying in twos or threes along
the shoreline, occasionally approaching the shoreline and in some cases observed to land temporarily in
holes on the cliff face. Only four pairs were observed to consistently approach and land in cliff cavities.
Two of these pairs used the cliff face north of Tobacco Bay, outside of the hotel development site. The
others were at the west end of the shoreline west of Tobacco Bay and along the shore of development
site 1. Numerous longtails were observed flying in the vicinity of the shoreline further to the west
beyond site 1. No longtails were observed using the cliff face in the vicinity of development site 2. No
other areas of the hotel site had coastal cliffs suitable for longtail nesting. The coastal habitat appears to
be most suitable for longtail nesting in the area north of Tobacco Bay (outside the development site)
and to the west of Tobacco Bay at the western end of Development Site 1. Complex steep cliff faces with
an abundance of cavities suitable for nesting and isolated from the shoreline limiting predator access.
Discussion and Conclusions

The St Regis hotel site was previously a hotel site for Club Med and included a golf course. The hotel
development surrounds St Catherines Beach with condominium complexes on the hill behind on the
site of the old Club Med. Two other areas are planned for housing development with 5 lots to the west
of Tobacco Bay along the shoreline and two lots between Achilles Bay and Blackbeard restaurant,
previously part of the golf course.
Coastal sites with rocky shorelines potentially suitable for white-tailed tropicbird nesting and endemic
skinks occur along the shoreline of the two housing development sites. No other locations in the hotel
development site are suitable for white-tailed tropicbird nesting. The two housing lot site (Development
Site 2) has a coastline where white-tailed tropicbirds could nest but none were observed to use this
area. The cliff face contains few suitable cavities and is more accessible to human and animal
disturbance than other sites. The shoreline west of Tobacco Bay at Development Site 1 is less suitable on
the eastern portion of the shoreline and more suitable at the western portion. The later contains
Page 6
suitable cavities and the rocky outcrops are extensive deterring animal predators. The observation of
two pairs of white-tailed tropicbirds actively using this shoreline on a number of occasions supports this
assessment.
The rocky shoreline at Development Sites 1 and 2 appeared suitable for skinks. The most attractive area
was again the western section of Development Site 1. The presence of numerous small crevices and
cavities in the rocks for hiding, potential access to white-tailed tropicbird nest sites and the presence ot
prickly pair, a potential food source, at this site would favor skink support. However, as no skinks were
trapped at this site, there is no supporting evidence for their presence at this site. Other rocky shore
sites were less suitable for skinks lacking favorable habitat features. No skinks were captured in these
areas either. Other sites were trapped favoring areas with Bay Grape, rock crevices and general complex
habitat with hiding crevices and access to sunshine for basking. No skinks were captured in these areas
either. Thes non- coastal sites were considered less suitable due to recent disturbances, particularly with
the demolition of the Club Med hotel site in 2007.
The upland coastal habitat was found to contain snail shells of species common historically in Bermuda
gardens including Euglandina rosea, Polygyra plana, Rumina cecollata and Otala lactea. The forested
areas were dominated by casaurina, Mexican pepper and some jumby bean, typical of invasive species
found in Bermuda. Shrubs and leaf litter with rocks and vegetation debris were abundant, plenty of
damp locations under rocks, leafs and in soil were present, all suitable habitat for endemic snails. The
lack of any live endemic snails is not surprising considering the historic abundance of the predatory
introduced snail Euglandina rosea and introduced competitors Polygyra plana, Rumina decollata and
Otala lactea. Bay grape trees and leaf litter were common at some sites, a suitable habitat for P.
circumfirmatus. The occurrence of old dead shells of the endemic species in indicative of their historic
presence but the lack of live or dead specimens at suitable sites suggests their presence is unlikely.
The white tailed tropicbird, a protected species in Bermuda, was observed to utilize potential nesting
sites in only one location of the hotel development site. That site was the western end of the shoreline
to the west of Tobacco Bay, a proposed housing development location. White-tailed tropicbirds nest in
Bermuda during spring and summer and favour cliff face cavities for nesting island wide. These birds
have usually laid an egg by this time and are either waiting for the egg to hatch or are foraging at sea
during the day to collect food for the hatching. While it is possible that some tropicbirds were offshore
feeding and not observed at their nest sites, the general activities observed do support the present use
of more favorable nest sites, that being at the western end of the Development Site 1. Other areas
where birds were not observed do not possess favored habitat. It therefore considered unlikely that
other cliff areas are used regularly for nesting by the white-tailed tropicbird.
Page 7
Summary
An endemic snail and Bermuda skink presence/absence study was required in support of the
proposed St Regis hotel development in St George, Bermuda.
Endemic snail surveys at 8 sample sites of suitable habitat took place on 13 and 14 June 2016.
Sites with Bay grape, leaf cover, rocks, soil, vegetation and moisture were selected.
No live endemic snails were observed either at the sample sites or generally in the study area
Skink trapping using proven methods outlined by Davenport et al (1997) were carried out at 15
locations over a one week period between 6 and 9 June 2016.
No skinks were captured in traps or observed in the study area.
Given the lack of live endemic snails observed even at suitable sample sites and the sparse
presence if any of endemic snail occurring in Bermuda, the likelihood of endemic snails on the
site is considered low.
The absence of any endemic skinks captured in traps placed in the most suitable habitat
present, some poor and a few sites favorable, suggest skinks are not present in the study area.
The white-tailed tropicbird, a protected species in Bermuda, was observed to frequently
approach and land at the western end of the shoreline west of Tobacco Bay (Development Site 1
Figure 1) suggesting nest site use. It is noteworthy that this site is also very suitable habitat for
the endemic skink despite its absence in traps.
Page 8
Figures
Page 9
Figure 1. Zones of development at St Regis
Page 10
Figure 2 . Skink trap sites.
Page 11
Figure 3. Snail survey sites.
Page 12
Tables
Page 13
Table 1A . Skink sample area description and data

Day
Date
6-June16
Location
7-June16
In and Around
Development Zones 1-5
9-June16
Sun
Wind
Partly cloudy
12-14 knots
Partly cloudy
14-20 knots
Partly cloudy
5-14 knots
Sites
1-16
Start Time
End Time
10:23 AM
4:51 PM
9:43 AM
4:39 PM
9:36 AM
4:51 PM
Page 14
Table 1B. Skink sample area description and data

Development
Zone
Skink Trap Site
Casaurina, Mexican pepper, oleander, jumby bean, crab grass, asparagus fern, few bay grape, garbage,
new growth < 10 yrs old
Casaurina, Mexican pepper, jumby bean, ferns, crab grass, few oleander, newgrowth < 10 yrs old
Casuarinas, Mexican pepper, oleander, crab grass, sedge, new growth < 10yrs old
Casaurina, Mexican pepper, sedge, crab grass, jumby bean, few bay grape, new growth 10 yrs old, stone
piles adjacent to fort
Edge of open field of grass, next to road, two short walls, fennel abundant, few Mexican pepper
Cluster of 6 casaurina in open grass field
Area of bay grape, grasses, seaside morning glory and seaside goldenrod in backshore of beach near road.
Also Norfolk pine and tall coconut palms
10
Control
11
Control
12
13
14
15
Site Description and Vegetation
Edge of grassy field near road entrance to restaurant. Top edge of marsh pond depression. Tall grass,
coastal morning glory and dead tree branches
Sprawling bay grape tree adjacent to pittosporum and Mexican pepper, amongst grasses. At edge of grass
field adjacent to restaurant
Rocky shoreline with sea oxeye, grasses, asparagus fern and seaside goldenrod, about 15 ft above high
tide
Steep rocky shoreline, rock cliff with sand pockets, asparagus fern, seaside goldenrod, sea oxeye, 15 ft
above high tide
Steep cliff with rock overhang and crevices, sea oxeye abundant, 20-25 ft above high tide
Edge of gentle grass and shrub slope and rocky shore. Sea oxeye common, grasses, tamarisk, pittosporum,
15-20 ft above high tide
Rocky shoreline with crevices, steep rock face, 20 ft above high tide and below vegetation zone. No sea
oxeye
Rocky platform followed by cliff. Numerous rock outcrops and abundance cracks and crevices. Sea oxeye
abundant, some prickly pear.
Page 15
Table 2. Snail site location and data

Development
Zone
Site
Date
Weather
13-Jun-16
mostly cloudy, 80oC
13-Jun-16
mostly cloudy, 80oC
base of baygrape amongst casuarina forest with

oleander, jumby bean, Mexican pepper
casaurina forest with Mexican pepper, jumby
bean some bay grape, pittosporum and Chinese
fan palm
13-Jun-16
mostly cloudy, 80oC
cluster of large Chinese fan palms
palm leaf litter, dry soil
13-Jun-16
mostly cloudy, 80oC
base of sprawling bay grape tree at beach edge
bay grape leaf litter
13-Jun-16
mostly cloudy, 80oC
base of bay grape tree with grasses and seaside

goldenrod
bay grape leaf litter and wood

debris
14-Jun-16
partly cloudy, 77oC
edge of grasses with tamarisk and rocky shoreline

with sea oxeye
sand, stone
partly cloudy, 77oC
Mexican pepper and causarina open forest with

asparagus fern, grasses, seaside goldenrod. Also
jumby bean, pittosporum and Chinese fan palm
leaf litter, soil, stones
partly cloudy, 77oC
cluster of pittosporum and Chinese fan palm

amongst grass field. Also seaside goldenrod and
seaside morning glory, aspragus fern and grasses
leaf litter, soil, stones
Vegetation
Ground cover
Other
grasses, leaf litter, soil
grasses, leaf litter, stone wall
1
7
14-Jun-16
1
8
14-Jun-16
shell fossils abundant in soft

sandstone tock
Page 16
Table 3. Snail shell collection data

Sites
Species
Euglandina rosea
Rumina decollata
Bradybaena similaris
Oligyra convexa
Polygyra plana
2
4
3
2
1
8
1
14
3
7
5
2
4
3
11
2
1
2
4
Allopeas gracile
Patera appresa
Zonitoides arboreus
Otala lactea
Theba pisana
Poecilozonites bermudensis
Poecilozonites circumfirmatus
10
difficult to tell apart from Oxychilus draparnaudi

difficult to tell apart from Subulina octona or Opeas hannense
Page 17
References
Bieler, R. and J. Slapcinsky. 2000. A case study for the development of an island fauna: recent terrestrial
mollusks of Bermuda. Nemouria 44:1-99.
Davenport, J, J. Hills, A. Glasspool and J. Ward. 1997. A study of populations of the Bermuda rock lizard
(skink), Eumeces longirostris Cope (1861), on the islands of Nonsuch and Southampton,
Bermuda. Unpublished report. University Marine Biological Station, Millport, Maine.
Edgar, P., L. Kitson and A. Glasspool. 2010. Recovery plan for the Bermuda skink, Eumeces longirostris.
Department of Conservation Services, Ministry of Public Works, Government of Bermuda. 27p.
Sarkis, S. 2010. Recovery plan for the Bermuda land snail, Poecilozonites circumfirmatus. Department of
Conservation Services, Ministry of Environment and Sports, Government of Bermuda.
Page 18
Appendix
Page 19
Page 20
APPENDIX XIV
Plan Showing Existing Plants to be Removed, Relocated or Retained
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Calophyllum
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Norfolk Pine
Norfolk Pine
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Species Name
Esc: 1/ 32'= 1'-0.0''
Removed
Removed
Removed
Removed
Removed
Remain
Remain
Removed
Removed
Removed
Removed
Removed
Removed
Removed
Removed
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Description
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Coco nucifera
Casuarina Tree
Coco nucifera
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Species Name
Existing tree inventory+ disposition chart
Relocated
Relocated
Relocated
Removed
Remain
Removed
Remain
Relocated
Relocated
Remain
Remain
Removed
Remain
Relocated
Relocated
Relocated
Relocated
Removed
Removed
Removed
Removed
Remain
Description
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Norfolk Pine
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Species Name
Relocated
Remain
Removed
Remain
Remain
Remain
Remain
Remain
Remain
Relocated
Remain
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Description
Legend
Remain
Remove
Relocate
MIA15002
PROJECT #:
414 - ST REGIS-LANDSCAPE - 2016 07 13.DWG
L-00
DRAWING #:
CHECKED BY: SCALE:
DRAWN BY:
EXISTING TREE
INVENTORY
+
DISPOSITION
CHART
DRAWING:
ST. GEORGE,
BERMUDA
ST. REGIS
PROJECT:
Trinidad & Tobago
Antigua
Bermuda
Miami
British Virgin Islands
Cayman Islands
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
806 S. Douglas Road

Suite 400
Coral Gables, FL 33134
www.obmi.com
APPENDIX XV
List of Plants to be Used in Landscaping Scheme
APPENDIX XVI
Environmental Impact Assessment of St. Regis Hotel Development, St. Georges

on Green Turtle Nesting on St. Catherines Beach
Environmental Impact Assessment of St

Regis Hotel Development, St Georges,
Bermuda on Green Turtle Nesting at St
Catherines Beach
For:
Adwick Planning
Hamilton
Bermuda
By:
Harold H Frith PhD
Marine and Coastal Environmental Consultant
#5 21 Farmers Lane
Warwick
Bermuda
29 June 2016
Impact of St Regis Hotel on Green Turtle Nesting

Table of Contents
Introduction .................................................................................................................................................. 3
Life History of the Green Turtle .................................................................................................................... 3
History of Green Turtles in Bermuda ............................................................................................................ 3
Likelihood of Future Nesting on St Catherines Beach and in Bermuda ....................................................... 4
Impact of St Regis Hotel on Turtle Nesting Habitat on St Catherines Beach............................................... 6
Mitigative Measures ..................................................................................................................................... 8
Summary ....................................................................................................................................................... 8
Figures.........................................................................................................................................................10
References ..................................................................................................................................................12
Page 2
Introduction
The proposed St Regis hotel development includes a hotel site that surrounds the base of St Catherines
Beach with some beach encroachment (Figure 1). With the recent nesting and successful egg hatching of
a green turtle at a nearby beach, the interest in future potential green turtle nesting on Bermuda
beaches, particularly in the St Georges area has risen. As a result, the Department of Environment and
Natural Resources have requested an assessment of green turtle nesting on St Catherines Beach. In this
report, the likelihood of green turtles nesting on St Catherines Beach is assessed and mitigation options
presented.
Life History of the Green Turtle

The green turtle, Chelonia mydas, is a circum-global species occurring in tropical and sub-tropical waters
and is the most common marine turtle in the Caribbean including Bermuda (Lagueux, 2001). Newly
hatched turtles spend two to three years in the open ocean often amongst Sargassum in the Sargasso
Sea. Once turtles reach a size of 20-25 cm in carapace length, turtles migrate to feeding grounds in
Bermuda, Florida and the broader Caribbean to feed on turtle grass. These juveniles remain year round
near their feeding grounds, often utilizing a single sea grass bed. When sexual maturity is reached at the
age of 27 to 50 years old, turtles migrate back to the area where they were born and nest near to their
birth place. Adults establish feeding grounds within migration distance of their natal beaches. Seasonal
migrations occur between feeding grounds and nesting beaches. Every 2 4 years female turtles lay on
average 110 eggs in three clutches at 12-14 day intervals during a nesting season. After 55-60 days
hatchlings emerge from the nests and head for the sea. Green turtles can live for 80 to 100 years. The
turtle eggs suffer high mortality rates due to natural and human predation. Once the hatchling enters
the ocean, the little turtles swim as fast as they can to get into deep water and make their way to the
open ocean. It is estimated that only one in a thousand survive from hatchling to adulthood.
History of Green Turtles in Bermuda

Green turtles were abundant and nested on Bermuda beaches when settlers first arrived in the early
1600s. Despite conservation efforts, the green turtle population was rapidly depleted. The last green
turtle nesting in Bermuda prior to last year was recorded in 1927. Turtle fishing was finally outlawed in
1973. Since that time conservation efforts have increased knowledge of green turtle life history and
sustained efforts to protect the species have led to an increase in local populations. At this time the
Page 3
green turtle population has grown from 1970 levels. All green turtles here now are pre-mature and leave
the island once sexual maturity is reached. Bermuda green turtles have been tagged and recaptured
throughout the Caribbean with most found in Nicaragua, an important green turtle feeding location for
adult turtles in the Caribbean region.
Conservation efforts in the 60s and 70s included the importation of green turtle eggs from nesting sites
in Costa Rica. There were 16,000 eggs successfully hatched and juveniles released in Bermuda waters as
a result of this effort. Eggs were buried in sand in a natural way at Nonsuch Island and on a beach near
Fricks Point in Tuckers Town.
Years later scientists discovered that the temperatures in the nest site determined the sex of the
hatchlings (Yntema and Mrosovsky 1982). Due to warmer temperatures in Costa Rica, scientists suspect
the temperature in nests created for imported eggs here in Bermuda was too low. The likely outcome
was that the hatchlings were predominantly male.
Last year a female green turtle laid a clutch of eggs on Buildings Beach in St Georges. This was the first
recorded green turtle nesting in Bermuda since 1927. Most of 87 hatched eggs are expected to have
reached the ocean. Blood tests from two hatchling mortalities were inconclusive as to the origin of the
adult female. While it is possible the female could be a survivor from the Costa Rico transplants, the
more likely explanation is that the turtle was from Florida where overcrowded conditions occur on
nesting beaches (Dr. Mark Outerbridge, pers. com. ). The June nesting date supports this view.
Bermuda has been an active location for marine turtle conservation over the past 50 years. A turtle
tagging and research program, the Bermuda Turtle Project, has been ongoing since 1968. Annually
turtles are netted, tagged, blood samples taken and recently PIT tagged and some tracked by radio tags.
The main focus of the research is on the immature green turtles that arrive in Bermuda from the
Sargasso Sea, feed on seagrass beds in Bermuda until maturity and then leave for nesting sites in the
Caribbean. Since the beginning of this study and the outlawing of turtle captures, numbers of immature
green turtles in Bermuda has increased substantially. The project has been instrumental in improving
the numbers of green turtles reaching maturity in the Caribbean region and educating the public on this
native Bermuda species.
Likelihood of Future Nesting on St Catherines Beach and in Bermuda

The fact that green turtles return to the area where they were born limits the potential for future
nesting in Bermuda to hatchlings born on Bermuda beaches in the last 50 years. The only known
hatchlings entering local waters were from the Costa Rica transplants. With a 1:1,000 likelihood of
survival for a normal healthy population of hatchlings, the 16,000 hatchlings released in the late 60s
and 70s would produce approximately 16 adult survivors, and under normal circumstances 8 females.
Given the unnaturally low nest temperatures experienced by Costa Rican eggs in Bermuda, the
Page 4
likelihood of any females surviving is extremely low. And, even if some females were produced and
survived to adulthood, they are expected to return to their birth beach at either Nonsuch Island or
Fricks Point.
Some straying from birth beaches for mature females most likely does occur. Many animals that imprint
on birthing sites for future reproduction are known to occasionally stray to other sites nearby. In this
way, new sites are occupied and the population distribution spreads. Studies in Costa Rica on green
turtles show that nest sites vary by 1.2 km on average with distances as high as 7 km observed (Carr and
Carr 1972). However, these studies were conducted on a long continuous beach unlike the smaller
beaches here in Bermuda interspersed amongst rocky shores. Although we do not know to what degree
green turtles strayed historically in Bermuda, some straying is likely to have occurred. Given what is
known generally about green turtle nesting, the nesting at Buildings Bay could be from a Costa Rica
transplant stray albeit at the extreme of known straying distances.
Another possibility is that the Buildings Bay nesting was from a Florida turtle. The nestings in Florida
have increased recently and the timing of the nesting corresponds with their peak nesting period (Dr.
Mark Outerbridge, pers. com.). While this is a possibility, strays from Florida are most likely an
infrequent occurrence.
Some nestings of green turtles may have occurred on Bermuda beaches without notice. The observance
of two or three loggerhead nestings in the past 20 years indicates that some recurring nestings from
historic populations have occurred, albeit for a different species of turtle. There is also anecdotal reports
of turtle nestings observed by local residents in living memory including at St Catherines Beach.
There is the possibility that green turtle nesting may have occurred on Bermuda beaches in the past 2550 years and gone unnoticed. The nesting at Buildings Beach shows nestings can occur and if on more
remote beaches, could go unnoticed. Recent nestings of loggerhead turtles in Bermuda suggests
loggerhead nestings may have occurred 50 years ago or so without notice. While green turtles may have
nested in small numbers over the past 25-50 years, the numbers are expected to be low and the number
of surviving offspring similarly low. Incidental nestings is insufficient to sustain a population of adult
green turtles in Bermuda.
While the possibility of a green turtle nesting on St Catherines Beach does exist, the lack of regular
nestings in Bermuda would suggest that green turtle nestings on any beach in Bermuda would be an
infrequent if ever event.
Page 5
Impact of St Regis Hotel on Turtle Nesting Habitat on St Catherines

Beach
The St Catherines Beach is suitable for green turtle nesting. Adult female green turtles nest on beaches
with a slope of 7-9%, grain size of 0.2 to1 mm at 12 to 30 m distance from the shoreline and at one to
two meters above the high tide mark (Mathenge et al. 2012). A transect of the beach in three locations
reveals that the beach slope is 5.2%, sand grains are well sorted and less than 0.4 mm and a height
above MSL of 1 m is achieved at 15 m from shore. And, the beach extends back for 30 m from the
waters edge along 2/3 of the beach. At the beach edge beach morning glory vines mixed with grass
occur stabilizing the sand in this area, an often favored location for green turtle nestings (Mathenge et
al. 2012). A map of the area suitable for nesting is shown in Figure 2.
The footprint of the hotel buildings does not encroach onto the beach. The landscaped area in front of
the hotel including a pool does encroach onto the potential turtle nesting area with an estimated loss of
3.2%. While some of the large palm trees at the beach edge may be retained, the expectation is that the
sea morning glory and grasses in the beach backshore in front of the hotel will be removed. The
backshore edge of beaches where vines and grasses occur are favored by nesting green turtles.
The green turtle population world-wide is a red listed species classified as endangered ( is at risk of
extinction worldwide), due to reduced numbers over the past three generations. The main threats to
green turtles include overfishing, taking of eggs from nests by predators and humans, artificial lights,
habitat loss due to dredging, development and disease (Choi and Eckert 2009). For the St Regis hotel
project, the main impacts on turtles nesting on St Catherines Beach are due to artificial lighting, human
activity on the beach and obstructions like beach umbrellas and chairs.
Artificial lighting can deter adults from nesting on a beach and can disorient hatchlings at emergence. As
a turtle nesting on the beach would not go unnoticed and hatchlings can be assisted to find the waters
edge, deterring a nesting adult is of greater concern. It is possible to mitigate against lighting using
fixtures that reduce the visibility of lights from the beach and minimizing lighting during the nesting
season. Also plantings in the landscaped area in front of the hotel will also assist in light reduction.
However, some light will undoubtedly be added with a 122 room hotel at the beach edge and female
nesting turtles could be deterred by this added light even with mitigation.
The objects commonly on a hotel beach like chairs and umbrellas can interfere with nesting turtles
finding a suitable nesting site. Practices of removing these times from beaches at night when turtles nest
would remove this deterrent.
An abundance of human activity could discourage a nesting turtle. But as nesting occurs mainly at night,
the amount of guests or locals swimming or on the beach would most days be low. In fact, some human
presence would improve the chance of observing a nesting turtle and alerting the hotel and local
authorities to the event thus improving chances of successful nesting.
Page 6
In addition to the mitigative measures suggested, hotel management could adopt best practices for
improving conditions for nesting on Bermuda beaches by creating a turtle nesting management plan and
participating in local environmental education and discussion groups. The Manual of Best Practices for
Safeguarding Sea Turtle Nesting Beaches provides a useful overview of the subject (Choi and Eckert
2009).
In situations where the impacts of development put a species at greater risk of extinction, a
consideration of relocating the hotel to a less impactful site would be reasonable. In this case the
occurrences of green turtle nesting in Bermuda are so infrequent that the degree of protection for the
species, even just the northern Caribbean sub-population, provided by preserving the beach in its
present condition are of no consequence. Thus relocating the site is not justified.
Phase
Impact
Construction Noise
Lights
Human observation
Operation
Noise
Lights
Human activity
Beach obstacles
Human observations
Type
(+/-)
+
Mag.
Med
Med
Med
L
*
*
*
Med
Med
Med
Med
Med
*
*
*
*
*
Extent
Is
Int
Sig.
Low
Low
Low
Low
Low
Low
Low
Low
Mag = Magnitude, Sig. = Significance, L = Local, Is = Island-wide, Int = International
Page 7
Mitigative Measures
1. If a marine turtle of any species was found to nest on St Catherines Beach, the nest site should
be protected from human disturbance. The Department of Environment and Natural Resources
and the Bermuda Aquarium, Museum and Zoo should be notified. Government personel will
take on this role.
2. Minimize light and noise levels during the nesting and hatching season.
3. Educate tourists and employees on turtle etiquette using signing, pamphlets and group sessions
including local environmental expertise.
4. Develop an environmental management plan that includes a response plan in the event of a
turtle nesting in cooperation with government and local environmental groups.
Summary
Page 8
1. Marine turtles historically bred in Bermuda but with overfishing were depleted with only two
known green turtle nestings in the past 100 years and reduced numbers overall.
2. Conservation efforts in Bermuda have dramatically improved the population of green turtles,
represented almost exclusively by immature turtles that spend many years in Bermuda waters
before migrating to the Caribbean to breed.
3. St Catherines Beach is a suitable beach habitat for green and other turtles with a 5.2% slope,
well sorted sand less than 0.4mm grain size, lack of obstructions in and out of the water and a
backshore at least 1m above the high tide mark within 30 m of the shoreline.
4. The proposed building of a 122 room hotel on at backshore edge of the beach will increase
noise, artificial light levels and human activity and thus deter green turtles from nesting and
potentially reduce hatchling success.
5. Mitigative measures can be employed to reduce light, noise and human disturbance and
increase likelihood of observing and protecting nesting turtle activity.
6. The lack of regular turtle nesting at St Catherines Beach or elsewhere in Bermuda reduces the
significance of potential impacts to a low level.
7. St Regis Hotel could enhance local support for the development by engaging in education
programs for marine turtles and developing an environmental management plan that includes
risk reduction to nesting turtles.
Page 9
Figures
St Catherines Beach
Figure 1. Zones of development at St Regis showing location of hotel in Area 3
Page 10
Figure 2. Suitable green turtle nesting habitat on St Catherines Beach showing hotel footprint.
Page 11
References
Carr, A. and M.H. Carr. 1972. Site fixity in the Caribbean green turtle. Ecology 53(3): 425-429.
Choi, G-Y and K.L. Eckert. 2009. Manual of best practices for safeguarding sea turtle nesting beaches.
WIDECAST Technical Report No. 9. 82p.
Lagueux, C.J. 2001. Status and distribution of the green turtle, Chelonia mydas, in the Wider Caribbean
Region. In Eckhert, K.L. and F.A. Abreu Grobois (eds.). Proceedings of the Regional Meetings:
Marine Turtle Conservation in the Wider Caribbean Region: A Dialogue for Effective Regional
Management, Santo Domingo, 16-18 November 1999. WIDECAST, IUCN-MTSG, WWF and
UNEP-CEP. xx + 154 pp.
Mathenge, S.M., B.N. Mwasi and S.M. Mwasi. 2012. Effects of anthropogenic activities on sea turtle
nesting beaches along the Mombasa-Kilifi shoreline, Kenya. Marine Turtle Newletter 135: 1418.
Yntema, C.L. and N. Mrosovsky. 1982. Critical periods and pivotal temperatures for sexual differentiation
in loggerhead sea turtles. Can. J. Zool. 60: 1012-1016.
Page 12
APPENDIX XVII
Legend
F
G
Wells ( Fresh , Brackish and Seawater)
Water Mains
Water Storage Tanks ( Potable and Non- Potable)

Water Meters
Hotel Resort Parcel Boundary

StGeo PumpStations
"
)
StGeo Manholes Outer

StGeoManholes Inner
Sewer Pipelines
F
G
Sewer Manholes (1987)
F
G
Sewer Lines (1987)
F
G
StGeo Sewerlines From Drawings
F
G
StGeo Water Mains
F
G
F
G
F
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GG
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APPENDIX XVIII
St. Regis Architectural and Construction Standards
o

o

o
o
o
o
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o
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APPENDIX XIX
APPENDIX XX
Traffic Counts
Date: 5 May 2016
Weather: Partly cloudy, dry
York Street Eastbound

Times
Turn Left on to Kent Street

Cars,
vans &
Trucks,
Total
taxis
M/cycles buses Vehicles
3
0
3
0700 - 0715
0
6
0
6
0715 - 0730
0
0730 - 0745
10
2
1
13
0745 - 0800
2
4
0
6
Sub-total
21
6
1
28
0800 - 0815
4
2
0
6
0815 - 0830
6
2
1
9
0830 - 0845
13
5
1
19
0845 - 0900
5
4
4
13
Sub-total
28
13
6
47
0900 - 0915
8
4
1
13
0915 - 0930
4
5
0
9
Sub-total
12
9
1
22
Total
61
28
8
97
Straight Ahead
Cars,
vans &
taxis
M/cycles
7
3
7
1
12
3
13
4
39
11
10
2
9
7
17
1
12
2
48
12
16
1
10
1
26
2
113
25
Trucks,
buses
0
1
2
2
5
4
2
5
2
13
3
3
6
24
Total
Vehicles
10
9
17
19
55
16
18
23
16
73
20
14
34
162
Turn Right onto Bridge Street

Cars,
vans &
Trucks,
Total
taxis
5
0
5
0
1
0
1
0
1
0
1
2
3
0
0
3
10
0
1
11
1
0
0
1
0
0
0
0
2
0
1
3
4
0
0
4
7
0
1
8
2
0
0
2
5
1
1
7
7
1
1
9
24
1
3
28
Total
Vehicles
29
44
54
46
173
62
44
30
26
162
30
27
57
392
Turn Right onto Kent Street

Cars,
vans &
Trucks,
Total
taxis
2
0
2
0
1
1
3
1
0
0
0
0
3
1
0
4
6
2
1
9
2
0
0
2
7
2
0
9
1
0
0
1
4
0
0
4
14
2
0
16
0
1
0
1
1
0
0
1
1
1
0
2
21
5
1
27
York Street Westbound

Times
Turn Left on to Bridge Street

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0700 - 0715
0
1
1
2
0715 - 0730
0
0730 - 0745
1
0
0
1
0745 - 0800
0
0
0
0
Sub-total
2
0
1
3
0800 - 0815
0
0
0
0
0815 - 0830
2
0
0
2
0830 - 0845
0
0
0
0
0845 - 0900
1
1
0
2
Sub-total
3
1
0
4
0900 - 0915
0
0
0
0
0915 - 0930
0
0
0
0
Sub-total
0
0
0
0
Total
5
1
1
7
Straight Ahead
Cars,
vans &
taxis
M/cycles
21
5
29
10
36
13
33
7
119
35
42
13
31
7
24
3
18
4
115
27
20
6
15
6
35
12
269
74
Trucks,
buses
3
5
5
6
19
7
6
3
4
20
4
6
10
49
Date: 5 May 2016

Times

Cars,
vans &
Trucks,
Total
taxis
1600 - 1615
10
6
2
18
1615 - 1630
8
2
0
10
Sub-total
18
8
2
28
1630 - 1645
9
3
1
13
1645 - 1700
13
4
1
18
1700 - 1715
15
6
1
22
1715 - 1730
13
3
0
16
Sub-total
50
16
3
69
1730 - 1745
8
4
0
12
1745 - 1800
12
3
0
15
1800 - 1815
16
4
0
20
1815 - 1830
8
6
0
14
Sub-total
44
17
0
61
Total
112
41
5
158
Straight Ahead
Cars,
vans &
taxis
M/cycles
19
10
6
7
25
17
17
9
26
2
26
7
18
9
87
27
34
14
30
10
28
6
28
7
120
37
232
81
Trucks,
Total
buses Vehicles
12
41
6
19
18
60
1
27
7
35
1
34
5
32
14
128
3
51
4
44
2
36
2
37
11
168
43
356
Turn Right on to Bridge Street

Cars,
vans &
Trucks,
Total
taxis
2
1
0
3
2
0
0
2
4
1
0
5
1
1
0
2
3
0
1
4
3
0
0
3
0
0
0
0
7
1
1
9
9
0
0
9
3
1
0
4
3
0
0
3
0
1
0
1
15
2
0
17
26
4
1
31

Times

Cars,
vans &
Trucks,
Total
taxis
1600 - 1615
0
0
0
0
1615 - 1630
0
0
1
1
Sub-total
0
0
1
1
1630 - 1645
0
0
0
0
1645 - 1700
1
1
0
2
1700 - 1715
0
1
0
1
1715 - 1730
1
0
0
1
Sub-total
2
2
0
4
1730 - 1745
0
0
1
1
1745 - 1800
0
0
0
0
1800 - 1815
1
0
0
1
1815 - 1830
0
0
1
1
Sub-total
1
0
2
3
Total
3
2
3
8
Straight Ahead
Cars,
vans &
taxis
M/cycles
24
15
15
4
39
19
22
10
17
6
15
8
28
12
82
36
24
5
17
13
38
6
23
10
102
34
223
89
Trucks,
buses
8
3
11
4
5
3
3
15
3
3
0
5
11
37
Total
Vehicles
47
22
69
36
28
26
43
133
32
33
44
38
147
349
Turn Right on to Kent Street

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0
4
0
1
5
4
0
1
5
3
1
0
4
2
1
0
3
2
0
0
2
2
1
0
3
9
3
0
12
3
0
0
3
1
0
0
1
2
1
0
3
0
0
1
1
6
1
1
8
19
4
2
25
Date: 5 May 2016
Kent Street
AM
Times
Turn Left on to York Street

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0700 - 0715
0
0
0
0
0715 - 0730
0
0730 - 0745
1
0
0
1
0745 - 0800
2
1
0
3
Sub-total
3
1
0
4
0800 - 0815
1
0
1
2
0815 - 0830
1
0
0
1
0830 - 0845
5
0
1
6
0845 - 0900
4
0
0
4
Sub-total
11
0
2
13
0900 - 0915
0
0
0
0
0915 - 0930
0
0
0
0
Sub-total
0
0
0
0
Total
14
1
2
17
PM
Times

Cars,
vans &
Trucks,
Total
taxis
1600 - 1615
1
2
0
3
1615 - 1630
2
0
0
2
Sub-total
3
2
0
5
1630 - 1645
2
1
0
3
1645 - 1700
5
2
0
7
1700 - 1715
6
1
0
7
1715 - 1730
3
1
0
4
Sub-total
16
5
0
21
1730 - 1745
1
2
0
3
1745 - 1800
2
1
0
3
1800 - 1815
1
0
0
1
1815 - 1830
2
1
0
3
Sub-total
6
4
0
10
Total
25
11
0
36
Straight Ahead (Bridge Street)

Cars,
vans &
Trucks,
Total
taxis
1
0
1
0
0
0
0
0
0
0
0
0
0
0
0
0
1
0
0
1
0
0
0
0
1
0
0
1
0
0
0
0
0
0
0
0
1
0
0
1
0
0
0
0
2
0
0
2
2
0
0
2
4
0
0
4
Turn Right onto York Street

Cars,
vans &
Trucks,
Total
taxis
19
1
21
1
18
0
22
4
31
6
0
37
24
2
1
27
92
13
2
107
29
4
1
34
27
10
1
38
24
5
1
30
18
4
1
23
98
23
4
125
14
3
1
18
6
3
3
12
20
6
4
30
210
42
10
262

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
1
0
1
0
0
0
0
1
0
0
1
1
1
0
2
0
1
0
1
0
0
0
0
0
0
0
0
0
0
0
0
0
1
0
1
1
2
0
3
Turn Right on to York Street

Cars,
vans &
Trucks,
Total
taxis
11
6
1
18
9
4
1
14
20
10
2
32
19
7
1
27
14
2
0
16
14
7
2
23
8
6
0
14
55
22
3
80
15
6
1
22
12
6
0
18
7
6
0
13
10
3
0
13
44
21
1
66
119
53
6
178
Date: 31 May 2016
Weather: Sunny, dry
Barrack Hill Eastbound

Times
Turn Left on to Old Military Road

Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
4
0
6
0700 - 0715
2
7
1
10
0715 - 0730
2
0730 - 0745
3
4
1
8
0745 - 0800
10
1
1
12
Sub-total
24
9
3
36
0800 - 0815
5
3
3
11
0815 - 0830
19
2
0
21
0830 - 0845
10
1
6
17
0845 - 0900
10
4
3
17
Sub-total
44
10
12
66
0900 - 0915
8
2
1
11
0915 - 0930
5
1
3
9
Sub-total
13
3
4
20
Total
81
22
19
122
Straight Ahead
Cars,
vans &
taxis
M/cycles
0
0
2
1
3
2
7
0
12
3
3
1
1
2
0
2
3
0
7
5
7
0
3
4
10
4
29
12
Trucks,
buses
1
1
0
0
2
0
0
0
0
0
1
3
4
6
Total
Vehicles
1
4
5
7
17
4
3
2
3
12
8
10
18
47
1
2
0
0
3
1
2
0
1
4
1
2
3
10
Total
Vehicles
14
25
28
30
97
27
27
10
11
75
11
10
21
193
Barrack Hill Westbound

Times
Turn Right on to Old Military Road

Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
0
0
0
0700 - 0715
0
0
0
0
0715 - 0730
0
0730 - 0745
1
0
0
1
0745 - 0800
4
0
0
4
Sub-total
5
0
0
5
0800 - 0815
1
0
0
1
0815 - 0830
5
0
0
5
0830 - 0845
2
0
0
2
0845 - 0900
4
0
0
4
Sub-total
12
0
0
12
0900 - 0915
0
0
0
0
0915 - 0930
0
0
0
0
Sub-total
0
0
0
0
Total
17
0
0
17
Straight Ahead
Cars,
vans &
taxis
M/cycles
9
4
18
5
13
15
22
8
62
32
17
9
18
7
6
4
6
4
47
24
7
3
6
2
13
5
122
61
Trucks,
buses
Date: 31 May 2016
Barrack Hill (Eastbound)

Times
Turn Left on to Old Military Road

Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
1600 - 1615
6
1
5
12
1615 - 1630
6
2
3
11
Sub-total
12
3
8
23
1630 - 1645
7
2
2
11
1645 - 1700
4
4
3
11
1700 - 1715
14
1
3
18
1715 - 1730
11
3
2
16
Sub-total
36
10
10
56
1730 - 1745
10
3
1
14
1745 - 1800
17
5
3
25
1800 - 1815
17
5
2
24
1815 - 1830
5
0
3
8
Sub-total
49
13
9
71
Total
97
26
27
150
Straight Ahead
Cars,
vans &
taxis
M/cycles
10
6
7
2
17
8
8
6
9
10
9
3
9
5
35
24
16
4
14
5
15
11
14
8
59
28
111
60
Trucks,
buses
1
0
1
1
0
2
1
4
0
1
0
3
4
9
Total
Vehicles
17
9
26
15
19
14
15
63
20
20
26
25
91
180
0
0
0
0
0
0
1
1
3
0
1
0
4
5
Total
Vehicles
8
8
16
9
14
9
8
40
6
11
17
9
43
99
Cut Road (Westbound)

Times
Turn Right on to Old Military Road

Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
1600 - 1615
1
0
0
1
1615 - 1630
1
0
0
1
Sub-total
2
0
0
2
1630 - 1645
0
0
0
0
1645 - 1700
0
2
0
2
1700 - 1715
0
1
0
1
1715 - 1730
4
3
0
7
Sub-total
4
6
0
10
1730 - 1745
1
0
1
2
1745 - 1800
1
1
0
2
1800 - 1815
3
1
0
4
1815 - 1830
0
0
0
0
Sub-total
5
2
1
8
Total
11
8
1
20
Straight Ahead
Cars,
vans &
taxis
M/cycles
7
1
6
2
13
3
5
4
8
6
6
3
5
2
24
15
3
0
7
4
8
8
5
4
23
16
60
34
Trucks,
buses
Date: 31 May 2016
Weather: Sunny, dry
Old Military Road

AM
Times
Turn Left on to Cut Road
Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
3
1
4
0700 - 0715
0
1
0
1
0715 - 0730
0
0730 - 0745
0
0
0
0
0745 - 0800
2
0
0
2
Sub-total
6
0
1
7
0800 - 0815
0
0
1
1
0815 - 0830
2
0
1
3
0830 - 0845
3
0
0
3
0845 - 0900
1
1
0
2
Sub-total
6
1
2
9
0900 - 0915
0
1
0
1
0915 - 0930
1
0
0
1
Sub-total
1
1
0
2
Total
13
2
3
18
PM
Times
Turn Left on to Cut Road

Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
1600 - 1615
1
1
0
2
1615 - 1630
1
0
0
1
Sub-total
2
1
0
3
1630 - 1645
0
0
0
0
1645 - 1700
2
1
0
3
1700 - 1715
0
1
0
1
1715 - 1730
2
1
0
3
Sub-total
4
3
0
7
1730 - 1745
1
0
0
1
1745 - 1800
5
0
0
5
1800 - 1815
3
3
0
6
1815 - 1830
1
1
1
3
Sub-total
10
4
1
15
Total
16
8
1
25
Turn Right onto Barrack Hill

Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
2
5
8
1
2
2
6
2
3
4
3
10
7
1
3
11
14
8
13
35
5
0
2
7
8
0
3
11
5
1
2
8
11
3
1
15
29
4
8
41
5
0
1
6
6
0
4
10
11
0
5
16
54
12
26
92
Turn Right on to Barrack Hill

Cars,
vans &
Trucks,
Total
taxis
Vehicles
M/cycles buses
8
2
2
12
8
6
2
16
16
8
4
28
6
0
1
7
5
0
2
7
8
3
3
14
8
4
2
14
27
7
8
42
7
3
1
11
16
2
1
19
12
2
1
15
0
2
3
5
35
9
6
50
78
24
18
120
APPENDIX XXI
Junction Analysis
transport planning practice
St Regis development, St Georges, Bermuda

Junction capacity analysis
Introduction
1.
This note sets out the results of the junction capacity analysis for the St Regis development
in the town of St Georges, Bermuda. The proposed development includes a hotel with 122
keys, a spa and 7 condominium blocks each containing 14 residential units. The
development site is located near Fort St. Catherine with the main access intended to be
off Government Hill Road. Due to its location, all routes to the development utilise the
junction at York Street/Kent Street at the eastern end of the town, making this the critical
junction. This note considers the existing operation and capacity of this junction, then goes
on to consider two further phased scenarios of development and alternatives.
Junction analysis
2.
The junction has four arms; York Street east, York Street west, Kent Street and Bridge
Street. Bridge Street is one way only in a southerly direction and is essentially only an
access to a public car park. All approaches to the junction have stop lines and stop signs.
At this type of junction all vehicles approaching the junction are required to stop with the
first to arrive at any stop line being the first to leave. In this respect it appears to operate
in a broadly similar way to a UK mini roundabout as opposed to a priority junction.
Therefore, it was concluded that modelling the junction in the ARCADY program, the
industry standard for analysis of roundabout type junctions, would be more representative
of the junctions operation.
2016 Baseline
3.
In order to assess the existing operation and capacity of the junction, surveys were
undertaken on Thursday 5th May 2016 (see Appendix A). From the surveys it was clear
that there is a low volume of traffic on these roads during the peak hours.
4.
The results for the baseline scenario (see Appendix B) show that the junction operates
with ample spare capacity, the highest Ratio of Flow to Capacity (RFC) being 0.334 in the
AM peak on Kent Street and 0.248 in the PM peak on York Street west. A junction is
assumed to be over capacity when an RFC of 0.850 is reached. The Level of Service (LOS)
for the junction is also assessed. The thresholds are defined as A-F and based on the
queuing delay on each arm. A typical LOS A indicates free flow conditions while a LOS F is
the equivalent of forced or breakdown flow. The junction as a whole is a LOS A, indicating
free flow conditions, with an individual LOS A on both arms of York Street and a LOS B
(reasonably free flow) on Kent Street in both periods. This is shown in Table 1.
30880/D/1A
June 2016
Transport Planning Practice| 70 Cowcross Street | London | EC1M 6EL| Tel: 020 7608 0008 | email@tppweb.co.uk
Transport Planning Practice

Table 1: 2016 baseline capacity and LOS
Lane Description
AM peak hour
Queue
RFC
(pcu)
LOS
PM peak hour
Queue
RFC
(pcu)
LOS
York Street east
0.270
0.4
0.163
0.2
York Street west
0.118
0.1
0.248
0.3
Kent Street
0.334
0.5
0.239
0.3
Baseline + hotel development

5.
A Baseline + Hotel only scenario has been modelled based on traffic numbers provided
by the client (see Appendix C). As an alternative option, it was also requested that the
junction be modelled with all site traffic using York Street east only to access the
development as a worst case situation. The results for both of these options are shown in
Tables 2 and 3 and included at Appendix B.
Table 2: 2016 baseline + Hotel only capacity and LOS
Lane Description
AM peak hour
Queue
RFC
(pcu)
LOS
PM peak hour
Queue
RFC
(pcu)
LOS
York Street east
0.270
0.4
0.177
0.2
York Street west
0.139
0.2
0.283
0.4
Kent Street
0.340
0.5
0.259
0.3
Table 3: 2016 baseline + Hotel only (via York Street east only) capacity and LOS
Lane Description
6.
AM peak hour
Queue
RFC
(pcu)
LOS
PM peak hour
Queue
RFC
(pcu)
LOS
York Street east
0.270
0.4
0.181
0.2
York Street west
0.139
0.2
0.283
0.3
Kent Street
0.343
0.5
0.251
0.3
The results in Table 2 indicate a small increase in RFC on York Street west and Kent Street
during the morning peak hour and on all arms during the PM peak hour, however these
remain below 35% capacity. As shown in Table 3, there is a similar outcome in the
alternative scenario when all traffic associated with the development is diverted via York
Street east. Whilst the results indicate a slight increase in delay to Kent Street in the
morning peak, and York Street east in the evening peak, due to the model giving way to
the right as per the UK, the impact on the junction in the Bermudian context (first come
first to leave) may be less marked. The LOS does not alter for any arm in these two
situations, with the overall junction LOS maintained at A.
.
30880/D/1A
June 2016
Baseline + Hotel & Condos development

7.
The Hotel & Condos scenario has been modelled based on traffic numbers provided by
the client. Again, as an alternative option, it was requested that the junction also be
modelled with all site traffic using York Street east only to access the development. The
results for both of these options are shown in Table 4 and Table 5 and included at Appendix
B.
Table 4: 2016 baseline + Hotel & Condos capacity and LOS
Lane Description
AM peak hour
Queue
RFC
(pcu)
LOS
PM peak hour
Queue
RFC
(pcu)
LOS
York Street east
0.296
0.4
0.177
0.2
York Street west
0.139
0.2
0.317
0.5
Kent Street
0.373
0.6
0.269
0.4
Table 5: 2016 baseline + Hotel & Condos (via York Street east only) capacity and LOS
Lane Description
AM peak hour
Queue
RFC
(pcu)
LOS
PM peak hour
Queue
RFC
(pcu)
LOS
York Street east
0.309
0.4
0.181
0.2
York Street west
0.139
0.2
0.317
0.5
Kent Street
0.343
0.5
0.265
0.4
8.
The results shown in Table 4 and Table 5 follow a broadly similar pattern to those in the
previous tables. There is a small increase from the Baseline + hotel only scenario on York
Street east due to the westbound condominium traffic leaving the site in the morning peak.
In the evening peak hour this is reflected in the impact on York Street west and Kent
Street.
9.
In the alternative option utilising York Street only, there is no change to Kent Street in the
morning peak, compared to the Baseline + hotel only scenario and a slight increase of
3.9% on York Street east. In the evening peak hour the increase is again on York Street
west and Kent Street as condominium traffic returns to the site. . The LOS remains
unchanged for any arm in these two situations, with the overall junction LOS maintained
at A.
Summary
10.
From the survey undertaken on 5th May 2016 it is clear that there are low traffic flows at
the junction during the peak periods. The junction currently operates well with a LOS A.
The individual LOS for each arm are A for the York Street arms and B for Kent Street.
11.
The maximum RFC of any arm in any scenario is Kent Street in the Hotel & Condos
scenario, which is 0.373 with a maximum queue of 0.6 PCUs. This indicates that following
development there will continue to be considerable capacity in the junction with no
detriment to the level of service for motorists.
.
30880/D/1A
June 2016
12.
The predicted traffic flows in each scenario do not affect the modelled LOS which is
maintained at A indicating free flow conditions in both the morning and evening peak
periods.
.
30880/D/1A
June 2016
Appendices
Appendix A
Traffic survey data
5th May 2016
Date: 5 May 2016

Times

Cars,
vans &
Trucks,
Total
taxis
3
0
3
0700 - 0715
0
6
0
6
0715 - 0730
0
0730 - 0745
10
2
1
13
0745 - 0800
2
4
0
6
Sub-total
21
6
1
28
0800 - 0815
4
2
0
6
0815 - 0830
6
2
1
9
0830 - 0845
13
5
1
19
0845 - 0900
5
4
4
13
Sub-total
28
13
6
47
0900 - 0915
8
4
1
13
0915 - 0930
4
5
0
9
Sub-total
12
9
1
22
Total
61
28
8
97
Straight Ahead
Cars,
vans &
taxis
M/cycles
7
3
7
1
12
3
13
4
39
11
10
2
9
7
17
1
12
2
48
12
16
1
10
1
26
2
113
25
Trucks,
buses
0
1
2
2
5
4
2
5
2
13
3
3
6
24
Total
Vehicles
10
9
17
19
55
16
18
23
16
73
20
14
34
162
Turn Right onto Bridge Street

Cars,
vans &
Trucks,
Total
taxis
5
0
5
0
1
0
1
0
1
0
1
2
3
0
0
3
10
0
1
11
1
0
0
1
0
0
0
0
2
0
1
3
4
0
0
4
7
0
1
8
2
0
0
2
5
1
1
7
7
1
1
9
24
1
3
28
Total
Vehicles
29
44
54
46
173
62
44
30
26
162
30
27
57
392
Turn Right onto Kent Street

Cars,
vans &
Trucks,
Total
taxis
2
0
2
0
1
1
3
1
0
0
0
0
3
1
0
4
6
2
1
9
2
0
0
2
7
2
0
9
1
0
0
1
4
0
0
4
14
2
0
16
0
1
0
1
1
0
0
1
1
1
0
2
21
5
1
27

Times

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0700 - 0715
0
1
1
2
0715 - 0730
0
0730 - 0745
1
0
0
1
0745 - 0800
0
0
0
0
Sub-total
2
0
1
3
0800 - 0815
0
0
0
0
0815 - 0830
2
0
0
2
0830 - 0845
0
0
0
0
0845 - 0900
1
1
0
2
Sub-total
3
1
0
4
0900 - 0915
0
0
0
0
0915 - 0930
0
0
0
0
Sub-total
0
0
0
0
Total
5
1
1
7
Straight Ahead
Cars,
vans &
taxis
M/cycles
21
5
29
10
36
13
33
7
119
35
42
13
31
7
24
3
18
4
115
27
20
6
15
6
35
12
269
74
Trucks,
buses
3
5
5
6
19
7
6
3
4
20
4
6
10
49
Date: 5 May 2016

Times

Cars,
vans &
Trucks,
Total
taxis
1600 - 1615
10
6
2
18
1615 - 1630
8
2
0
10
Sub-total
18
8
2
28
1630 - 1645
9
3
1
13
1645 - 1700
13
4
1
18
1700 - 1715
15
6
1
22
1715 - 1730
13
3
0
16
Sub-total
50
16
3
69
1730 - 1745
8
4
0
12
1745 - 1800
12
3
0
15
1800 - 1815
16
4
0
20
1815 - 1830
8
6
0
14
Sub-total
44
17
0
61
Total
112
41
5
158
Straight Ahead
Cars,
vans &
taxis
M/cycles
19
10
6
7
25
17
17
9
26
2
26
7
18
9
87
27
34
14
30
10
28
6
28
7
120
37
232
81
Trucks,
Total
buses Vehicles
12
41
6
19
18
60
1
27
7
35
1
34
5
32
14
128
3
51
4
44
2
36
2
37
11
168
43
356
Turn Right on to Bridge Street

Cars,
vans &
Trucks,
Total
taxis
2
1
0
3
2
0
0
2
4
1
0
5
1
1
0
2
3
0
1
4
3
0
0
3
0
0
0
0
7
1
1
9
9
0
0
9
3
1
0
4
3
0
0
3
0
1
0
1
15
2
0
17
26
4
1
31

Times

Cars,
vans &
Trucks,
Total
taxis
1600 - 1615
0
0
0
0
1615 - 1630
0
0
1
1
Sub-total
0
0
1
1
1630 - 1645
0
0
0
0
1645 - 1700
1
1
0
2
1700 - 1715
0
1
0
1
1715 - 1730
1
0
0
1
Sub-total
2
2
0
4
1730 - 1745
0
0
1
1
1745 - 1800
0
0
0
0
1800 - 1815
1
0
0
1
1815 - 1830
0
0
1
1
Sub-total
1
0
2
3
Total
3
2
3
8
Straight Ahead
Cars,
vans &
taxis
M/cycles
24
15
15
4
39
19
22
10
17
6
15
8
28
12
82
36
24
5
17
13
38
6
23
10
102
34
223
89
Trucks,
buses
8
3
11
4
5
3
3
15
3
3
0
5
11
37
Total
Vehicles
47
22
69
36
28
26
43
133
32
33
44
38
147
349
Turn Right on to Kent Street

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0
4
0
1
5
4
0
1
5
3
1
0
4
2
1
0
3
2
0
0
2
2
1
0
3
9
3
0
12
3
0
0
3
1
0
0
1
2
1
0
3
0
0
1
1
6
1
1
8
19
4
2
25
Date: 5 May 2016
Kent Street
AM
Times

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0700 - 0715
0
0
0
0
0715 - 0730
0
0730 - 0745
1
0
0
1
0745 - 0800
2
1
0
3
Sub-total
3
1
0
4
0800 - 0815
1
0
1
2
0815 - 0830
1
0
0
1
0830 - 0845
5
0
1
6
0845 - 0900
4
0
0
4
Sub-total
11
0
2
13
0900 - 0915
0
0
0
0
0915 - 0930
0
0
0
0
Sub-total
0
0
0
0
Total
14
1
2
17
PM
Times

Cars,
vans &
Trucks,
Total
taxis
1600 - 1615
1
2
0
3
1615 - 1630
2
0
0
2
Sub-total
3
2
0
5
1630 - 1645
2
1
0
3
1645 - 1700
5
2
0
7
1700 - 1715
6
1
0
7
1715 - 1730
3
1
0
4
Sub-total
16
5
0
21
1730 - 1745
1
2
0
3
1745 - 1800
2
1
0
3
1800 - 1815
1
0
0
1
1815 - 1830
2
1
0
3
Sub-total
6
4
0
10
Total
25
11
0
36

Cars,
vans &
Trucks,
Total
taxis
1
0
1
0
0
0
0
0
0
0
0
0
0
0
0
0
1
0
0
1
0
0
0
0
1
0
0
1
0
0
0
0
0
0
0
0
1
0
0
1
0
0
0
0
2
0
0
2
2
0
0
2
4
0
0
4
Turn Right onto York Street

Cars,
vans &
Trucks,
Total
taxis
19
1
21
1
18
0
22
4
31
6
0
37
24
2
1
27
92
13
2
107
29
4
1
34
27
10
1
38
24
5
1
30
18
4
1
23
98
23
4
125
14
3
1
18
6
3
3
12
20
6
4
30
210
42
10
262

Cars,
vans &
Trucks,
Total
taxis
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
1
0
1
0
0
0
0
1
0
0
1
1
1
0
2
0
1
0
1
0
0
0
0
0
0
0
0
0
0
0
0
0
1
0
1
1
2
0
3
Turn Right on to York Street

Cars,
vans &
Trucks,
Total
taxis
11
6
1
18
9
4
1
14
20
10
2
32
19
7
1
27
14
2
0
16
14
7
2
23
8
6
0
14
55
22
3
80
15
6
1
22
12
6
0
18
7
6
0
13
10
3
0
13
44
21
1
66
119
53
6
178
Appendix B
ARCADY junction
capacity assessment
Generated on 16/06/2016 10:09:29 using Junctions 9 (9.0.0.4211)
Junctions 9
ARCADY 9 - Roundabout Module
Version: 9.0.0.4211 []
Copyright TRL Limited, 2016
For sales and distribution information, program advice and maintenance, contact TRL:
Tel:+44(0)1344770758email:software@trl.co.ukWeb:http://www.trlsoftware.co.uk
The users of this computer program for the solution of an engineering problem are in no way relieved of their responsibility for the correctness of the
solution
Filename: York St_Kent St junction 1 hr.j9

Path: T:\30000_projects\30880 York St_Kent St, St George's, Bermuda\Calculations\ARCADY
Report generation date: 16/06/2016 10:08:57
2016, AM
2016, PM
2016 + Hotel only, AM
2016 + Hotel only, PM
2016 + Hotel & Condos, AM
2016 + Hotel & Condos, PM
2016 + Hotel only (YS), AM
2016 + Hotel only (YS), PM
2016 + Hotel & Condos (YS), AM
2016 + Hotel & Condos (YS), PM
Summary of junction performance

AM
PM
Queue (PCU) Delay (s) RFC LOS
Junction
LOS
Queue (PCU) Delay (s) RFC LOS
Junction
LOS
2016
Arm 1
0.4
5.45
0.27
Arm 2
0.0
0.00
0.00
Arm 3
0.1
4.07
0.12
Arm 4
0.5
12.23
0.33
0.2
4.57
0.16
0.0
0.00
0.00
0.3
4.77
0.25
0.3
12.20
0.24
2016 + Hotel only
Arm 1
0.4
5.45
0.27
0.2
4.66
0.18
Arm 2
0.0
0.00
0.00
0.0
0.00
0.00
Arm 3
0.2
4.17
0.14
0.4
5.00
0.28
Arm 4
0.5
12.54
0.34
0.3
12.98
0.26
2016 + Hotel & Condos
Arm 1
0.4
5.71
0.30
0.2
4.66
0.18
Arm 2
0.0
0.00
0.00
0.0
0.00
0.00
Arm 3
0.2
4.17
0.14
0.5
5.25
0.32
Arm 4
0.6
13.20
0.37
0.4
13.64
0.27
2016 + Hotel only (YS)
Arm 1
0.4
5.45
0.27
0.2
4.67
0.18
Arm 2
0.0
0.00
0.00
0.0
0.00
0.00
Arm 3
0.2
4.17
0.14
0.4
5.00
0.28
Arm 4
0.5
12.73
0.34
0.3
13.06
0.25
2016 + Hotel & Condos (YS)
Arm 1
0.4
5.75
0.31
0.2
4.67
0.18
Arm 2
0.0
0.00
0.00
0.0
0.00
0.00
Arm 3
0.2
4.17
0.14
0.5
5.25
0.32
Arm 4
0.5
12.73
0.34
0.4
14.02
0.26
There are warnings associated with one or more model runs - see the 'Data Errors and Warnings' tables for each Analysis or Demand Set.
Values shown are the highest values encountered over all time segments. Delay is the maximum value of average delay per arriving vehicle. Junction LOS and Junction Delay
are demand-weighted averages.
File summary
File Description
Title
(untitled)
Location
Site number
Date
Version
Status
12/05/2016
(new file)
Identifier
Client
Jobnumber
Enumerator
TPP111"techuser
Description
Units
Distance units Speed units
Traffic units input Traffic units results Flow units
kph
PCU
PCU
Average delay units Total delay units
perHour
Rate of delay units
-Min
perMin
Analysis Options
Mini-roundabout model Calculate Queue Percentiles Calculate residual capacity RFC Threshold
JUNCTIONS 9
Average Delay threshold (s) Queue threshold (PCU)
0.85
36.00
20.00
Demand Set Summary

Scenario name
Time Period
name
Description
Traffic profile
type
Model start time

(HH:mm)
Model finish time

(HH:mm)
Time segment length

(min)
2016
AM
ONE HOUR
07:15
08:45
15
2016
PM
ONE HOUR
16:30
18:00
15
2016 + Hotel only
AM
ONE HOUR
07:15
08:45
15
2016 + Hotel only
PM
ONE HOUR
16:30
18:00
15
AM
ONE HOUR
07:15
08:45
15
PM
ONE HOUR
16:30
18:00
15
AM
All dev traffic by York

Street only
ONE HOUR
07:15
08:45
15
PM

Street only
ONE HOUR
16:30
18:00
15

(YS)
AM
ONE HOUR
07:15
08:45
15

(YS)
PM

Street only
ONE HOUR
16:30
18:00
15
2016, AM
Data Errors and Warnings
Severity
Area
Item
Warning
Mini-roundabout
Description
Mini-roundabout appears to have unbalanced flows and may behave like a priority junction;
treat results with caution. See User Guide for details.[Arms 1 and 4 have 76% of the total flow
for the roundabout for one or more time segments]
Analysis Set Details

ID
Network flow scaling factor (%)
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
Junction Delay (s) Junction LOS
York St/Kent St Mini-roundabout
7.09
Junction Network Options

Driving side
Left
Lighting
Road surface
Normal/unknown Normal/unknown
In London
Arms
Arms
Arm
Name
Description
York St East
Bridge St
York Street West
Kent Street
Capacity Options
Arm
Minimum capacity (PCU/hr)
Maximum capacity (PCU/hr)
0.00
99999.00
0.00
99999.00
0.00
99999.00
0.00
99999.00
Mini Roundabout Geometry

Arm
Approach road
half-width (m)
Minimum approach road

half-width (m)
Entry
width (m)
Effective flare
length (m)
Distance to next
arm (m)
Entry corner kerb line

distance (m)
Gradient over
50m (%)
Kerbed
central island
4.10
2.80
4.00
0.1
20.00
17.00
0.0
3.00
3.00
3.00
0.0
5.00
2.00
0.0
3.50
3.25
4.00
0.1
20.00
16.00
0.0
2.50
2.00
3.50
0.1
8.00
2.00
0.0
Slope / Intercept / Capacity

Roundabout Slope and Intercept used in model
Arm
Final slope Final intercept (PCU/hr)
0.651
0.590
1001.285
644.364
0.642
1010.384
0.553
488.692
The slope and intercept shown above include any corrections and adjustments.
Traffic Demand
Demand Set Details
ID
Scenario name Time Period name
D1
2016
Traffic profile type Model start time (HH:mm)
AM
ONE HOUR
Vehicle mix varies over turn Vehicle mix varies over entry Vehicle mix source
Model finish time (HH:mm) Time segment length (min)
07:15
HV Percentages
08:45
15
PCU Factor for a HV (PCU)
2.00
Demand overview (Traffic)

Arm
Linked arm Use O-D data
Average Demand (PCU/hr) Scaling Factor (%)
222.00
100.000
0.00
100.000
107.00
100.000
134.00
100.000
Origin-Destination Data
Demand (PCU/hr)
To
0.000
3.000 206.000 13.000
From 2
0.000
0.000
0.000
0.000
3 70.000 7.000
0.000
30.000
7.000
1.000 126.000
0.000
Vehicle Mix
Heavy Vehicle proportion
To
1 2 3 4
From 2
Results
Results Summary for whole modelled period
Arm
Max RFC Max delay (s)
Max Queue (PCU) Max LOS
0.27
5.45
0.4
0.00
0.00
0.0
0.12
4.07
0.1
0.33
12.23
0.5
Main Results for each time segment

Main results: (07:15-07:30)
Arm
Total Demand (PCU/hr) Circulating flow (PCU/hr) Capacity (PCU/hr)
RFC
Throughput (PCU/hr) End queue (PCU) Delay (s) LOS
167.13
99.80
936.28
0.179
166.27
0.2
4.670
0.00
257.83
492.23
0.000
0.00
0.0
0.000
80.56
9.74
1004.14
0.080
80.21
0.1
3.896
100.88
57.72
456.76
0.221
99.76
0.3
10.054

Arm
RFC
199.57
120.16
923.02
0.216
199.34
0.3
4.973
0.00
309.62
461.68
0.000
0.00
0.0
0.000
96.19
11.67
1002.89
0.096
96.12
0.1
3.970
120.46
69.17
450.43
0.267
120.14
0.4
10.888

Arm
RFC
244.43
147.03
905.51
0.270
244.06
0.4
5.440
0.00
378.99
420.75
0.000
0.00
0.0
0.000
117.81
14.29
1001.21
0.118
117.70
0.1
4.074
147.54
84.70
441.84
0.334
147.01
0.5
12.188

Arm
RFC
244.43
147.52
905.19
0.270
244.42
0.4
5.447
0.00
379.83
420.25
0.000
0.00
0.0
0.000
117.81
14.31
1001.20
0.118
117.81
0.1
4.074
147.54
84.78
441.79
0.334
147.52
0.5
12.231

Arm
RFC
199.57
120.95
922.50
0.216
199.94
0.3
4.986
0.00
310.98
460.88
0.000
0.00
0.0
0.000
96.19
11.71
1002.87
0.096
96.30
0.1
3.972
120.46
69.30
450.36
0.267
120.97
0.4
10.945

Arm
167.13
101.20
0.00
80.56
100.88
RFC
935.36
0.179
260.28
490.79
9.80
1004.09
58.02
456.59
167.37
0.2
4.690
0.000
0.00
0.0
0.000
0.080
80.63
0.1
3.898
0.221
101.22
0.3
10.139
2016, PM
Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
6.10

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
D2
Scenario name Time Period name
2016
PM
ONE HOUR
16:30
18:00
15
HV Percentages
2.00

Arm
139.00
100.000
0.00
100.000
226.00
100.000
84.00
100.000
Demand (PCU/hr)
To
0.000
5.000
From 2
0.000
0.000
0.000
0.000
3 149.000 17.000
0.000
60.000
65.000
0.000
17.000
2.000
124.000 10.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.16
4.57
0.2
0.00
0.00
0.0
0.25
4.77
0.3
0.24
12.20
0.3

Arm
RFC
104.65
62.62
960.50
0.109
104.16
0.1
4.202
0.00
148.81
556.56
0.000
0.00
0.0
0.000
170.14
7.49
1005.58
0.169
169.33
0.2
4.302
63.24
124.38
419.89
0.151
62.54
0.2
10.056

Arm
RFC
124.96
75.34
952.21
0.131
124.84
0.2
4.351
0.00
178.63
538.96
0.000
0.00
0.0
0.000
203.17
8.98
1004.62
0.202
202.97
0.3
4.489
75.51
149.09
406.22
0.186
75.31
0.2
10.872

Arm
RFC
153.04
92.20
941.23
0.163
152.87
0.2
4.565
0.00
218.68
515.33
0.000
0.00
0.0
0.000
248.83
11.00
1003.33
0.248
248.53
0.3
4.767
92.49
182.55
387.71
0.239
92.15
0.3
12.167

Arm
153.04
92.48
0.00
248.83
92.49
RFC
941.05
0.163
219.09
515.09
11.01
1003.32
182.77
387.59
153.04
0.2
4.568
0.000
0.00
0.0
0.000
0.248
248.83
0.3
4.771
0.239
92.48
0.3
12.198

Arm
RFC
124.96
75.79
951.92
0.131
125.12
0.2
4.354
0.00
179.30
538.57
0.000
0.00
0.0
0.000
203.17
9.00
1004.61
0.202
203.46
0.3
4.496
75.51
149.45
406.02
0.186
75.83
0.2
10.912

Arm
104.65
63.42
0.00
170.14
63.24
RFC
959.97
0.109
150.09
555.80
7.54
1005.55
125.12
419.47
104.76
0.1
4.209
0.000
0.00
0.0
0.000
0.169
170.35
0.2
4.312
0.151
63.45
0.2
10.117
10
2016 + Hotel only, AM

Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
7.09

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
D3 2016 + Hotel only
Time Period name
AM
ONE HOUR
07:15
08:45
15
11
HV Percentages
2.00

Arm
222.00
100.000
0.00
100.000
126.00
100.000
134.00
100.000
Demand (PCU/hr)
To
0.000
3.000 206.000 13.000
From 2
0.000
0.000
0.000
0.000
3 82.000 7.000
0.000
37.000
7.000
1.000 126.000
0.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.27
5.45
0.4
0.00
0.00
0.0
0.14
4.17
0.2
0.34
12.54
0.5
12

Arm
RFC
167.13
99.78
936.29
0.179
166.27
0.2
4.670
0.00
257.82
492.24
0.000
0.00
0.0
0.000
94.86
9.74
1004.14
0.094
94.44
0.1
3.955
100.88
66.71
451.79
0.223
99.75
0.3
10.194

Arm
RFC
199.57
120.15
923.02
0.216
199.34
0.3
4.973
0.00
309.61
461.68
0.000
0.00
0.0
0.000
113.27
11.67
1002.89
0.113
113.18
0.1
4.046
120.46
79.94
444.47
0.271
120.13
0.4
11.088

Arm
RFC
244.43
147.01
905.53
0.270
244.06
0.4
5.440
0.00
378.97
420.76
0.000
0.00
0.0
0.000
138.73
14.29
1001.21
0.139
138.60
0.2
4.173
147.54
97.90
434.54
0.340
146.98
0.5
12.493

Arm
244.43
147.52
0.00
138.73
147.54
RFC
905.19
0.270
379.83
420.25
14.31
1001.20
97.99
434.48
244.42
0.4
5.447
0.000
0.00
0.0
0.000
0.139
138.73
0.2
4.173
0.340
147.52
0.5
12.542

Arm
RFC
199.57
120.97
922.49
0.216
199.93
0.3
4.984
0.00
311.00
460.86
0.000
0.00
0.0
0.000
113.27
11.71
1002.87
0.113
113.40
0.1
4.049
120.46
80.10
444.38
0.271
120.99
0.4
11.152

Arm
167.13
101.21
0.00
94.86
100.88
RFC
935.36
0.179
260.29
490.78
9.80
1004.09
67.07
451.59
167.37
0.2
4.690
0.000
0.00
0.0
0.000
0.094
94.95
0.1
3.961
0.223
101.23
0.3
10.285
13
2016 + Hotel only, PM

Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
6.31

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
D4 2016 + Hotel only
Time Period name
PM
ONE HOUR
16:30
18:00
15
14
HV Percentages
2.00

Arm
151.00
100.000
0.00
100.000
258.00
100.000
88.00
100.000
Demand (PCU/hr)
To
0.000
5.000
From 2
0.000
0.000
0.000
0.000
3 171.000 17.000
0.000
70.000
69.000
0.000
17.000
2.000
136.000 10.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.18
4.66
0.2
0.00
0.00
0.0
0.28
5.00
0.4
0.26
12.98
0.3
15

Arm
RFC
113.68
65.58
958.57
0.119
113.15
0.1
4.255
0.00
160.75
549.51
0.000
0.00
0.0
0.000
194.24
7.49
1005.58
0.193
193.28
0.2
4.428
66.25
140.84
410.78
0.161
65.49
0.2
10.403

Arm
RFC
135.75
78.91
949.88
0.143
135.62
0.2
4.421
0.00
192.98
530.50
0.000
0.00
0.0
0.000
231.94
8.98
1004.62
0.231
231.70
0.3
4.656
79.11
168.83
395.29
0.200
78.88
0.2
11.369

Arm
RFC
166.25
96.55
938.39
0.177
166.06
0.2
4.660
0.00
236.23
504.98
0.000
0.00
0.0
0.000
284.06
11.00
1003.33
0.283
283.69
0.4
5.000
96.89
206.72
374.34
0.259
96.50
0.3
12.939

Arm
166.25
96.88
0.00
284.06
96.89
RFC
938.18
0.177
236.71
504.70
11.01
1003.32
206.99
374.19
166.25
0.2
4.663
0.000
0.00
0.0
0.000
0.283
284.06
0.4
5.004
0.259
96.88
0.3
12.981

Arm
RFC
135.75
79.43
949.55
0.143
135.93
0.2
4.425
0.00
193.75
530.04
0.000
0.00
0.0
0.000
231.94
9.00
1004.61
0.231
232.30
0.3
4.663
79.11
169.27
395.05
0.200
79.48
0.3
11.420

Arm
113.68
66.46
0.00
194.24
66.25
RFC
958.00
0.119
162.17
548.68
7.54
1005.55
141.71
410.30
113.81
0.1
4.266
0.000
0.00
0.0
0.000
0.193
194.48
0.2
4.439
0.161
66.49
0.2
10.477
16
2016 + Hotel & Condos, AM

Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
7.47

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
D5 2016 + Hotel & Condos
Time Period name
AM
ONE HOUR
07:15
08:45
15
17
HV Percentages
2.00

Arm
241.00
100.000
0.00
100.000
126.00
100.000
147.00
100.000
Demand (PCU/hr)
To
0.000
3.000 225.000 13.000
From 2
0.000
0.000
0.000
0.000
3 82.000 7.000
0.000
37.000
7.000
1.000 139.000
0.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.30
5.71
0.4
0.00
0.00
0.0
0.14
4.17
0.2
0.37
13.20
0.6
18

Arm
RFC
181.44
109.43
930.00
0.195
180.47
0.2
4.797
0.00
281.67
478.17
0.000
0.00
0.0
0.000
94.86
9.74
1004.14
0.094
94.44
0.1
3.955
110.67
66.71
451.79
0.245
109.39
0.3
10.476

Arm
RFC
216.65
131.78
915.45
0.237
216.39
0.3
5.150
0.00
338.29
444.76
0.000
0.00
0.0
0.000
113.27
11.67
1002.89
0.113
113.18
0.1
4.046
132.15
79.94
444.47
0.297
131.76
0.4
11.496

Arm
RFC
265.35
161.22
896.27
0.296
264.91
0.4
5.698
0.00
414.03
400.07
0.000
0.00
0.0
0.000
138.73
14.29
1001.21
0.139
138.60
0.2
4.173
161.85
97.90
434.54
0.372
161.19
0.6
13.136

Arm
265.35
161.83
0.00
138.73
161.85
RFC
895.87
0.296
415.05
399.47
14.31
1001.20
97.99
434.48
265.34
0.4
5.708
0.000
0.00
0.0
0.000
0.139
138.73
0.2
4.173
0.373
161.83
0.6
13.201

Arm
RFC
216.65
132.75
914.81
0.237
217.08
0.3
5.164
0.00
339.93
443.79
0.000
0.00
0.0
0.000
113.27
11.71
1002.87
0.113
113.40
0.1
4.049
132.15
80.10
444.38
0.297
132.78
0.4
11.576

Arm
181.44
111.06
0.00
94.86
110.67
RFC
928.94
0.195
284.48
476.51
9.80
1004.09
67.07
451.59
181.71
0.2
4.821
0.000
0.00
0.0
0.000
0.094
94.95
0.1
3.959
0.245
111.07
0.3
10.584
19
2016 + Hotel & Condos, PM

Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
6.48

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
D6 2016 + Hotel & Condos
Time Period name
PM
ONE HOUR
16:30
18:00
15
20
HV Percentages
2.00

Arm
151.00
100.000
0.00
100.000
289.00
100.000
88.00
100.000
Demand (PCU/hr)
To
0.000
5.000
From 2
0.000
0.000
0.000
0.000
3 193.000 17.000
0.000
79.000
69.000
0.000
17.000
2.000
136.000 10.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.18
4.66
0.2
0.00
0.00
0.0
0.32
5.25
0.5
0.27
13.64
0.4
21

Arm
RFC
113.68
65.56
958.58
0.119
113.15
0.1
4.255
0.00
160.73
549.52
0.000
0.00
0.0
0.000
217.57
7.49
1005.58
0.216
216.48
0.3
4.555
66.25
157.30
401.67
0.165
65.47
0.2
10.684

Arm
RFC
135.75
78.90
949.89
0.143
135.62
0.2
4.421
0.00
192.97
530.51
0.000
0.00
0.0
0.000
259.81
8.98
1004.62
0.259
259.52
0.3
4.828
79.11
188.58
384.37
0.206
78.87
0.3
11.774

Arm
RFC
166.25
96.53
938.41
0.177
166.06
0.2
4.660
0.00
236.20
504.99
0.000
0.00
0.0
0.000
318.19
11.00
1003.33
0.317
317.74
0.5
5.247
96.89
230.88
360.97
0.268
96.47
0.4
13.588

Arm
166.25
96.88
0.00
318.19
96.89
RFC
938.18
0.177
236.71
504.70
11.01
1003.32
231.21
360.79
166.25
0.2
4.663
0.000
0.00
0.0
0.000
0.317
318.19
0.5
5.254
0.269
96.88
0.4
13.638

Arm
RFC
135.75
79.46
949.53
0.143
135.93
0.2
4.427
0.00
193.78
530.03
0.000
0.00
0.0
0.000
259.81
9.00
1004.61
0.259
260.25
0.4
4.838
79.11
189.11
384.08
0.206
79.51
0.3
11.837

Arm
113.68
66.47
0.00
217.57
66.25
RFC
957.99
0.119
162.19
548.67
7.54
1005.55
158.31
401.11
113.81
0.1
4.266
0.000
0.00
0.0
0.000
0.216
217.87
0.3
4.571
0.165
66.50
0.2
10.766
22
2016 + Hotel only (YS), AM

Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
7.14

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
Time Period
name
Description
Traffic profile
type
Model start time

(HH:mm)
Model finish time

(HH:mm)
Time segment length

(min)
D7
2016 + Hotel only

(YS)
AM

Street only
ONE HOUR
07:15
08:45
15
23
HV Percentages
2.00

Arm
222.00
100.000
0.00
100.000
126.00
100.000
134.00
100.000
Demand (PCU/hr)
To
0.000
3.000 206.000 13.000
From 2
0.000
0.000
0.000
0.000
3 89.000 7.000
0.000
30.000
7.000
1.000 126.000
0.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.27
5.45
0.4
0.00
0.00
0.0
0.14
4.17
0.2
0.34
12.73
0.5
24

Arm
RFC
167.13
99.78
936.29
0.179
166.27
0.2
4.670
0.00
257.81
492.25
0.000
0.00
0.0
0.000
94.86
9.74
1004.14
0.094
94.44
0.1
3.955
100.88
71.96
448.88
0.225
99.74
0.3
10.279

Arm
RFC
199.57
120.14
923.03
0.216
199.34
0.3
4.973
0.00
309.60
461.69
0.000
0.00
0.0
0.000
113.27
11.67
1002.89
0.113
113.18
0.1
4.046
120.46
86.23
440.99
0.273
120.13
0.4
11.206

Arm
RFC
244.43
146.99
905.54
0.270
244.06
0.4
5.440
0.00
378.95
420.77
0.000
0.00
0.0
0.000
138.73
14.29
1001.21
0.139
138.60
0.2
4.173
147.54
105.60
430.28
0.343
146.97
0.5
12.679

Arm
RFC
244.43
147.52
905.19
0.270
244.42
0.4
5.447
0.00
379.83
420.25
0.000
0.00
0.0
0.000
138.73
14.31
1001.20
0.139
138.73
0.2
4.173
147.54
105.70
430.22
0.343
147.52
0.5
12.731

Arm
199.57
120.98
0.00
113.27
120.46
RFC
922.48
0.216
311.01
460.86
11.71
1002.87
86.40
440.89
199.93
0.3
4.986
0.000
0.00
0.0
0.000
0.113
113.40
0.1
4.049
0.273
121.00
0.4
11.274

Arm
RFC
167.13
101.22
935.35
0.179
167.37
0.2
4.688
0.00
260.30
490.78
0.000
0.00
0.0
0.000
94.86
9.80
1004.09
0.094
94.95
0.1
3.959
100.88
72.34
448.67
0.225
101.23
0.3
10.373
25
2016 + Hotel only (YS), PM

Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
6.26

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
Time Period
name
Description
Traffic profile
type
Model start time

(HH:mm)
Model finish time

(HH:mm)
Time segment length

(min)
D8
2016 + Hotel only

(YS)
PM

Street only
ONE HOUR
16:30
18:00
15
26
HV Percentages
2.00

Arm
155.00
100.000
0.00
100.000
258.00
100.000
84.00
100.000
Demand (PCU/hr)
To
0.000
5.000
From 2
0.000
0.000
140.000 10.000
0.000
0.000
3 181.000 17.000
0.000
60.000
65.000
0.000
17.000
2.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.18
4.67
0.2
0.00
0.00
0.0
0.28
5.00
0.4
0.25
13.06
0.3
27

Arm
RFC
116.69
62.60
960.51
0.121
116.14
0.1
4.260
0.00
160.77
549.50
0.000
0.00
0.0
0.000
194.24
7.49
1005.58
0.193
193.28
0.2
4.428
63.24
148.33
406.63
0.156
62.51
0.2
10.440

Arm
RFC
139.34
75.32
952.22
0.146
139.21
0.2
4.428
0.00
192.98
530.50
0.000
0.00
0.0
0.000
231.94
8.98
1004.62
0.231
231.70
0.3
4.656
75.51
177.81
390.33
0.193
75.30
0.2
11.419

Arm
RFC
170.66
92.16
941.25
0.181
170.46
0.2
4.669
0.00
236.24
504.97
0.000
0.00
0.0
0.000
284.06
11.00
1003.33
0.283
283.69
0.4
5.000
92.49
217.71
368.25
0.251
92.11
0.3
13.018

Arm
RFC
170.66
92.48
941.05
0.181
170.66
0.2
4.672
0.00
236.71
504.70
0.000
0.00
0.0
0.000
284.06
11.01
1003.32
0.283
284.06
0.4
5.004
92.49
218.00
368.10
0.251
92.47
0.3
13.061

Arm
139.34
75.82
0.00
231.94
75.51
RFC
951.90
0.146
193.74
530.05
9.00
1004.61
178.28
390.07
139.54
0.2
4.432
0.000
0.00
0.0
0.000
0.231
232.30
0.3
4.665
0.194
75.87
0.2
11.472

Arm
RFC
116.69
63.44
959.96
0.122
116.83
0.1
4.271
0.00
162.17
548.68
0.000
0.00
0.0
0.000
194.24
7.54
1005.55
0.193
194.48
0.2
4.441
63.24
149.25
406.12
0.156
63.47
0.2
10.514
28
2016 + Hotel & Condos (YS), AM

Severity
Area
Item
Warning
Mini-roundabout
Description
for the roundabout for one or more time segments][Arms 1 and 4 have 75% of the total flow for
the roundabout for one or more time segments]

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
7.19

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
D9 2016 + Hotel & Condos (YS)
Time Period name
AM
ONE HOUR
07:15
08:45
15
29
HV Percentages
2.00

Arm
254.00
100.000
0.00
100.000
126.00
100.000
134.00
100.000
Demand (PCU/hr)
To
0.000
3.000 238.000 13.000
From 2
0.000
0.000
0.000
0.000
3 89.000 7.000
0.000
30.000
7.000
1.000 126.000
0.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.31
5.75
0.4
0.00
0.00
0.0
0.14
4.17
0.2
0.34
12.73
0.5
30

Arm
RFC
191.22
99.78
936.29
0.204
190.20
0.3
4.820
0.00
281.74
478.12
0.000
0.00
0.0
0.000
94.86
9.73
1004.14
0.094
94.44
0.1
3.955
100.88
71.96
448.88
0.225
99.74
0.3
10.279

Arm
RFC
228.34
120.14
923.03
0.247
228.06
0.3
5.177
0.00
338.32
444.74
0.000
0.00
0.0
0.000
113.27
11.67
1002.89
0.113
113.18
0.1
4.046
120.46
86.23
440.99
0.273
120.13
0.4
11.206

Arm
RFC
279.66
146.99
905.54
0.309
279.19
0.4
5.744
0.00
414.09
400.03
0.000
0.00
0.0
0.000
138.73
14.29
1001.21
0.139
138.60
0.2
4.173
147.54
105.60
430.28
0.343
146.97
0.5
12.679

Arm
279.66
147.52
0.00
138.73
147.54
RFC
905.19
0.309
415.06
399.46
14.31
1001.20
105.70
430.22
279.65
0.4
5.754
0.000
0.00
0.0
0.000
0.139
138.73
0.2
4.173
0.343
147.52
0.5
12.731

Arm
RFC
228.34
120.98
922.48
0.248
228.80
0.3
5.192
0.00
339.87
443.83
0.000
0.00
0.0
0.000
113.27
11.71
1002.87
0.113
113.40
0.1
4.049
120.46
86.40
440.89
0.273
121.00
0.4
11.274

Arm
191.22
101.22
0.00
94.86
100.88
RFC
935.35
0.204
284.44
476.53
9.80
1004.09
72.34
448.67
191.52
0.3
4.843
0.000
0.00
0.0
0.000
0.094
94.95
0.1
3.959
0.225
101.23
0.3
10.373
31
2016 + Hotel & Condos (YS), PM

Severity
Area
Item
Warning
Mini-roundabout
Description

ID
A1
100.000
Junction Network
Junctions
Junction
Name
Junction Type
6.48

[same as above]
Arms
Arms
[same as above]
Capacity Options
[same as above]

[same as above]

[same as above]
Traffic Demand
Demand Set Details
ID
Scenario name
Time Period
name
Description
Traffic profile
type
Model start time

(HH:mm)
Model finish time

(HH:mm)
Time segment length

(min)
D10
2016 + Hotel &

Condos (YS)
PM

Street only
ONE HOUR
16:30
18:00
15
32
HV Percentages
2.00

Arm
155.00
100.000
0.00
100.000
289.00
100.000
84.00
100.000
Demand (PCU/hr)
To
0.000
5.000
From 2
0.000
0.000
140.000 10.000
0.000
0.000
3 212.000 17.000
0.000
60.000
65.000
0.000
17.000
2.000
Vehicle Mix
To
1 2 3 4
From 2
Results
Arm
0.18
4.67
0.2
0.00
0.00
0.0
0.32
5.25
0.5
0.26
14.02
0.4
33

Arm
RFC
116.69
62.57
960.53
0.121
116.14
0.1
4.260
0.00
160.75
549.52
0.000
0.00
0.0
0.000
217.57
7.49
1005.58
0.216
216.48
0.3
4.555
63.24
171.53
393.80
0.161
62.49
0.2
10.843

Arm
RFC
139.34
75.31
952.23
0.146
139.21
0.2
4.428
0.00
192.97
530.51
0.000
0.00
0.0
0.000
259.81
8.98
1004.62
0.259
259.52
0.3
4.828
75.51
205.64
374.93
0.201
75.28
0.2
12.003

Arm
RFC
170.66
92.13
941.28
0.181
170.46
0.2
4.669
0.00
236.20
504.99
0.000
0.00
0.0
0.000
318.19
11.00
1003.33
0.317
317.74
0.5
5.247
92.49
251.77
349.41
0.265
92.07
0.4
13.964

Arm
RFC
170.66
92.47
941.05
0.181
170.66
0.2
4.672
0.00
236.71
504.70
0.000
0.00
0.0
0.000
318.19
11.01
1003.32
0.317
318.19
0.5
5.254
92.49
252.13
349.21
0.265
92.47
0.4
14.018

Arm
139.34
75.86
0.00
259.81
75.51
RFC
951.87
0.146
193.78
530.03
9.00
1004.61
206.22
374.61
139.54
0.2
4.434
0.000
0.00
0.0
0.000
0.259
260.25
0.4
4.838
0.202
75.91
0.3
12.070

Arm
RFC
116.69
63.46
959.95
0.122
116.83
0.1
4.270
0.00
162.18
548.67
0.000
0.00
0.0
0.000
217.57
7.54
1005.55
0.216
217.87
0.3
4.571
63.24
172.64
393.19
0.161
63.49
0.2
10.926
34
Appendix C
Projected traffic flows
Scenario 1 - Hotel only

Additional Vehicles
Eastbound
A.M. Peak Hour
Cars
Kent St
York St
M/C
4
8
12
Trucks
2
5
7
1
1
2
P.M. Peak Hour

Cars
M/C
7
6
14
14
21
20
Westbound
Kent St
No significant increase
York St
3
8
11
Trucks
4
9
13
1
2
3
11
25
36
2
5
7
0
1
1
5
14
19
9
21
30
1
2
3
23
55
78
2
5
7
0
1
1
5
14
19
Scenario 2 - Hotel + Condos

Additional vehicles
Eastbound
A.M. Peak Hour
Cars
Kent St
York St
Westbound
Kent St
York St
4
8
12
2
5
7
1
1
2
P.M. Peak Hour

Cars
M/C
7
13
14
32
21
45
10
15
25
7
10
17
0
0
0
17
25
42
M/C
Trucks
3
8
11
Trucks
APPENDIX XXII
Design Narrative
St George, Bermuda
Design Narrative
Sabac Bermudana flower from Endemic Palmetto
Natural Caves & Grottos
Coral Reefs and Shipwrecks
Pink Sand beaches formed from Pin Foraminifera
GEOGRAPHY The Land and Sea the abundance of natural creations are not only intriguing, but they are bold and purposeful in their statement.
Whether it be the imposing formations in the caves or the layers reefs, the moving pink surf or endemic architectural palmetto blossom.
ARCHITECTURAL TOUCHPOINTS Bermudian Roofs, Strong silhouettes, Details, Shutters & Stairways Infusion of
color against the natural landscape and the classic stepped roof lines.
STONE foundations and formations of Bermuda inform texture and patterns, whether it be natural, inlaid, polished,
impressed in metal, it speaks to the bold fortitude
HERITAGE Sailing, Yachting & Tall Ships. A long standing affluent sport steeped in tradition. The fine craftsmanship & precise
joinery and precisioned detail are filled with inspiration. The sails of the tall ships majestically play with light and shadow.
HERITAGE British Colonial Furniture Influence
TRADITION & HERITAGE

The Gombey Dance - bold, colorful, kinetic.
Afternoon Tea embraces formality & British tradition
Kite Festival inventive, individuality flies in harmonious controlled chaos
TRADITION The Bermuda Shorts the embodiment of imposing a formality twisted with almost an absurdity of the shorts.
A strong classic that delivers a crispness and civility that characterizes the importance of legacy, respect, and uniqueness.
BERMUDA WHITE The enduring classic white stepped roofs backdrop for fashion over the years, most notably Avedon in the late
40s & 50s. The ever present white silhouettes act to constantly act as a counterpoint to infusion of boldness and color.
BERMUDA PINK the pink beaches are in movement, creating fluidity, variations of deepest pink to the pastels.
There is both calm and kinetic fervor.
BERMUDA GREEN originally inspired by the sea, Bermuda green became a classic color associated with the island,
instantly conjures up a vision in the minds eye. It can be vintage, tailored, transparent, it may flow softly or patina in a
luxurious silhouette.
FASHION INSPIRATION, Purposeful Irreverence, Saturated colors, bold geometry, The ease of what can appear to be formality
against the backdrop of a seemingly informal environment. The juxtaposition creates powerful visual impressions. The embodiment
of playful, spirited Bermuda, an island that doesnt take itself too seriously and prevails unafraid to be unabashedly bold.
St George, Bermuda
To be continued..
APPENDIX XXIII
The Historic Town of St. George and Related Fortifications World Heritage Site
Statement of Outstanding Universal Value
Historic Town of St George and Related Fortifications, Bermuda - UNESCO World Herit... Page 3 of 6
Historic Town of St George and Related Fortifications, Bermuda dbking

Outstanding Universal Value
Brief synthesis
The Town of St George is of Outstanding Universal Value as an authentic and the earliest example of the English
colonial town in the New World. Its associated fortifications graphically illustrate the development of English military
engineering from the 17th to the 20th century, adapted to take into account the development of artillery over this period.
Some of these are unique as surviving examples of the first defensive works built by early European colonists, few
examples of which now remain intact. The later associated forts represent an excellent example of a continuum of
British coastal fortifications.
The permanent settlement of St George began in August 1612. The inscribed area consists of the Town of St George on
St George Island as well as fortifications on the Island and on a number of small islands commanding access to the
Town and to the anchorage of Castle Harbour, at the eastern end of the Bermuda Islands in the North Atlantic. The
layout of the Town is one that has grown organically over nearly four centuries. At its heart is King's Square (or Market
Square), adjacent to the harbour, and providing the link between the harbour and the two main east-west roads that
connect the Town with the rest of Bermuda: Water Street, giving access to the quays, and York Street to the north, the
main street of the Town. The streets to the north provide a network of what began as narrow, winding lanes and alleys.
The architecture of Bermuda is unique, and has changed little in its basic elements since the end of the 17th century.
Different from other European-founded cities of the New World, St George has maintained the individually separated
house for habitation, so typical of the English settlements in North America. Because of the nature of the soft limestone
that continues to be used for construction, walls, including roofs, are white-washed. Buildings rarely exceed two storeys
and many are only one storey in height. Since sources of water are scarce on the island, the white colour of the roofs and
pitch are designed to collect rain water into cisterns through gutters and other conduits adding to the unique appearance
of the Town.
St George was a garrison town from its earliest days, and military installations developed on the eastern side of the
Town. The first of many barracks were built on Barrack Hill in 1780, and ancillary buildings, such as residences for
senior officers, officers' messes, hospitals and a garrison chapel followed during the course of the 19th century. These
were constructed in the standard British military style but using local materials. The related fortifications began in the
early 17th century, with forts on Paget, Governor's, Charles, and Castle Islands. These were repeatedly reconstructed and
http://whc.unesco.org/en/list/983/
5/17/2016
strengthened during the course of the 17th and 18th centuries. At the end of the American Revolution, Britain made St
George's Island its main New World naval base. The existing fortifications were radically redesigned and rebuilt in the
1780s and 1790s. Work began on the dockyard at the turn of the century, necessitating further drastic changes in the
system of fortifications, with the construction of Forts George, Victoria, St Catherine, Albert, and Cunningham (on
Paget Island). The advent of rifled artillery in the 1850s led to yet further modifications and strengthening of the
fortifications.
Criterion (iv): The Historic Town of St George with its related fortifications is an outstanding example of a
continuously occupied, fortified, colonial town dating from the early 17th century, and the oldest English town in the
New World.
I ntegrity
The inscribed property contains all the elements necessary to express its Outstanding Universal Value and is of adequate
size to ensure the complete representation of the features which convey its significance.
To complete the continuum of fortifications in Bermuda, consideration should be given at a future date to adding the
remaining fortifications to the list, especially the major fort at the Dockyard. The integrity is high but work is needed on
the maintenance of some of the forts.
Authenticity
The town is of high authenticity, as are some of the fortifications, especially those built early in the 17th century. The
Historic Town of St George is picturesque and distinct, typifying what is characteristic of Bermuda both in form and
design and in its materials and substance. Today about 65% of the buildings in the town date from before 1900. Of these
early structures, about 40% were built prior to 1800. Many of the significant buildings fall into this last category. St
George is one of the few founding cities of a colony that has remained small, containing a high percentage of its early
structures, while maintaining a continuity in its character, retaining its use and function to the present day.
Of the forts on the isolated islands, Southampton Fort, dating from 1621, stands unaltered for the most part, though a
ruin. In comparable condition on Castle Island are the impressive remains of King s Castle and the Devonshire Redoubt,
built by 1621. Much of the early masonry construction of these forts remains, with only additional 18th century batteries
added nearby. With the exception of the Landward Fort on Castle Island, dating from the later part of the 17th century,
and the 1612 archaeological remains of Paget Fort, the other forts in the property are mostly 19th century and many are
accessible to the public. It will be important to ensure that further forts are not adapted for re-use in ways which damage
their authenticity, as has happened at Fort Victoria converted into a hotel recreation facility.
Protection and management requirements
As a self-governing colony of the United Kingdom, Bermuda has enacted laws protecting historic and cultural properties
throughout the islands. As early as 1950, the Bermuda legislature enacted legislation for the protection of buildings of
Special Interest and in 1974 passed the Development and Planning Act, since revised, that called for the listing of
buildings of special architectural or historical interest and for the appointment of historic areas in which controls
were implemented for development. There are currently 176 listed buildings in the inscribed area.
The 2008 revision of the Bermuda Plan replaced the previous development plan for the Island, the Bermuda Plan 1992.
The Bermuda Plan 2008 greatly expanded the policies relating to the Island s historic environment. The Bermuda Plan
2008 was given final approval by the Legislature in 2010. Historic Protection Areas were added to four sites within the
World Heritage property: St David's Battery, Paget Fort, Smith's Fort and Fort Cunningham, to ensure that all parts of
the World Heritage property were protected. In addition, policies relating to listed buildings, archaeological sites and the
World Heritage property were added to the Bermuda Plan 2008 Planning Statement, which also included design policies
specific to the Town of St George and the World Heritage Site Buffer Zone (WHSBZ). To coincide with the publication
of the Bermuda Plan 2008, planning policy guidance notes were also prepared including guidance notes on the
submission of Archaeological Assessments, Alterations or Additions to Listed Buildings and/or buildings located within
Historic Areas and Development in the Town of St George.
The Development and Planning Act 1974 and the Bermuda Plan 2008 therefore provide effective control over the
development of land and buildings within the World Heritage property. The Development Applications Board makes
decisions on planning applications and is advised by the Historic Buildings Advisory Committee. The Development
Applications Board must be satisfied that any development proposal located within the World Heritage property or its
5/17/2016
buffer zone will not adversely impact on the Outstanding Universal Value of the World Heritage property. In addition,
the St George s Preservation Authority is consulted on all planning applications within the historic area under the
jurisdiction of the St George s Corporation including any property located in the World Heritage property.
Furthermore, the Bermuda National Parks Act 1986 was amended to include additional national parks and to offer more
protection to the historic terrestrial environment by regulating activities, such as metal detecting and treasure seeking
within historically designated areas.
The Government has made it a priority to conserve and promote the historic fortifications within the World Heritage
property. The property has a Management Plan, which provides the framework for managing change in a way that
preserves and enhances the integrity of the World Heritage property. The Plan has been divided into nine specific task
areas which range from managing the forts, town, traffic, to preservation and enhancement. Each task has a set of
objectives which provides a broad work plan for each relevant stakeholder where proposed actions are outlined. The
Management Plan requires that an annual action plan and progress report be produced for the World Heritage property.
The Management Plan contains conservation management guidelines for the forts and historically significant sites within
the National Park System. This plan includes all of the main fortifications within the World Heritage property, with the
exception of Fort Albert, William and Victoria, which is under lease. Developed in two parts, the first part of the
Management Plan sets out the vision, management, guidelines and priorities for restoration; the second part sets out
guidelines for treatment and maintenance procedures for historic sites.
Additionally, management plans are prepared for significant fortifications to provide detailed guidance and direction. As
examples, a comprehensive design brief was completed for the restoration of the Martello Tower and a phased
management plan for Fort St Catherine was developed in 2009. These were followed by major restorations, which
included restoration of Seawalls, roof and window restorations, the restoration of the artillery collection, new exhibits
including the Carronade Room, Artillery Exhibit, Magazine Exhibits and Victorian Soldier Room. Management plans
are developed for Castle Island and Southampton Island as they are vulnerable to storm damage and invasive plant
species.
In order to oversee and effectively manage the World Heritage property and related fortifications, the World Heritage
Property Committee was formed in 2000, which is made up of a selection of technical officers from various
Governmental departments and representatives from the Corporation of St George s, the Bermuda National Trust, the St
George s Foundation and other such relevant organisations. During its monthly meetings, the World Heritage Property
Committee reviews a standard order of business and addresses various matters. Given the multitude of stakeholders
involved, the Bermuda Government appointed a Heritage Officer since 2005 to provide the necessary coordination.
Further, this officer is mandated to ensure that the Management Plan is implemented and specific projects are on track.
The care and conservation of the forts is currently undertaken by the Government Parks Department and the Department
of Conservation Services, which includes the enhancement and upgrading of a number of fortifications located within
the World Heritage property. Forts which have recently undergone restoration works include the Martello Tower in
Ferry Reach, St David s Battery, Fort George, Alexandra Battery, and Fort St Catherine as well as Fort Scaur (located
outside of the property). These works range from structural repairs, interpretive signage, development of exhibits,
restoration of cannons, culling of invasive vegetation, graffiti removal to general site improvements. Additional
maintenance measures involve the review of fortifications after every major storm event to ensure that the structural
integrity of the forts remains intact.
Media
Historic Town of St George and Related Fortifications, ... (UNESCO/NHK)

News
(1)
World Heritage Committee Inscribes 61 New Sites on World Heritage List Thursday, 30 November 2000
Events
(1)
UNESCO UK World Heritage Site Youth Summit 2009 22-May-2009
5/17/2016
APPENDIX XXIV
Surveyed Height of Fort St. Catherine
APPENDIX XXV
Rendering Showing Relationship Between Hotel and Fort St. Catherine
APPENDIX XXVI
North Elevation of Proposed Hotel
SIDE HOTEL ELEVATION
ST. REGIS SIDE HOTEL ROOMS ELEVATIONS
UPDATED ROOF PLAN
ORIGINAL INTENT ROOF PLAN
APPENDIX XXVII
St. Regis Resort Preliminary Archeological Assessment
Fig. 1: The Hotel site and environs from the North in 2007, prior to demolition of the old hotel (centre).
ST. GEORGES HOTEL DEVELOPMENT

ST. GEORGES ISLAND, BERMUDA
AN ARCHAEOLOGICAL ASSESSMENT
Dr Edward Cecil Harris, MBE, JP, PHD, FSA

Elycot, 148 Somerset Road
Sandys Parish, Bermuda MA06
scaurbda@icloud,.com
1-441-704-5480
INTRODUCTION: This report will open (Section 1) with a general response to the six criteria delineated
by the Department of Planning, Bermuda Government, with respect to Archaeological Assessments.
Secondly (Section 2), it will discuss the development of the land to be occupied by the Hotel
Development, in order to set the background for the archaeological signature of those properties.
Thirdly (Section 3), the report will discuss the standing military remains, which are archaeological
monuments, on the Hotel site, with respect to the hotel development.
Fourthly (Section 4), a short list of Recommendations with regard to the archaeology of the Hotel
site, which includes the standing archaeological monuments of the fortifications.
St. Georges Hotel Development, Archaeological Assessment, May 2016, page 1 of 23.
SECTION 1: DEPARTMENT OF PLANNING CRITERIA FOR ARCHAEOLOGICAL

ASSESSMENTS: The following list is taken from the new draft guidelines in respect of those criteria.
A. Impact on resources: Will the proposed work disturb the

ground in any way and therefore alter or destroy potential
archaeological resources?
B. Site Integrity: Has the area where the proposed work is
planned already been excavated or altered in a manner
that reduces the research or public value of any
C. Presence of materials: Is there evidence of archaeological
resources or historic structures on the property (e.g.
ruins, information contained in old maps, photograph or
archival records)?
D. Research Value: How important would be the potential
E. Rarity: How unique is the site in question, in relation to
the islands cultural heritage?
F. Public Value: How important is the site in question, in
relation to the islands cultural heritage?
SUMMARY RESPONSES TO THE DEPARTMENT OF PLANNING CRITERIA: While it may
contain some of the earliest archaeological remains in Bermuda, stemming from the wreck of the Sea
Venture in 1609, the Hotel site largely comprises military material. In that light, the following general
responses are given to the Criteria.
A: Impact on resources: Given the nature of the proposed redevelopment of the site, it is likely that the
ground disturbance work will alter or destroy some archaeological resources.
B: Site Integrity: The site was considerably altered during the construction of a hotel and golf course in the
1960s. It may be assumed that that work has reduced or destroyed the research and public value of some of
the archaeological resources of the site. The Hotel development will break ground in areas possibly not
affected by construction in the 1960s and therefore a watching brief should be maintained. Possible work
on the three major forts on the site may affect their integrity and therefore archaeological work should
accompany the development, particularly as regards the recording of any structural elements to be removed
or significantly altered.
C: Presence of materials: There is major evidence of archaeological materials above ground at the site.
These include the military sites of Forts Victoria, Albert and William (Western Redoubt), all dating from
the 1800s. The site may include remnants of the government gunpowder magazine (Warwick Castle) of the
1600 and 1700s, as well as evidence of the arrival and stay of the passengers and crew of the Sea Venture,
16091610, especially in the area between Forts Victoria/Albert and St. Catherine, the last of considerable
significance as the new hotel is to be located in that area of the site.
D: Research Value: Any archaeological evidence found at the site would be of value to Bermuda, as so
little archaeological work has been done in the area, aside from some study of the fortifications. That is
particularly so with regard to any remains of housing in what were common lands, or other features
associated with non-military settlement activities, as well as possible occupation during the July 1609
April 1610 sojourn of the survivors of the wreck of the Sea Venture.
E: Rarity: In regard to this criterion, any material relating to the stay of the people from the Sea Venture
(July 1609April 1610) would be of national significance, as none has yet been discovered. Any evidence
found of the government magazine, which figured centrally in the Gunpowder Plot of 1775, would be
especially rare and of great interest to the islands cultural heritage.
F: Public Value: The centre of the site is Fort Victoria, which was the citadel, or stronghold, of the
defences of St. Georges Island, and therefore of Bermuda, in the second and third quarters of the
nineteenth century. As went that fort, so would go Bermuda, in relation to an attack by the American
military. Coupled with the other forts on the site and adjacent thereto (Forts George and St. Catherine), the
site is of considerable public value, as respects that military heritage. As St. Catherines Beach is where the
survivors of the wreck of the Sea Venture landed in 1609, leading to permanent settlement of Bermuda in
1612, the site has a special public value to the island at large, even if no archaeological remains are found.
The presence of the Naval Tanks above Tobacco Bay for watering ships of the fleet of the Royal Navy also
added to the heritage assets and public value of the site, but they have been demolished.
Fig. 2: Captain Diego Ramirezs 1603 map of Bermuda, showing St. Georges Island on the right.
This is the first detailed chart of Bermuda and its main, or largest, islands.
SECTION 2: HISTORY OF THE HOTEL DEVELOPMENT LANDSCAPE: Bermuda was settled for
the first time in human history in 1612, as a project of the Virginia Company that had established the first
permanent English colony in the Americas at Jamestown in 1607. There were no indigenous people on the
island and thus the archaeology on land and under the sea begins after 1505, when Juan de Bermudez, a
Spanish pilot, discovered the island, which was named for him, thirteen years after Columbus made his epic
landfall in the Americas in 1492. Prior to 1505, Bermuda was home to sea birds, including the endemic
cahow, turtles and other marine life in abundance, and a unique land ecology with a small clutch of
endemic plant life, largest of which were the Bermuda cedar and Bermuda palmetto. St. Georges Island
would have been forested in those trees and from some time in the earlier 1500s would have been home to
swine deliberately set free on Bermuda by the Spanish as a food resource for shipwrecked mariners.
The first pictorial record of St. Georges Island, where the Hotel Development is to be located is found in a
map drawn by Captain Diego Ramirez, when he brought his ship in for repairs in 1603, probably beaching
it at Spanish Point in Pembroke Parish, probably so named for his nationality. The survey presents a
general impression, probably made from excursions around the island in a rowboat.
Fig. 3: Sir George Somers 1609-10 map of Bermuda, the earliest detailed chart of the island.
Sir George Somers and his colleagues made the first detailed survey of St. Georges Island during their
enforced stay in Bermuda, 160910, after the wreck of the Sea Venture on the shoals east of that island.
The eastern half of Bermuda is quite accurately drawn on the Somers map, but the western half is far less
precise, suggesting a concentration on recording St. Georges and the eastern islands, where the
shipwrecked people were located during their ten-month sojourn at Bermuda.
Fig. 4: Richard Norwoods 1616-17 survey of Bermuda, as published by John Speed of London in 1626.
Shortly after settlement in 1612, the Bermuda Company, an offshoot of the Virginia Company,
commissioned a leading English mathematician, Richard Norwood, to survey the island and divide it into
shares for the shareholders of what was in effect one of Britains first international corporations. Shares
were usually in 50-acre plots, but some of the aristocracy, such as the Earl of Warwick and his relative, Sir
Nathaniel Rich, received larger assignments, though few ever visited or regained their capital investments.
Eventually shares were sold out of the Company, which was dissolved in 1684.
Fig. 5: Detail of the Generall Land on Richard Norwoods second (161617) survey.
All the lands in what became St. Georges Parish, however, were not parceled out to shareholders, but held
as common land, the proceeds of which, via rents, were to support the administration of the Bermuda
Company and to pay for the construction of fortifications, bridges, roads and other public necessities. Thus
the Hotel site was part of the General Land and remained so probably until after the dissolution of the
Bermuda Company and the assumption of the administration of Bermuda by the British Government after
1684. In a way, part of the General Lands reverted to common use when the properties were
commandeered for military use, first by the British military in the nineteenth century and by American
Forces in April 1941, when Fort Bell and Kindley Field were constructed largely by the demolition of
much of Longbird, St. Davids and Coopers Islands, other smaller islands being buried under the bases.
One might also see the use of part of St. Georges Island for a golf course and hotel as a reversion to
General Land in modern times.
Fig. 6: Richard Norwoods third survey of Bermuda (166263), which was never published.
In Norwoods third and final survey in the early 1660s, all of what would become St. Georges Parish was
mostly still general or common land, showing however that in addition to the Town of St. Georges, a few
houses had apparently been built thereon, including one such structure to the rear of St. Catherines Beach.
Fig. 7: Detail of St. Georges Parish in Richard Norwoods third survey of Bermuda (166263).
The only property divisions of the General Land at those dates are in Tuckers Town.
The next survey that may be of assistance in determining the development of the site is that of Capt.
Thomas Hurd, RN, later Hydrographer to the Royal Navy. Hurd was stationed at Bermuda from 1789 to
1797 for the purpose of surveying the entire reef platform of the island. The land component was probably
surveyed by Capt. Andrew Durnford of the Royal Engineers, who arrived in Bermuda in 1788.
Fig. 8: St. Georges Parish in the Hurd Survey of 1797.
Fig. 9: Detail of the Hurd Survey of 1797 showing the Hotel site north of the Town of St. Georges.
In detail, the Hurd Survey indicates that the Hotel site was little populated by the end of the 1700s. There is
a house by Coot Pond and a couple of structures, shown as red rectangles, between the Town and Retreat
Hill, where Fort Victoria would later be erected, while another building stands at the south end of St.
Catherines Beach. The Hurd Survey needs to be reconciled with the later Ordnance surveys of Bermuda,
in order to see if precise locations can be ascertained for those buildings. The Hotel lands have been
subdivided into several large plots north of the Town, with smaller ones to the east. How the boundaries are
related to present topography awaits the proposed reconciliation, but they may be evidenced by
archaeological remains on the ground. The conclusion, based on the Hurd Survey, is that the Hotel lands
were sparsely occupied at the beginning of the 1800s, which may have eased the acquisition of those
properties by the British military in the late first quarter of the nineteenth century.
A century after Hurd, Lieut. Arthur Savage, RE, completed the first Ordnance Survey of Bermuda, the
resulting map being produced in six sheets and published in 1901. Hurd and Savage represent the most
detailed topographical maps of St. Georges Island, until those produced from aerial photography in 1962
by the Ordnance Survey.
The Savage map shows the addition of the major fortifications on Hotel lands, plus the addition of the
Naval Tanks southwest of Tobacco Bay. A cluster of houses has grown up to the south of Coot Pond and
Tobacco Bay, with the Poorhouse and another building on the eastern flank of the site. Otherwise, the
General Lands appear to have remained relatively undeveloped by 1900. That generally remained the case,
with the exception of buildings associated with a hotel in the early 1960s, and a few military dwellings
around Fort William on the southern flank of the site. Most of those dwelling sites will not be affected by
the Hotel Development.
Fig. 10: Detail of Lieut. Arthur Savages Ordnance Survey of 1899 with respect to the Hotel site.
CONCLUSION OF SECTION 2: The Hotel site contains or may contain artifacts or structures from the
arrival of the shipwrecked personnel of the Sea Venture in 1609 through to historic features associated with
the development of the land for British military purposes, beginning in the early 1800s. All of the
fortifications on the site are included in Bermudas World Heritage Site, so designated in 2000 by
UNESCO and thus some features of the Hotel site are deemed of international heritage value.
It is likely that some archaeological remains of unknown features or structures will be uncovered during the
Hotel Development, so that it is necessary that the developer and contractors be aware of such possibilities
and bring any discoveries to the attention of the authorities in a timely fashion.
SECTION 3: There are three major standing monuments on the Hotel site, namely, Fort Victoria, Fort
Albert and Fort William, otherwise known as the Western Redoubt. This section is a report on those three
works, which are listed as part of the UNESCO World Heritage Site at Bermuda.
The forts date from the beginning of construction in the 1810s until the completion of the last, Fort
William, in the late 1850s. They are all construction of local Bermuda stone of the soft variety used for
house building of old, but have details in the older, hard limestone, probably quarried and worked into
shape at the Dockyard. That latter rock is used in some of the detailed molding around doorways and
gunports. The sites and grounds associated with them remained in the possession of the British military
until the early 1950s, when most such sites throughout Bermuda were passed to the Bermuda Government
of the day. Since that time, little work by way of restoration has been carried out on the sites, with the
exception of Fort Albert, where some activity of that nature took place in the early 1980s.
The site was used by the American Forces for gun emplacements from 1941 to 1945, but much of
the evidence of that military usage has been destroyed, some of the last in the early 1980s.
Fig. 11: Hotel site from the Northwest, with old hotel (before demolition) next to Fort Victoria.
FORT VICTORIA: The finest fort of its period on St. Georges Island in the 1840s, Fort Victoria was
considered to be the stronghold, or citadel of the defence of that island and therefore of Bermuda as a
whole, including the great Dockyard at the western end of the archipelago. Originally, it had a central
Keep, or barracks, surrounded by a ditch and accessed by 4 drawbridges, almost at the principal points of
the compass. That ditch was surrounded by the gun terreplein and rampart, external to which was the main
ditch or dry moat of the fort. Two ravelin towers project north and south in the center of the long axis of the
ditch and had subsidiary ditches that joined with the main ditch. Four drawbridges crossed the main ditch in
line with those of the inner ditch. The fort survived renovations in the 1890s and in 1941, but the barracks
was demolished in the early 1960s to make a swimming pool and nightclub for a new hotel.
Fig. 12: Fort Victoria with swimming pool adjacent to old hotel, from the East in 2007.
Fig. 13: Areas of demolition and change at Fort Victoria, 1905, 1941 and 1960s.
For the purposes of this report, the areas of Fort Victoria that have been much altered or destroyed over the
last century should be examined, as they relate to the building of the Hotel complex. The most serious
archaeological lost occurred with the destruction of the central Keep in the 1960s; it was replaced with a
swimming pool and nightclub. The latter were subsequently demolished in 2010 as part of an intended
hotel project, so that there was a large hole created, the sides of which were the outer walls of the ditch
surrounding the Keep, as shown in the photograph herewith.
Fig. 14: The hole where the central Keep and its ditch once stood (and pool and nightclub), in 2010.
The 1960s also saw the destruction of the outer wall of the main ditch at its northwest corner, to make an
access road into the nightclub, at which time the original western entrance through the gun rampart was
also heavily altered for vehicular traffic. In 1905, the rampart wall was largely removed from the northern
side of Fort Victoria for the emplacement of two large guns. The original drawbridge on the north run of
the main ditch was replaced with a solid bridge as well, leading to the new gun emplacements of the 1905
period. Those emplacements resulted in the destruction of the North Ravelin of the 1830s and most of the
outer north rampart wall of the main ditch, some of the remainder being demolished to make the
underground kitchens of the 1960s hotel.
In 2009, the old hotel from the 1960s was demolished, thus removing more of the context of the two gun
emplacements that were built on the north side of Fort Victoria in the 1905 period. As the remaining gun,
the western of the two, was thus left high and dry in the landscape, it was agreed that the gun should be
moved to the National Museum at Dockyard, where it could be mounted on the ramparts there, thus being
preserved and in a place where the public could enjoy it as a military monument. The move was
accomplished in early 2010, but the gun awaits restoration and placement at the Dockyard. The 1905
magazines were used for various purposes in the 1960s hotels and have been severely damaged.
It is recommended that they be demolished, after archaeological recording, thus exposing the long faade of
the inner face of the outer ditch as an historic backdrop to new buildings or features to the immediate north
of Fort Victoria. It is further recommended that the surviving remnants of the Counterscarp Gallery in the
northwest corner of the main ditch also be demolished after recording, as it is been completely isolated by
demolitions in the 1960s and in the destruction of the 1960s hotel.
Fig. 15: Major parts of the gun emplacements of the 1905 period were demolished
in the later twentieth century; the surviving gun being moved to Dockyard.
During the 2010 demolition of the swimming pool and nightclub, the gunports of the Counterscarp
Galleries of the inner ditch were found, some blocked with 1960s concrete. The tunnels to the Galleries are
somewhat intact, those on the eastern side of the fort, entered from the counterscarp of the main ditch, are
filled with hotel rubbish of the 1960s.
Fig. 16: With the exception of the northeast corner of Fort Victoria, the Counterscarp Galleries
have survived, although the connecting tunnels within the Keep have been destroyed.
Also in 2009, an unknown tunnel was found in the southeast Counterscarp Gallery, as indicated in red in
Fig. 16. Evidence of the termination of that tunnel outside the boundary of Fort Victoria may be found
during the construction phase of the new Hotel Development.
Fig. 17: Cross sections of Fort Victoria indicating the survival of galleries and tunnels
The South Ravelin has largely survived into modern times, although the building within it (likely a later
addition) appears to have been modified in the hotel work of the 1960s. The rampart remains quite intact
and should be respected in the Hotel Development.
Fig. 19: Fort Victoria in the 1970s with South Ravelin in the lower left.
Fig. 19: Fort Victoria in the 1880s showing the central Keep, ditches and ravelins.
The Second World War saw the last military use of Fort Victoria, which from mid-1941 was the position
for two pairs of artillery of the American Forces. The first were a pair of guns on railway carriages, hastily
placed in the sloping ground between Forts Victoria and Albert. Those weapons were replaced in 1943 by
fixed 6-inch coast artillery pieces in concrete emplacements. The emplacements were destroyed in the early
1980s before their meaning was understood and were thus unrecorded for posterity.
A gunpowder magazine for the guns was erected in the northeast corner of the outer ditch of Fort Victoria
by the US Engineers Department in 1942. While this feature partly survives, it is being destroyed by the
corrosive force of ungalvanized reinforcing bar, which is blowing the concrete construction apart. It is
recommended that this feature be demolished after archaeological recording.
Fig. 20: Entrance to US Army magazine at Fort Victoria.
Fig. 21. One of the 6-inch fixed guns of the US Army at Fort Victoria, 1943.
Fig. 22: Fort William (upper left) from the South Ravelin, Fort Victoria, about 1890.
FORT WILLIAM (WESTERN REDOUBT): Fort William, finished in the late 1850s, lies a few
hundred yards south of Fort Victoria. Upon its completion it was considered redundant as an artillery
emplacement and was later converted to a massive gunpowder magazine. The site is located behind a
manmade escarpment, on the southern edge of the Hotel Development. It is likely also the site of Warwick
Castle, one of the first 11 forts at Bermuda, built between 1612 and 1622.
Fig. 23: Fort William is located just to the northeast of the Unfinished Church.
Fig. 24: In this map of 1780, Warwick Castle has been placed relative to the Town of St. Georges.
The gunpowder magazine of the American Revolutionary War period lies to the northeast of the Town.
It is possible that some traces of Warwick Castle and the Magazine of the 1780s may be found in the
development of the land adjacent to Fort William, such discoveries would be of great significance.
In that regard, the Town Redoubts, nos. 2, 3 and 4 should be mentioned as further significance for the
earlier periods of the development of the land now the golf course at St. Georges. Those three redoubts
have not been found in modern times and a watch should be kept for them in works on the golf course.
Fort William was begun in the 1840s and almost mirrored the plan of Fort George on the western edge of
St. Georges. That is to say, it had a square Keep, surrounded by a ditch, with a terreplein and rampart for
heavy guns around the outside of the ditch. Because of the escarpment to the west, Fort William has a long
Epaulement (a larger rampart for the protection of the fort) for some of its guns on the top of the
escarpment, giving it an unusual shape on that side. That Epaulement should be cleared of vegetation and
made into an attraction on the site, as it has good views over the Town of St. Georges, part of Bermudas
World Heritage Site. In the 1880s, Fort William was converted into a gunpowder magazine.
Fig. 26: The central part of Fort William was capped over in the 1880s with concrete.
The ramparts, excepting the Epaulement to the southwest, may have been completed reduced.
The conversion was effected by building a continuous roof over the Keep, its ditch and onto part of the
terreplein; the material used was concrete. The roof was then whitewashed and used as a water catchment,
but that may have been a somewhat later development. In recent decades the site has become much
overgrown, so that remains of the rampart of Fort William may be discovered in the Hotel work.
Fig. 27: Cross-section of Fort William showing capping of 1880s in orange.
Fig. 28: Interior plan of Fort William showing the ditch as powder magazine in green.
Fig. 29: An aerial view of Fort William from the northwest, with the great escarpment, Epaulement
and roof (centre), which completely capped the central part of the fort in the 1880s.
Fort William is one of the most unusual forts in Bermuda and due to the capping in the 1880s, many of its
internal features have survive in good condition. Upon completion of its conversion to a powder magazine,
a tunnel entrance was pierced into the building from the ground level of the escarpment, which partly
destroyed the northwest counterscarp gallery. Its last use in modern times was as a restaurant called The
Gunpowder Cavern, a reminder of its last military use and also a reference to the government magazine in
the area where on 16 August 1775, the powder was stolen from the magazines by some Bermudians and
sent to George Washington, in exchange for lifting a shipping embargo against Bermuda by the Continental
Congress: the powder may have been used against the British at the Battle of Bunker Hill at Boston.
FORT ALBERT: Named for Prince Albert, consort to the British monarch, Queen Victoria, Fort Albert
was completed in the early years of her long reign (18371901).
Fig. 30: Fort Albert in a painting of 1857 in its original configuration.

Fig. 31: Forts Albert, Catherine and Victoria and the area landscape was recorded in this view of 1944.
Fig. 32: An aerial photograph of Fort Albert in the late 1980s, after some restoration work.
Fort Albert, along with Forts Victoria and William, was a new type of design developed in the 1820s and
known as the polygonal trace. In that layout, the protruding bastions for the protection of the walls of a
fort were replaced by deep ditches, with the defensive mechanism being counterscarp galleries for
musketry fire in the outer walls of the ditch. At Fort Albert, the galleries appear to have survived, although
the collapse of the escarp of the fort at its eastern salient presently obscures the area with rubble and trees.
Originally built for cannon firing over the ramparts, Fort Albert was modified in the 1870s for four 18-ton,
10-inch Rifled Muzzle Loaders that unfortunately were all removed to Fort St. Catherine in the late 1950s.
Fig. 33: The final plan of Fort Albert and an aerial view of it in derelict condition in 1942
Fig. 34: Magazine and gallery plan of the 1840s and 1880s at Fort Albert.
The gun emplacements for the RMLs of the 1870s have survived relatively intact and each contains an old
cannon placed upright in concrete to serve as a recoil inhibitor for the RML guns. A certain amount of
restoration of the Mess building in the parade of Fort Albert was undertaken by Club Med in the 1980s.
Fig. 35: Cross-section of Fort Albert showing main ditches and secondary ditch at the Keep.
Fig. 36: The bridge and only entrance to Fort Albert crosses a deep ditch.
SECTION 4: The following are summaries and recommendations on the four main areas of archaeological
remains, or potential thereof, that is to state:
1: The general landscape and grounds of the Hotel site, including the golf course;
2: The buildings and curtilage of Fort Victoria;
3: The buildings and curtilage of Fort William; and
4: The buildings and curtilage of Fort Albert.
Section 4.1: The general landscape and grounds of the Hotel site, including the golf course. Throughout
the grounds of the Hotel Development there is likely to be archaeological remains of structures that do not
appear in archival records. Two of the Town Redoubts (Fig. 25) may be under the golf course, while a third
is probably on Secretarys Hill, which may not be affected by the development. The area behind St.
Catherines Beach is a potential site for archaeological remains of 160910 and should monitored during
the initial construction and clearance of the site for the main hotel complex.
Recommendations: A watching brief should be implemented for all the grounds of the
development and contractors should be made aware that archaeological remains may be discovered in their
works. A system of notification to the World Heritage Officer in Planning Department should be put into
place.
Section 4.2: The buildings and curtilage of Fort Victoria. The remains of Fort Victoria are still substantial
and most are worthy of preservation.
Recommendations: A watching brief should be implemented for Fort Victoria and a system of
notification to the World Heritage Officer should be emplaced for any discoveries of new aspects of the
site. A system should be put in place for the ongoing recording of the site and its features as work,
especially as demolition proceeds on the removal of 1960s and earlier structures proceeds (the removal of
such structures, some of which are recommended above, must be further to obtaining permission from the
WHO and Planning). Archaeological supervision should be engaged during demolition works at the site.
Section 4.3: The buildings and curtilage of Fort William. This fort is largely intact, with the exception of
its roofing over and the placement of a powder magazine in its ditch.
Recommendations: At Fort William attention has to be paid to the surviving elements of the gun
level, in particular the Epaulement on the edge of the roof. A watching brief should be necessary for works
at that level, as parts of the Ramparts may survive. Given its position on the edge of the development, it
may be suitable to exclude this site from the development and hand it to the St. Georges Foundation for
development as a museum.
Section 4.4: The buildings and curtilage of Fort Albert. The most intact of the three forts, Fort Albert has
largely only suffered from the effects of the Bermuda climate.
Recommendations: A watching brief should be implemented during any new works at Fort Albert
to ensure the survival of its features and buildings. Where features are to be removed or heavily altered,
those parts of the site should be recorded by archaeologists.
SUMMARY
The Hotel Site is a large one on which extensive development is proposed. It should be axiomatic that once
architectural and site plans approach finalization that a detailed archaeological checklist should be
compiled, so that the historical features of the forts in particular can be fittingly preserved. Archaeological
oversight should be engaged throughout the period of the works, when demolition and construction effect
the three forts and their immediate surroundings, and the area behind St. Catherines Beach. Unlike the
building of a hotel on the site in the early 1960s, with the resulting heritage disasters, particularly of the
demolition of the Keep of Fort Victoria, the Hotel Development of 2016 within Bermudas now World
Heritage Site area, presents the possibility to do the job correctly, thus enhancing the project in making the
exception heritage of it accessible to Hotel clients.
********
APPENDIX XXVIII
ST. REGIS RESORT & RESIDENCES

ST REGIS RESORT; ST GEORGES, BERMUDA
PROPOSED HOTEL, SPA & RESIDENCES DEVELOPMENT

F-1 PROJECT TITLE
1.
DO NOT SCALE DRAWINGS.
2.
DIMENSIONS ARE GIVEN IN IMPERIAL MEASUREMENTS.
3.
"JSM" DENOTES JOB SITE MEASURE REQUIRED.
4.
"CCD" DENOTES CRITICAL CLEAR DIMENSION.
5.
CONTRACTOR IS RESPONSIBLE FOR ALL FIELD MEASUREMENTS AND DIMENSIONS, AND MUST REPORT ALL DISCREPANCIES TO OBMI LTD. PRIOR TO
COMMENCING WORK.
OWNER:
ALL WORK IS TO BE CARRIED OUT ACCORDING TO ALL RELEVANT CODES AND STANDARDS, AND AS PER ANY SPECIFICATIONS AND DETAILS,
ISSUED BY OBMI LTD., IN THESE DRAWINGS.
7.
ALL MATERIALS TO BE NEW, UNLESS OTHERWISE NOTED.
8.
CONTRACTOR TO OBTAIN ALL NECESSARY PERMITS UNLESS NOTED OTHERWISE.
9.
WHEREVER THE WORDS "PROVIDE" OR "SUPPLY AND INSTALL" ARE USED, IT SHALL BE UNDERSTOOD TO MEAN "PROVIDE AND INSTALL INCLUSIVE
OF ALL LABOUR, MATERIALS, INSTALLATION, TESTING AND CONNECTIONS FOR THE ITEM/ITEMS WHICH IT REFERENCES.
10. CONTRACTOR TO PROVIDE PROTECTION FOR ALL EXISTING SYSTEMS AND FINISHES AND WORK DONE TO DATE AND MAKE GOOD ANY DAMAGES
OCCURRING DURING CONSTRUCTION.
...
APPROVED FINAL PLANNING:

APPROVED BUILDING PERMIT:
ZONING:
STRUCTURAL & CIVIL

ENGINEER:
12. UPON COMPLETION OF THE WORK, ALL TOOLS, SURPLUS MATERIALS AND WASTE MATERIALS SHALL BE REMOVED. PROVIDE CLEAN UP AND LEAVE
THE PREMISES IN CLEAN CONDITIONS.
RESIDENTIAL 1 & R2, TOURISM, COASTAL RESERVE, OPEN SPACE RESERVE,

RECREATION, WOODLAND RESERVE, HISTORIC PROTECTION AREA, WATER
RESOURCE PROTECTION AREA
SITE ZONES:
OBMI Bermuda
Woodbourne Hall
#1 Gorham Road
Pembroke, HM08
Bermuda
Email. ccampbell@OBMI.com
Tel. 441. 278-3566
OBMI Miami
806 Douglas Rd
Suite 400,
Coral Gables, FL
33134
Email. aosorio@OBMI.com
Tel. 441. 278-3550
MECHANICAL , ELECTRICAL &

PLUMBING ENGINEER
Salas O' Brien

2380 Towne Center Blvd.
Suite 1210
Baton Rouge, Louisiana 70806
Email. david.bonaveture@salasobrien.com
Tel. 255. 505-4690
Email. jacobtraux@salasobrien.com
Tel. 255. 766-8002
EXISTING:
PROPOSED:
79 655
161 800
GRAND TOTAL:
241 455
GROSS FLOOR AREA (SQUARE FEET)

4 110 EXISTING FORT ALBERT (SPA)
165 000 (NEW HOTEL & CASINO)
85 612 (2 NEW RESIDENCES)
MARCH , 2016
...
...
CONTRACT DATE:
PROJECT COMPLETION DATE:
CONTRACT COMPLETION DATE:
E-3 PROJECT CONTACTS
E-7 PROJECT DATA

PAGE
15. CONTRACTOR SHALL REMOVE EXISTING EQUIPMENT AND FINISHES NOT REQUIRED FOR THIS PROJECT.
16. CONTRACTOR TO RETAIN ALL LEFTOVER FINISHES AND TURN THEM OVER TO OWNER AT COMPLETION OF WORK.
254 722
GRAND TOTAL:
Onsite Engineering Services

27 Jubilee Road,
Devonshire DV06,
Bermuda, Bermuda
Email. khodgkins@onsite.bm
Tel. 441. 297-0592
14. ALL TRADES SHALL COOPERATE TO FACILITATE SPEEDY EXECUTION OF WORK. WHILE SUBCONTRACTOR'S ARE COMPLETING WORK, THEY SHALL
PROTECT ALL WORK AND MATERIALS OF OTHER TRADES.
17. ALL MATERIALS TO BE DELIVERED AND STORED IN ORIGINAL PACKING IN A DRY PROTECTED AREA AND AS PER MANUFACTURER'S INSTRUCTIONS.
DELIVERY AND STORAGE DETAILS TO BE CONFIRMED WITH OWNER.
18. CONTROL SAMPLES, AS REQUESTED, TO BE PROVIDED TO DESIGNER FOR APPROVAL PRIOR TO INSTALLATION AND/OR FABRICATION.
19. REPRODUCIBLE SHOP DRAWINGS, AS REQUESTED, TO BE PROVIDED BY DESIGNER'S REVIEW PRIOR TO START OF FABRICATION. DESIGNER WILL
REVIEW AND TURN AROUND WITHIN THREE WORKING DAYS.
20. MATCH EXISTING TYPE OF CONSTRUCTION, FINISHING, AS REQUIRED TO PATCH OR EXTEND EXISTING WORK, UNLESS OTHERWISE NOTED.
CONTRACTOR TO DETERMINE EXISTING SPECIFICATIONS BY INSPECTION.
...
...
EXISTING:
PROPOSED:
11. TRADES TO REMOVE ALL DEBRIS RESULTING FROM DEMOLITION AND CONSTRUCTION. COORDINATE REMOVAL WITH OWNER ON A DAILY BASIS FOR
THE DURATION OF THE WORK.
13. TRADES TO EXAMINE EXISTING CONDITION ON SITE AFFECTING THE WORK OF THIS PROJECT. NO CLAIM FROM PAYMENT SHALL BE MADE FOR EXTRA
WORK MADE NECESSARY BY CIRCUMSTANCES ENCOUNTERED DUE TO CONDITIONS WHICH WERE VISIBLE UPON OR REASONABLY INFERABLE FROM
AN EXAMINATION OF SITE PRIOR TO SUBMISSION OF THE QUOTE. THIS INCLUDES BUT NOT LIMITED TO SERVICES ABOVE THE CEILING.
GENERAL CONTRACTOR:
SITE COVERAGE (SQUARE FEET)

ARCHITECT/DESIGNER:
6.
Walter & Roberto Stipa

P.O. BOX 294
Herry Woodhouse,
Anguilla, W.I.
Email. rstripa@hotelcointernational.com
Email. pvera@hotelcointernational.com
Tel. 011.297.587.1515
21. ALL NEW BLOCKWORK TO BE TOOTHED INTO EXISTING.

22. ALL SHORING AND/ OR UNDER-PINNING REQUIRED DURING DEMOLITION AND CONSTRUCTION WILL BE THE GENERAL CONTRACTOR'S
RESPONSIBILITY.
23. CONTRACTOR TO REPAIR ANY DEFECTS (STRUCTURAL OR OTHERWISE) IN ALL SLABS, STAIRWAYS AND WALLS BEFORE INSTALLING FINISHES.
24. UNLESS OTHERWISE NOTED ALL FILL TO BE PACKED IN 2' LAYERS WETTING AND MECHANICALLY ROLLING EACH LAYER TO FORM WELL COMPACTED
EARTH TO RECEIVE SLABS.
25. UNLESS OTHERWISE NOTED ALL NEW LINTELS FOR DOORS AND WINDOWS TO BE 10" DEEP X THICKNESS OF WALL REINFORCEMENT WITH 3-NO.
12MM DIA. BARS 2" FROM BOTTOM. 8" MIN BEARING BOTH SIDES.
26. UNLESS OTHERWISE NOTED ALL INTERIOR AND EXTERIOR WALLS TO BE CHIPPED AND RENDERED AFTER ALL WINDOWS, PLUMBING PIPES, CONDUIT,
ETC. HAVE BEEN INSTALLED.
DESCRIPTION
SCALE
A-000
COVER SHEET
A-001
OVERALL TOPOGRAPHICAL SURVEY OF REGION
1:1500
A-002
TOPOGRAPHICAL SURVEY AREA 01
1:240
A-003
1:240
A-004
1:240
A-005
1:240
A-006
1:240
A-007
1:240
A-008
SUBDIVISION PLAN AND RIGHT OF WAYS
A-009
SITE CONDITIONS
A-010
PROJECT INFORMATION. FLOOR AREA SCHEDULES
A-011
PROJECT SCOPE - SITE PLAN, ZONING & PHASING
C-001
CIVIL SITE PLAN
C-002
SITE GRADING & EXCAVATION PLAN
C-101
CIVIL SITE SECTIONS
C-102
ROAD PROFILE & SECTIONS
C-103
TYPICAL RETAINING & ROAD SECTIONS
C-201
WATER & WASTEWATER
C-301
SITE ELECTRICAL DISTRIBUTION PLAN
C-401
FIRE PROTECTION SITE PLAN
L-00
EXISTING TREE INVENTORY + DISPOSITION CHART
L-01
PATHWAY SYSTEM
L-02
GENERAL PLAN
L-03
GENERAL PLAN - ZONE A
L-04
GENERAL PLAN - ZONE B
L-05
GENERAL PLAN - ZONE C
L-06
GENERAL PLAN - ZONE D
L-07
PLANTING MASTER PLAN COLOR
L-08
SECTION A-A - SECTION B-B
L-09
SECTION C-C - SECTION D-D
L-10
SECTION E-E - SECTION F-F
L-11
SECTION I-I - SECTION A-A WITH DETAIL
L-12
SECTION G-G - SECTION H-H
L-13
SECTION J-J - SECTION K-K
L-14
PARKING ZONING & PAVEMENT DETAIL
L-15
CHARTS OF PLANTS
PAGE
DESCRIPTION
SCALE
1:2500 &1:1250
A-100
SITE PLAN
1" = 125'
A-101
SITE PLAN
1" = 60'
A-102
SITE PLAN PARKING
1" = 40'
A-103
SITE COVERAGE & HARD SURFACING
A-104
ENLARGED ARCH SITE PLAN
A-105
ENTRY LEVEL (00)
No.
Description
Date
1" = 30'
1" = 1/16"
-
B-1 GENERAL NOTES

1.
CONTRACTOR SHALL REVIEW THESE PLANS THOROUGHLY, MAKE A DETAILED SITE VISIT, AND SHALL IMMEDIATELY BRING ANY
INCONSISTENCY, SITE LAYOUT PROBLEM, OR ANY OTHER REQUEST FOR CLARIFICATION TO THE AGENT FOR RESOLUTION PRIOR TO THE
DELIVERY OF ANY BID. FAILURE TO DO SO SHALL CAUSE THE CONTRACTOR TO BE INELIGIBLE FOR EXTRAS RELATING TO SUCH MATTERS.
2.
CONTRACTOR SHALL SUBMIT REPRODUCIBLE SHOP DRAWINGS TO AGENT FOR OWNER'S, ARCHITECT'S, AND ENGINEER'S APPROVAL.
3.
CONTRACTOR SHALL CO-ORDINATE WITH ALL TRADES TO PROVIDE COMPLETE WORKING SYSTEMS.
4.
A
5.
DRAWINGS OF EXISTING FACILITIES ARE, IN GENERAL, DIAGRAMMATIC. EXACT LOCATIONS SHALL BE DETERMINED BY THE CONTRACTOR
FROM FIELD MEASUREMENTS TAKEN BY CONTRACTOR'S PERSONNEL. ACTUAL ARRANGEMENT OF THE WORK SHALL FOLLOW LOCATIONS
SHOWN ON THE DRAWINGS WITHIN THE CONSTRAINTS OF EXISTING EQUIPMENT AND CONSTRUCTION. DIMENSIONS SHALL GOVERN THESE
DRAWINGS AND THEY ARE NOT TO BE SCALED. DRAWING AND NOTES TO DRAWINGS ARE CORRELATIVE AND HAVE EQUAL AUTHORITY AND
PRIORITY. SHOULD THERE BE DISCREPANCIES IN THEMSELVES OR BETWEEN THEM, CONTRACTOR SHALL BASE BID PRICING ON THE MOST
EXPENSIVE COMBINATION OF QUALITY AND/OR QUANTITY OF THE WORK INDICATED. IN THE EVENT OF DISCREPANCIES, THE APPROPRIATE
METHOD OF PERFORMING THE WORK AND/OR ITEMS TO BE INCORPORATED INTO THE SCOPE OF THE WORK SHALL BE DETERMINED BY
THE ARCHITECT OR ENGINEER.
LOCATION PLAN.
1:3000
TAKEN FROM BERMUDA PLAN 2008 ZONING MAPS
A-107
LOWER FLOOR PLAN (-01)
A-108
FIRST FLOOR PLAN (MEZZANINE) (00)
A-109
SECOND FLOOR PLAN (01)
A-110
THIRD FLOOR PLAN (02)
A-111
FOURTH FLOOR PLAN (03)
A-112
ROOF PLAN
A-050
RESIDENCE 01. SITE/LOCATION PLAN
A-151
TYPICAL RESIDENCE. BASEMENT PARKING FLOOR PLAN -
A-152
TYPICAL RESIDENCE. LEVEL 01 GROUND/POOL LEVEL
A-153
TYPICAL RESIDENCE. LEVEL 02 FLOOR PLAN
A-154
TYPICAL RESIDENCE. LEVEL 03. LOBBY LEVEL
A-155
TYPICAL RESIDENCE. LEVEL 04 FLOOR PLAN
A-156
TYPICAL RESIDENCE. PENTHOUSE LEVEL 05
A-157
TYPICAL RESIDENCE. ROOF PLAN
A-180
EXISTING FORT ALBERT FLOOR PLANS
A-181
PROPOSED CONCEPTUAL SPA SKETCHES
A-200
HOTEL/RESORT ELEVATION STUDY
A-201
HOTEL/RESORT NORTH & EAST ELEVATIONS
A-202
HOTEL/RESORT SOUTH & WEST ELEVATIONS
A-250
RESIDENCES ELEVATION STUDY
A-251
TYPICAL RESIDENCE 01. NORTH & SOUTH ELEVATIONS
A-252
TYPICAL RESIDENCE 01. SIDE ELEVATIONS
A-301
HOTEL SITE SECTION AA & BB
A-351
TYPICAL RESIDENCE. LONGITUDINAL SECTION (1)
A-352
TYPICAL RESIDENCE. TRANSVERSE SECTION (2)
A-420
HOTEL ROOM DISTRIBUTION DIAGRAM
A-421
HOTEL ROOM LAYOUTS
A-430
CASINO LAYOUT
A-451
ENLARGED RESIDENCE PLAN . UNIT ''A''
A-452
ENLARGED RESIDENCE PLAN. UNIT ''B''
A-453
ENLARGED RESIDENCE PLAN. UNIT ''A'' REVERSE
A-901
3D MASSING STUDY
A-902
3D RENDERINGS
M-01
MEP
Fire Suppression, Plumbing, HVAC, Electrical, Communications and

Electronic Safety & Security Systems
EIA REPORT
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
COVER
SHEET
7/26/2016 1:41:30 PM
CONTRACTOR IS RESPONSIBLE FOR THE SAFETY, ACTIONS AND CONDUCT OF HIS EMPLOYEES AND HIS SUBCONTRACTORS' EMPLOYEES
WHILE IN THE PROJECT AREA, ADJACENT AREAS AND IN THE BUILDING AND ITS VICINITY.
DRAWN BY:
Author
CHECKED BY:
SCALE: 1:3000
MAP: 47 & 49
GRID REF: (545990 - 557610); (142060 - 143350)
A-1 CONTRACTOR RESPONSIBILITIES
A-3 LOCATION PLAN
Checker
PROJECT #:
15002
SCALE:
1 : 3000
DRAWING #:
A-7 PAGE INDEX
A-000
2
E
4
D
6
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
OVERALL
TOPOGRAPHICAL
SURVEY
OF
REGION
7/23/2016 12:22:55 PM
DRAWN BY:
Author
000 SITE
DRAWN BY : ATS/SMc
CHECKED BY:
DRAWING NO. SV 15284 / 2 / 24
Checker
DATE: 4th May, 2016
DRAWING #:
PROJECT #:
15002
SCALE:
As indicated
A-001
SCALE: 1 : 1500
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
TOPOGRAPHICAL
SURVEY
AREA 01
A
7/13/2016 11:29:36 PM
DRAWN BY:
Author
CHECKED BY:
DRAWN BY : ATS/SMc
Checker
DRAWING NO. SV 15284 / 2 / 24
000 SITE
AREA 01
15002
SCALE:
As indicated
DRAWING #:
DATE: 4th May, 2016
PROJECT #:
SCALE:
1" =
20'-0"
A-002
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
TOPOGRAPHICAL
SURVEY
AREA 02
A
7/23/2016 12:24:46 PM
DRAWN BY:
Author
DRAWN BY : ATS/SMc
CHECKED BY:
DRAWING NO. SV 15284 / 2 / 24
Checker
DATE: 4th May, 2016
000 SITE
AREA 02
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
SCALE: 1" = 20'
A-003
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
TOPOGRAPHICAL
SURVEY
AREA 03
A
7/13/2016 11:30:20 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1" = 20'-0"
DRAWING #:
000 SITE
AREA 03
DRAWN
BY
: ATS/SMc
DRAWING
NO.
SV
15284 / 2 / 24
DATE:
4th
May,
2016
SCALE:
1" =
20'-0"
A-004
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
TOPOGRAPHICAL
SURVEY
AREA 04
A
7/13/2016 11:31:25 PM
DRAWN BY:
Author
CHECKED BY:
DRAWN BY : ATS/SMc
Checker
DRAWING NO. SV 15284 / 2 / 24
000 SITE
AREA 04
15002
SCALE:
As indicated
DRAWING #:
DATE: 4th May, 2016
PROJECT #:
A-005
SCALE:
1" =
20'-0"
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
TOPOGRAPHICAL
SURVEY
AREA 05
A
7/13/2016 11:32:43 PM
DRAWN BY:
Author
000 SITE
AREA 05
DRAWN BY : ATS/SMc
CHECKED BY:
DRAWING NO. SV 15284 / 2 / 24
Checker
DATE: 4th May, 2016
DRAWING #:
SCALE:
1" =
20'-0"
PROJECT #:
15002
SCALE:
As indicated
A-006
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
TOPOGRAPHICAL
SURVEY
AREA 06
A
7/23/2016 12:27:25 PM
DRAWN BY:
Author
000 SITE
AREA 06
DRAWN BY : ATS/SMc
CHECKED BY:
DRAWING NO. SV 15284 / 2 / 24
Checker
DATE: 4th May, 2016
DRAWING #:
SCALE:
1" =
20'-0"
PROJECT #:
15002
SCALE:
As indicated
A-007
RIGHT OF WAYS PLANS

SCALE 1:2500
SUBDIVISION PLAN
DRAWING NO. 5510/046/448a
SCALE 1:2000
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
SUBDIVISION
PLAN &
RIGHT OF
WAYS
7/13/2016 11:33:22 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-008
AERIAL IMAGE AND SITE VICINITY
DESIGN NARRATIVE
GEOGRAPHY. The Land and Sea - the abudance of natural creations are not only intriguing, but they are bold and purposeful in their
statement. Whether it be imposing formations in the caves or the layers reefs, the moving pink surf or endemic architectural palmetto blossom.
STONE. Foundations and formations of Bermuda inform texture and patterns, whether it be natural, inlaid, polished, impressed in
metal, it speaks to the bold fortitude.
ARCHITECTURAL TOUCHPOINTS. Bermudian roofs, strong silhouettes, details, shutters & stairways infusion of color against the natural
landscape and the classic stepped roof lines.
HERITAGE. Sailing, Yachting & Tall Ships. A long standing affluent sport steeped in tradition. The fine craftsmanship & precise joinery
and precisioned detail are filled with inspiration. The sails of the tall ships majestically play with light and shadow.
SITE
SABAC BERMUDANA FLOWER
CORAL REEFS & SHIPWRECKS
STONE
STONE
ARCHITECTURAL TOUCHPOINTS
ARCHITECTURAL TOUCHPOINTS
CURRENT SITE CONDITIONS

E
HERITAGE. British Colonial Furniture Influence
TRADITION. The Bermuda Shorts - the embodiment of imposing a formality twisted with almost an absurdity of the shorts. A strong
classic that delivers a crispness and civility that characterizes the importance of legacy, repsect, and uniqueness.
TRADITION & HERITAGE.

The Gombey Dance - Bold, Colorful, Kinetic
Afternoon Tea - Embraces Formality & British Tradition
Kite Festival - Inventive, individuality flies in harmonious controlled chaos.
HILLSIDE
TRADITION - APPAREL
TRADITION - AFTERNOON TEA
HERITAGE - SAILING
No.
TRADITION - APPAREL
ARCHILLES'S BAY
Date
HERITAGE - SAILING
GOLF COURSE
BERMUDA WHITE. The enduring classic white stepped roofs backdrop for fashion over the years, most notably Avedon in the late 40's
& 50's. The ever present white silhouttes act to constantly act as a counterpoint to infusion of boldness and color.
BERMUDA GREEN. Originally inspired by the sea, Bermuda green became a classic color associated with the island, instantly conjures
up a vision in the minds eye. It can be vintage, tailored, transparent, it may flow softly or patina in a luxurious silhoutte.
BERMUDA PINK. The pink beaches are in movement, creating fluidity, variations of deepest pink to the pastels. There is both calm and
kinetic fervor.
FASHION INSPIRATION. Purposeful irreverence, saturated colors, bold geometry. The ease of what can appear to be formality against
the backdrop of a seemingly informal environment. The juxtaposition creates powerful visual impressions. The embodiment of playful,
spirited Bermuda, an island that doesn't take itself too seriously and prevails unafraid to be unabashedly bold.
BERMUDA WHITE
B
FORT ST. CATHERINE & GATES BAY
HERITAGE - COLONIAL FURNITURE
Description
BERMUDA PINK
BERMUDA GREEN
FORT ST. CATHERINE & PLATEAU
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
BERMUDA WHITE
BERMUDA PINK
FASHION INSPIRATION
SITE
CONDITIONS
STATEMENT OF PLANNING AND ARCHITECTURAL DESIGN INTENT

A
FORT ST. CATHERINE & GATES BAY
FORT ALBERT
The proposed development involves the creation of a new resort across 122 acres within the parish of St. George. The built development will be concentrated
near St. Catherines beach and on the site of the former hotel in the north of St. Georges island. The proposal encompass a hotel and spa, condominiums,
estate lots (for future development) and the refurbishment of the St. Georges golf course.
The proposed hotel will front directly on to the south and west sides of St. Catherines beach in Gates Bay. The hotel reception is located centrally in the
complex of buildings with main facilities such as bars/restaurants, function rooms and back of house facilities arranged to the south and hotel accommodation
to the north. The hotel buildings containing amenities and facilities will be mostly 2 to 4 storeys in height. The hotel accommodation will largely be contained in
two 5 storey buildings at the north end of the site.
The hotel will provide a total of 122 keys consisting of 97 rooms and 25 suites. The rooms will be around 600 sq. ft. in size (including terraces) while the
suites will range in size from 1200 sq. ft. up to 3000 sq. ft.
A variety of food and beverage outlets are proposed. In the main hotel building a three-meal restaurant will provide seating for 75 persons while a bar and
related facilities will have a total of 32 seats. In addition, a 30-seat pool grill will be located on the deck area overlooking the beach.
DRAWING:
The proposed hotel includes a casino although this will be subject to the granting of a licence under the Casino Gaming Act 2014. It is also proposed to
establish a spa at Fort Albert.
Back of house facilities for the hotel are integrated into the hotel complex of buildings and will include laundry, trash collection, MEP facilities and service yard.
Seven condominium blocks are proposed with each structure containing 14 units. These residential units will provide a mix of 2- and 3-bedroom
accommodation and would be serviced by the hotel.
The condominium buildings will each have a total of 6 storeys including a basement parking level. Two of the condominium buildings are located to the
immediate southeast of the hotel complex, two are situated southwest of Fort Albert and the remaining three are to the north and east of Fort Victoria.
The St. Georges golf course would be refurbished and re-opened as part of phase two of the development.
7/13/2016 11:33:29 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1:3
DRAWING #:
A-009
ST REGIS HOTEL RESORT.

AREA SCHEDULE
ST REGIS RESIDENCES
AREA SCHEDULE
NOTE: AREA CALCULATION IS FOR 1 TYPICAL RESIDENCE
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
PROJECT
INFO
A
7/26/2016 2:33:04 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1:3
DRAWING #:
A-010
SITE PLAN. PROPOSED DEVELOPMENT

F
SCALE 1:4250
SITE PLAN. PROPOSED DEVELOPMENT
SCALE 1:960
PHASING DIAGRAM
SCALE 1:4250
LAND USE/ZONING
SCALE 1:4250
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
SITE PLAN,
ZONING,
PHASING
A
7/23/2016 12:36:54 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-011
LEGEND
Sim
1
A-105 to A-112
MAIN ACCESS ROADS

7 RESIDENCES
(CONDO/APARTMENT
Sim
1
A-151 to A-157
E
REMAINING 5 RESIDENCE BLOCKS TO BE
DEVELOPED AS PART OF PHASE 3
Sim
1
A-180
No.
Description
A
PLANNING APP
Date
2016.08.
01
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
SITE PLAN
(1"=125')
A
8/1/2016 1:21:30 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-100
A

TW
TW
TW
TW
50
66
TW
50
43
TW
TW
TW
TW
65
TW
TW
66
FORT
ST. CATHERINE
50
50
65
65
TW TW
TW
65
66
TW
TW
TW
flag pole
canon
43
TW
TW65
TW
65
65
TW
TW
TW
65
65
CANCAN
CAN
CAN
CAN
50
CAN
CANCAN
CAN
CAN
CAN CAN
FP
50
TW
65
65
50
CAN
TW
65
SG N
TW
65
TW
65
CAN
65
CAN
65
65
TW
65
CAN
TW
FP
TW
sign
SG N
flag pole
TW
65
65
TW
TW
65
65
67
50
TW
65
65
TW
TW 65
65
SAND
66
65
50
65
65
67
PI TT
HW M
50
TW
65
65
65
67
67
65
65
65
TW
65
65
67
65
65
65
43
67
PI NK 156
65
50
65
RO OF
43
65
TW
SAND
50
65
65
TW
65
Fort Saint Catherine
43
65
65
43
43
65
SAND
spot
TW
67
50
43
RO OF
buid
ln
ig
43
50
43
STATE LOTS
43
HW M
43
SAND
65
65
65
65
G67
R
65
65
70
66
65
43
TW
65
43
66
65
GR
65
65
65
SAND
43
65
70
43
65
65
65
GR
RE: -SERIES
DRAWINGS
65
65
65
sand trap
65
43
RO
70OF
65
66
65
buid
ln
ig
RO OF
66
65
65
65
65
65
65
65
No. 9
RO OF
43
66
65
70
65
70
RO 43
OF
RO OF
70
RO OF
RO OF
TW
st
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65
TW 65
65
65
66
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65
70
66
70
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buid
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70
buid
ln
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65
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65
buid
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43
65
RO OF
buid
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65 RO OF
70
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HW M
w
a
65
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50
65
50
65
sign
65
65
65
66
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access
65
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cess pit
vents
43
cess pit
vents
spot
SG N
65
SG N
65
43
65
RD
65
156 10
43
79
65
43
65
spot
43
65
65
DECK
RD
RD
43
b
ss
erm
65
65
65
65
50
TW
TW
65
70
65
RO OF
buid
l70
n
ig
RO OF
TW
DECK
65
65
buid
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43
92
92
buid
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92
65
66
92
CAS
67
43
65
65
67
92
65
buid
70
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65
108
66
66
67
65
65
65
43
65
65
66
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65
sand trap
65
67
65
50
65
CAS
65
sand trap
65
65
65
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66
50
65
65
65
65
66
66
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43
65
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66
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65
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w uy
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92
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RO OF
bay grapes
65
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65
65
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ai
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as
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43
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65
43
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65
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'
65
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65
66
65
65
65
66
66
65
43
65
44
65
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43
65 65
44
44
ASP
43
ASP
norfolk pine
ASP
43
43
ASP
n
ASPH
43
fe
65
67
nc
ASP
65
e
OH
43
EO V
65
65
92
44
65
65
67
43
ASP
92
RO OF
65
70
67
sand path
65
TW
65
92
65
65
Building
70
buid
ln
ig
67
65
67
65
65TW
TW
ac
65
65
65
g ra
NEW FORMALISED
PUBLIC BEACH ACCESS
& PARKING/DROP-OFF
AREA
65
SG N
65
65
RO OF
rm
ta
i/c
wood
deck
65
SG65
N
buid
ln
ig
RO OF
65
65
66
spot
65
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65
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65
7979
i/c
66
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ll
65
43
6'
PI NK 157
65
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65
65
a th
rt p
ca
65
67
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EO V
EO V
65
65
65
65
65
ASPH
43
65
43
65
65
65
65
65
65
65
65
65
13
'
65
ASPH
65
65
65
asphalt
65
65
65
65
65
43
65
65
43
65
65
67
65
43
65
43
43
43
65
65
66
65
43
65
guy wire
65
65
43
13
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100
66
65
65
43
43
67
65
65
43
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66
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65
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65
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43
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43
65
43
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'
43
65
43
65
65
65
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65
65
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sand
65
65
65
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65
65
65
65
65
65
65
65
65
67
65
65
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e
65
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65
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65
43
65
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65
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65
65
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at
ASPH
65
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ASPH
11
65
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4
65
65
65
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65
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M
65
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43
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k
65
65
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PUBLIC BEACH
d
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65
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43
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67
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67
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65
65
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is
65
65
10
67
65
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RE: -SERIES
DRAWINGS
65
65
43
16
Bd
65
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TP
5' OND
122 HOTEL UNITS
65
14
66
65
67
65
65
65
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nd
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11
'
65
67
65
65
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65
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43
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65
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'
65
67
grass
65
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XO
BOXX
ath
215
65
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65
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9'
18
'
65
43
43
215
65
concrete
43
HOTEL SWIMMING POOL
8'
67
17
'
ASPH
pier
'
215
11
(damaged)
65
215
AD
RO
ND
O
P
OT
CO
'
17
65
11
'
65
'
19
GOLF PRO SHOP
215
43
67
65
43
BA
n
ent pla
spot
'
11
'
26
GR
43
ASP
en
wood
GR
GR
d
guar
MAIN HOTEL ENTRANCE
GR
rail
24
'
PIER
13
'
spot
215
43
GR
OA
65
wa ter
67
RR
YR
215
treatm
SEWERAGE TREATMENT FACILITY
11
'
65
ASP
ASP
43
ASP
ASP
43
43
43
GR
GR
43
ENTRANCE/LOBBY
LOUNGE & BAR
43
ASP
COOT POND
ROAD
43
43
'
19
43
43
3
3
43
25
'
43
43
43
43
130
43
65
130
drain
43
130
COOT POND ROAD

43
65
65
65
130
43
43
43
130
43
43
130
43
'
21
65
65
43
22
HOTEL RESTAURANT
65
43
26
'
43
' "
6
22
18
43
65
'
19
65
65
16
65
EO V
65
65
path
65
65
EO V
65
EO V
EO V
65
65
65
65
65
ca
rt
l
ee
st
12
65
65
65
'
43
e
nc
fe
MAIN ENTRY ROAD
15
35
22
65
65
65
13
129
'
130
65
43
AD
FR
FR
65
FR
FR
FR
'
RO
HW M
FR
60
45
'
st o
mixed bush
FR
FR
-' 6''
FR
sand trap
aligned)
BARRY RO AD (re-
49
HW M
FR
30
129
130
all
FR
HW M
31
35
65
RIA
(Co
rp.
FR
FR
FR
33
65
65
of S
t. G
ne
eo
w
rg e
)
Tobacco Bay
' "
6
22
65
HW M
FR
CASINO
65
TO
VIC
FR
HOTEL BALLROOM
65
pa
th
65
' "
6
22
65
HW M
FR
green
bay grape
asphalt
asphalt
43
CO
OT
P
43
60'
t
pa
GR
HW M
of the ATLANTIC OCEAN
15
7'
ete
concr
i/c
dirt road
alk
ew
sid
ON
DR
OA
D
FR
HOTEL/CASINO
BOH SERVICE
DELIVERIES
60
'
FR
cart
11
tarmac
tra
rt
ca
GR
94
ck
asphalt
calophyllum
46
43
46
GR
94
SG N
SI G N
SG
SI G
NN
sign
track
65
46
STOSG
PSING N
r
te
Wa
46
43
46
h
Hig
o
st
ne
ll
wa
Y
RR
BA
rk
Ma
sign
65
berm
o
st
46
46
ne
wa
ll
grass
46
asphalt
cedar
gravel
water catchment
bay grape
asphalt
CM3
REMAINING 5 RESIDENCES WILL BE DEVELOPED AS PART OF PHASE 3
'
60
'
'
65
'
75
mixed bush
gate
pittos
porum
46
casuarina
46
2
Buildi ng & yard
N
ME
ER N
OV
mG
o
fr
46
65
IL L
TH
AD
RO
pittosporum
palm
rubble pile
No.
Description
Date
i/c
hand pump
ruin
tank
asphalt
46
46
asphalt
OAD
DR
ROA
ld
o
46
shaft
75
ad
ta
r
asphalt
norfolk pine
46
65
concrete
AD
RO
46
ke
rb
mixed bush
rb
ke
46
46
46
alk
sidew
AD
RO
E
AG
R
O
CH
AN
Building
46
46
46
46
i/c
e
cr et
con
46
)
ate
TANK
S HIL
L
e)
at
ri v
(P
7 RESIDENCES UNITS
v
Pri
vt.
o
(G
NAV
AL
ac
46
46
46
IA
TOR
VIC
46
ro
46
46
46
'
t ra
ck
46
43
46
bunker
mixed bush
46
palm
concrete
cedar
164
65
65
65
65
5065
TW
ac
ar m
ack
ca rt tr
46
65
ta
rm
ac
casuarina
46
65
65
65
65
50
50
164
TW
46
65
65
164
50
164
27
46
164
43
164
ac
tarm
164
164
50
164
FORT VICTORIA
water catchment
cedar
d
roa
road
screw pine
asphalt
casuarina
calophyllum
calophyllum
i/c
pi tto
i/c
sp oo
cedar
oleander
r um
grass
i/c
norfolk pine
grass
43
oleander
palm
concrete
norfolk pine
43
43
50
gas pump
IA
TOR
VIC
oleander
43
50
i/c
asphalt
rubble piles
oleander
casuarina
to s
po r
um
norfolk pine
p it
LEGEND
D
RO A
drain
moat
casuarina
norfolk pine
pa
th
oleander
um
spor
rt
pi tto
i/c
ca
i/c
cedar
calophyllum
i/c
dirt
ke
rb
ve
tra
bay grape
collapsed
wall
casuarina
rubble
d
lle
MAIN ACCESS ROADS
grass
bay grape
bay grape
)
ivate
r
P
.
t
(Go v
i/c
moat
pittosporum
gate
i/c
moat
concrete
casuarina
green
house
pavers
concrete
i/c
path
casuarina
ol ea
D
RO A
K
R
PA
ESTATE LOTS
shed
n de
r h ed
pp
gravel
ge
n de
r
grass
i/c
i/c
open
tank
i/c
i/c
oleander
gate
i/c
r
de
er
a nd
ol e
shed
dg e
he
casuarina
e te
ncr
co
i/c
OH
casuarina
i/c
casuarina
kerb
MH
oleander
rb
ke
oleander
asphalt
i/c
oleander
LL
casuarina
o le
oleander
i/c
cpv
i/c
h
der
an
ole
i/c
i/c
mixed bush
No. 3
i/c
co
OH
Owner
norfolk pine
ruin
vent
sagos
OH
guy wire
91.1
asphalt
oleander
OH
dirt
h ib
isc
oleander
guy wire
oleander
ol ea
pp
MH
ls
ke
rb
i/c
RO
OH
AD
mixed bush
ai
ns
DRAWING:
us
pp
nder
hedg
SITE PLAN
(1"=60')
IA
28
VI C
TO
R
e
ston
No. 28
asphalt
ll
wa
i/c
i/c
c
ma
ta r
ad
ro
oleander
brace pole
threshold
elevation
97.5
o ld
HOTEL/CASINO BOH
SERVICE DELIVERIES
ge
ed
OH
No. 1
of
(P r
iva
te)
ST. REGIS
pp
OH
)
ge
or
Ge
LA
NE
FORT ALBERT
guy wire
grass
re
m
RAGE
alt
OH
ls
concrete
7
ANCH
O
pump room
oleander
i/c
casuarina
ph
MH
.
St
mixed bush
pp
th
pa
HOTEL SWIMMING POOL
26
No. 26
OH
pp
7/25/2016 8:57:20 PM
CASINO
wa
ll
OL
DM
ILIT
AR
Y
pp
i/c
LA
NE
i/c
ke rb
Author
s
es
cc
CHECKED BY:
to
Checker
w
er
at
Building
DRAWN BY:
PROJECT #:
15002
GOLF PRO SHOP
24
No. 24
RO
AD
r
(fo
SA
PP
E
w al
l
oleander
pp
i/c
MH
of
fe
nc
e
rt
ca
HOTEL RESTAURANT
wd
n
as
Bay Grape
rb
ke
p.
or
(C
HOTEL BALLROOM
norfolk pine
AD
wall
r
de
an
norfolk pine
RO
ll
wa
oleander
casuarina
grass
PROJECT:
mixed bush
asphalt
concrete
HI
HOTEL BEDROOMS
old
ne
sto
oleander
pp
NT
ME
MAIN HOTEL ENTRANCE
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
i/c
N
ER
7 RESIDENCES
(CONDO/APARTMENT
grass
ncr
ete
i/c
D
OA
LR
HIL
NT
ME
RN
VE
GO
guy wire
an
ole
SECONDARY SEWERAGE
TREATMENT FACILITY
co
grass
V
GO
E a.
S
R h
U
6
O
2
C .2
F
L 37
O
G a=
e
r
A
tank
ol ea
gate
concrete
pedestals
th
pa
casuarina
gravel
screw pine
conc
rete
bri dg
e
pittosporum
t)
en
hn
tc
ca
Steel(Fd)
1.00m verge
for services
SCALE:
As indicated
DRAWING #:
A-101
PROPOSED PARKING
F
TOTAL VEHICULAR SPACES
116
TOTAL CYCLE SPACES
137
14
'
6'
13 CYCLE SPACES
18 VEHICULAR SPACES
24 CYCLE SPACES
'
13
'
13
'
15
'
14
POSSIBLE VEHICULAR
OVERFLOW AREA (30
SPACES)
11
'
24 VEHICULAR SPACES
11
'
16
'
15
'
36 CYCLE SPACES
15
'
36 CYCLE SPACES
11
'
34 VEHICULAR SPACES
12 GOLF CART SPACES
32 CYCLE SPACES
No.
'
19
26
'"
6
22
'
'
21
5'
'
19
24
'
26
'
13
'
11
'
plan
tme nt
r trea
wate
13 VEHICULAR SPACES
11
'
17
'
19
'
3 ADA VEHICULAR SPACES
11
'
'
11
17
'
8'
19
'
18
'
24 VEHICULAR SPACES
Description
Date
30
'
60
'
'-6'
49
'
60
45
'
43
'
35
33
31
22
'"
6
22
35
43
'
15
43
'
'"
6
22
67
'
60 '
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
'
75
'
60
'
65
'
75
'
65
PROJECT:
ST. REGIS
Owner
DRAWING:
SITE PLAN
- PARKING
A
7/25/2016 8:58:35 PM
DRAWN BY:
Autor
CHECKED BY:
Verificador
PROJECT #:
15002
SCALE:
1" = 40'-0"
DRAWING #:
A-102
SITE COVERAGE
79 655
78 540
23 800
SUB TOTAL
181 995 sq. ft
5 RESIDENCES (PHASE 03)
59 500
GRAND TOTAL
241 495 sq. ft
'
14
'
13
'
13
'
14
6'
2 EXISTING FORTS
NEW HOTEL & CASINO
2 RESIDENCES (PHASE 01)
'
11
'
11
lan
ent p
t reatm
wate r
5 450
'
21
'
25
'
19
'
24
'
13
18 800
'
26
'
17
'
19
'
11
'
11
'
17
8'
'
19
'
18
'
11
'
15
'
11
'
16
'
15
'
11
'
15
27 120
'
19
'
26
' "
6
22
11 900
30
31
'
60
-' 6'
49
'
'
60
'
45
'
43
35
33
22
' "
6
22
35
'
43
15
'
43
' "
6
22
27 172
'
67
60 '
'
75
'
65
'
75
11 900
'
60
'
65
11 900
11 900
11 900
HARD SURFACING
ALL ROADS (NEW & EXISTING) - 249 123 sq.ft
BUILT FABRIC - 241 455 sq.ft
NEW PARKING/HARD SURFACE AREAS (PURPLE) - 79 244 sq.ft
TOTAL HARD SURFACE AREA 569 822 sq.ft
No.
Description
Date
11 900
'
14
'
13
'
13
'
14
6'
11 900
'
11
'
16
'
15
'
11
'
15
27 120
'
11
'
13
'
5 450
22
'
26
'6
"
21
'
'
25
'
24
'
26
wa ter
18 800
19
atmen
tr e
t pl an
'
11
'
17
'
19
'
11
'
11
'
17
8'
'
19
'
18
'
11
'
15
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
19
'
PROJECT:
11 900
22
'6
"
27 172
22
30
31
'
60
' -6'
49
'
'
60
'
45
'
43
35
33
22
35
'6
"
'
43
15
'
43
ST. REGIS
'
67
11 900
'
75
'
65
'
75
'
60
'
65
11 900
11 900
A
Owner
60'
DRAWING:
SITE PLAN
- SITE
COVERAGE
& HARD
SURFACING
7/25/2016 8:59:39 PM
11 900
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-103
20'
.
No.
Description
Date
14'
.
8'
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
ENLARGED
ARCHITECTURAL
SITE PLAN
A
7/25/2016 9:13:57 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1" = 30'-0"
DRAWING #:
A-104
SCALE:
1" =
30'-0"
A-104
F
19'
D9
NEW POOL
D8
21'
D7
22'6"
19'
D6
D5
DF
DE
RESIDENCE.
REFER TO A-150
DRAWINGS
FOR LAYOUT PLANS
8'
11'
DD
D1
DC
NEW POOL
DB
11'
DA
DF
DE
D9
D8
DD
NEW POOL
D7
11'
C7
D6
D5
DC
-2
C6
1/2
"
C5
69
'
-1
2"
1/
DB
43'
35
'
A1
CE
D1
DA
AH
A2
61
'
9"
A4
NEW POOL
"
12
'-
1/2
41'
-1
07
/1
6"
'-
A12
"
10
-4
A14
DELUXE SUITE
31
/2"
A7
4"
7'
-0
"
0'
- 54
"' -
35'
-
B5
A18
11'
"
1/2
36'
-6
7'
16' - 2"
29' - 10
16' - 2"
16' - 2"
45' - 4"
C7
7' - 6 1/2
"
AQ
1/2"
MAINTENANCE
WORK AREA
RAMP UP
LAUNDRY
BG
32' - 4"
39' - 6"
JUNIOR SUITE
CB
BH
EXTERIOR TERRACE
AG
LAUNDRY
MANAGER
VALET
DRY
WINE VAULT
WORK AREA
CLEAN LINEN
BHAR
KITCHEN
PANTRY
BF
BAR
16' - 2"
AF
SOLID
LINEN ROOM
No.
Description
Date
C1
0"
LOBBY LOUNGE
A1
CA
LIFT
AP
13'
A4
31
ENTRANCE
BF
ENG DIR
/2"
4"
ADMINISTRATION
AA
"
15'
A8
SERVICE
PE-1
LIFT
LIFT
CONCIERGE
"
CASINO BOH
CC
C6
C5
CHUTE
A9
AK
16' - 4"
AK
20' - 1"
BELL MAN
BC
AJ
47' - 6"
A11
15'
A13
CASINO SUPPORT
1' - 0" 0 1 /2"

5' - 1
13' - 4"
8'
GOLF PRO SHOP
A15
17'
13'
A17
1 /2"
A16
C7
-3
1/
2"
C4
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
CASINO
REFER TO A-430 FOR CASINO LAYOUT
28' - 1
131' - 1
"
BB
4' - 5 1/2
"
33' - 5"
A14
8' - 1"
20' - 0"
A12
20' - 1"
PLANTER
1' - 0"
13' - 4"
EHS
15' - 0"
BOH
HOTEL
31' - 4"
A10
24' - 9"
LUGGAGE
STORAGE
SERVICE
AREA
-2
AUTO
BUTLER
AL
AJ
/2"
PE-2
LIFT
15
'
21
RECEPTION
RETAIL
HSE-1
-4
C7
BC
BD
AKAK
A7
VERTICAL
CIRCULATION
AM
AB
OFFICE
3"
35
'
BE
WC
'-
35'
-
FRONT
OFFICE
14
A6
CD
AN
28' - 2"
28'
-
A5
2"
1/
"
2"
AL
MEP
ADA
WC
ADA
WC
'-
-4
DIRECTOR
22
AC
47
'
UNIFORMS
MAIN HALL
LI
FT
47'
-
BD
LIBRARY
2"
1/
A3
0"
STORAGE
SERVICE
19' - 8"
ADAM
-1
BE
PANTRY
'-
/2"
PLANTER
MEP/PLANT ROOM
AN
AE
27' - 6"
10
'
91
AD
CE
AQ
BG
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
26
10'
-
A2
BEV
3 MEAL
RELATED AREAS
PLANTER
49' - 6"
AP
CARPENTRY
SHOP
KITCHEN
PLANTER
1/2"
29' - 10
35' - 6"
BATHROOM
CHINA
3 MEAL RESTAURANT
38' - 3"
16' - 2"
AH
/2"
C2
"
16' - 2
33' - 5"
YOGA PAVILLION
6"
"
16' - 2
11
-1
2"
1/
AA
15'
-
33' - 5"
STAGING AREA
16' - 2"
B1
SUPPORT
8' - 4"
16' - 2"
"
16' - 2
B2
EXTERIOR TERRACE
"
16' - 2
B4
B3
"
'-
16' - 2"
AR
LIFT
PRIVATE DINING
36
A9
"
16' - 2
B6
A17
A8
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
0
14' - 1
B7
A16
35' - 5"
1/2
"
CC
"
B8
A15
AB
-4
5
'-
3'
-3
"
49
B9
A13
AC
50
'
MEP
A11
11'
AD
33'
-1
2"
C3
'-
'-
A6
29
CD
2"
1/
49
AE
35
'
2"
"
A10
6"
2'
10
A5
32'
-
C4
'-
AF
POOL BAR & GRILL
26
3"
1/2
"
91
/2
"
3'
-8
14'
-
-9
11'
9/
16
"
A3
15'
AG
11'
33'
-
'
36
BB
-9
"
C3
BA
20' - 0"
CB
34' - 0"
B9
26'
15'
B8
32
B7
'
-0
WATER FEATURE
9' - 3"
1
B4
A-301
BA
B1
26'
A18
PROJECT:
C2
B6
B5
2"
1/
B3
'
25
B2
-5
2"
1/
ST. REGIS
C1
18' - 0"
CA
17'
Owner
15'
14'
26' - 2"
DRAWING:
18' - 0"
ENTRY
LEVEL (00)
18'
A
7/27/2016 10:08:41 AM
DRAWN BY:
25'
Autor
CHECKED BY:
16'
A-105
ENTRY
LEVEL
Sim
Verificador
A-301
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
A-105
SCALE: 1/16" =
1'-0"
19'
D9
NEW POOL
D8
21'
D7
19'
D6
D5
DF
DE
8'
11'
NEW
BEACH
PATH
DD
RESIDENCE.
REFER TO A-150 DRAWINGS
FOR LAYOUT PLANS
D1
DC
NEW POOL
DB
11'
15' - 6"
DA
DF
DE
D9
D8
DD
11'
NEW POOL
D7
C7
D6
D5
DC
C6
DB
C5
A1
CE
D1
DA
AH
23
'-
A2
1"
33
'
AG
-9
"
A3
POOL BAR & GRILL
4'
1/2
"
-9
12
'
1/2
"
5"
3"
A14
A7
-3
31
'
"
-3
2'
-
A16
A17
16
'
A9
-2
CC
LIFT
"
-8
"
-0
BREAKFAST SUPPORT
COVERED TERRACE
/BREAKFAST AREA
"
-8
STORAGE
B4
0' - 4"
B3
DOMESTIC & FIRE TANK
B2
B1
31' - 7"
WATER STORAGE
C2
'
15
"
-6
"
23
-4
"
18
'
4'
-
-2
11
"
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
A18
0"
2"
1/
1/2
"
AC
B5
4'
"
CD
-8
0' - 8"
15' - 6"
0' - 8"
15' - 10
"
0
14' - 1
B6
8'
"
28' - 4
B7
48' - 6"
A8
"
B8
A15
8"
'
12
12
'
-4
4'
B9
A13
"
3'
-
-2
7"3
'-
4'
-
12
'
"
0"
15
'
8'
A12
A6
19' - 6"
/2 "
51
12
'
4"
01
3' -
/2 "
-4
AD
3'
-
DELUXE SUITE
0"
4'
C3
A11
1"
6'
-
"
10
'
-0
1' -
11'
4'
-
"
11'
-2
A10
"
0"
AE
A5
-8
'-
15
'
'
19
40
0"
"
-0
"
1' -
8'
8"
3"
2"
1/
-1
"
4'
11'
-4
NEW POOL
15'
61
/2 "
11'
AF
A4
'
15
15
'
1'
C4
1
-1
8'
WATER STORAGE
12
'
AB
4'
-
0"
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AA
YOGA PAVILLION
BH
AR
12
RO EQUIPMENT
C7
AH
AQ
AG
POOL TOILETS
&
CHANGE AREA
JUNIOR SUITE
WATER STORAGE
PLANTER
BG
POOL TOILETS
&
CHANGE AREA
12
22
PUMP ROOM
POOL TOWELS
BHAR
AP
AF
EXERCISE /
YOGA
CLASSES
GYM
0"
-1
0"
AQ
BG
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
A2
MEP/PLANT ROOM
12
"
84' - 9
TEENS
AN
AE
AP
No.
Description
Date
"
CA
24
7"
BF
'-
WC
RAMP
2"
1/
13'
50
'-
A4
19' - 6"
BE
AM
BD
ADMINISTRATION
AK
-2
10' - 8 1/2"
A7
33
'
BOH
SERVICE
AA
"
C7
BC
CC
C6
AL
AJ
C5
A8
EHS
46
CHUTE
'-
A9
AK
2"
1/
"
BC
BB
/2"
8' - 4
1
A11
A-301
15'
A12
39' - 7"
1
9' - 9
BB
1
18' - 1
47' - 6"
2"
1"
/2"
C3
1/2"
34' - 5
1/2"
17'
A17
6'
1/
LANDSCAPING
EQUIPMENT
0' - 10
13'
A16
C7
Sim
-6
C4
16' - 1"
A15
1"
AJ
A13
A14
9'
A-301
1/2"
1/2"
0' - 10
A10
5'
-2
BOH
SERVICE
PASSAGE
1
3' - 5
16
'
LI
FT
A6
1/2"
20.0
0
AB
2"
1/
"
AN
A5
CD
64' - 9
-6
VERTICAL
CIRCULATION
AL
31' - 4"
AC
0'
2"
1/
46
STORAGE
A3
0"
48
'
10
-7
BD
ADAM
-1
3"
BE
LIFT
10
'
"
"
"
23
"
23
CE
A1
33
'
C1
17' - 0"
WC
12
PLANTER
BF
"
CB
KIDS CLUB
0' -
1"
1/2"
BA
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
CB
1' - 0"
B9
31' - 4 7
/8"
B8
PROJECT:
15'
B7
C2
B6
B5
ST. REGIS
B4
BA
B3
C1
A18
B1
B2
CA
Owner
15'
DRAWING:
LOWER
FLOOR
PLAN (-01)
A
7/27/2016 10:33:49 AM
DRAWN BY:
Autor
CHECKED BY:
Verificador
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
A-107
D9
D8
D7
D6
D5
DF
RESIDENCE.
REFER TO
A-150 DRAWINGS
FOR LAYOUT PLANS
DE
DD
D1
DC
DB
DA
DF
DE
D9
D8
DD
D7
C7
D6
D5
DC
C6
DB
C5
/2"
35
'
A1
-3
20
"
01
AH
29
'
-1
A2
33
'
-9
C4
19
'
1/2
"
61
'
-5
AF
"
11
-2
"
A5
47
'
A10
-8
-3
1/2
"
23
'
45' - 4"
A11
"
C3
CC
A12
A6
23
'
0"
D1
DA
35' - 5"
35' - 6"
A13
AD
35
'
16
'
-1
CE
CD
"
A14
-4
1/2
"
-4
35
'
B8
2'
LIFT
4"
OPEN TO BELOW
B7
A16
"
B6
A17
B5
A18
A8
-1
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
-0
B9
A15
A7
49
'
AC
1/2
"
'
22
A4
-9
AE
DE
30
'
2"
1/
A3
"
-0
1/2
"
AG
8'
'
-2
15
'
1/2
"
-0
B4
B3
1/2
"
B2
B1
A9
14
C2
1
26' - 1
34' - 8"
1
'-
1"
"
OPEN TO BELOW
AB
46' - 2"
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AA
"
57' - 7
C7
BH
33' - 6"
AH
CB
BH
AR
12' - 1
1' - 3"
OPEN TO BELOW
1/2"
BG
AQ
AG
33
'
33
'
-1
01
/2"
-1
0"
A1
10
'
A2
AP
DE
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AF
EMPLOYEE DINING
BHAR
Description
Date
BH
C1
AD
CE
AQ
BG
-1
No.
BF
HR DIRECTOR
OPEN TO LOBBY BELOW
CA
0"
19' - 8"
AN
AE
BE
LIFT
BD
ADAM
MENS LOCKERS & TOILETS
A3
AP
48
'
"
EMPLOYEE LOUNGE
A4
-8
AC
"
AL
CD
AN
A5
BE
33
'
A6
-4
AKAK
35
'
-4
"
OPEN TO LOBBY BELOW
AA
-2
"
LIFT
HR
TRAINING
LIFT
CC
C6
AL
AJ
C5
A8
15
'
BC
BD
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
"
16
'
C7
AM
AB
A7
WOMANS LOCKERS & TOILETS
EHS
CHUTE
A9
-2
HR
WORKAREA
LI
FT
74
'
-4
BF
LIFT
BB
"
AK
16' - 4"
AK
BC
CASINO ADMINISTRATION
34' - 8"
A10
AJ
46' - 2"
A11
A12
OPEN TO CASINO BELOW
A13
34' - 7
1
35' - 5"/2"
A14
C4
3"
'-
A15
A16
C7
BB
A17
3
BA
6'
9"
C3
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
CB
B9
B8
A-301
'
32
B7
B6
B5
B4
BA
A18
B1
Sim
-0
PROJECT:
"
C2
ST. REGIS
A-301
B3
'
25
B2
-4
"
C1
CA
Owner
26'
"
18' - 0
"
- 1 1/2
DRAWING:
FIRST
FLOOR
(MEZZ. 01)
A
7/27/2016 10:11:10 AM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
A-108
D9
D8
D7
D6
D5
DF
RESIDENCE.
REFER TO
A-150 DRAWINGS
FOR LAYOUT PLANS
DE
DD
D1
DC
DB
DA
DF
DE
D9
D8
DD
D7
C7
D6
C6
19
C5
"
-5
"
17
A5
A10
47
'
"
A12
A14
34
'
B8
A15
A7
-9
B5
A18
-4
B4
B3
20
'
"
-1
1/2
"
A9
C2
-1
'
8'
"
-8
EXTERNAL FUNCTION TERRACE
1"
-1
PANTRY
AV ROOM
MECHANICAL /
ELECTRICAL
ROOMS
"
FUNCTION
STORAGE
"
16' - 2
46' - 4
1/2"
ASTOR BALLROOM
BH
"
16' - 2
AH
"
0
14' - 1
"
16' - 2
AA
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
31
B2
B1
AR
FUNCTION
STAGING
34' - 7
1/2"
33
'
B6
A17
AB
-6
"
B7
"
49
'
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
-0
LIFT
A16
A8
AC
'
23
CC
0"
8"
B9
A13
1'
'-
A6
AD
"
16' - 2
34' - 5
1/2"
"
16' - 2
BG
AQ
AG
0"
BHAR
AP
10
'
-1
CB
BH
JOHN JACOB ASTOR

BOARD ROOM
A1
CD
C3
A11
AE
33
'
"
"
11
37
-8
6
'-
4'
2"
1/
AF
A4
'-
62
'
12
'-
C4
4'
11
"
4"
2"
1/
A3
8" '
1
-1
-9
0"
D1
DA
"
/2
'-
33
'
1'
CE
22
DB
A1
-9
A2
AG
DC
"
-1
AH
2"
1/
4'
34
'
'
-7
D5
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AF
PRE-FUNTION
BF
N
IO
CT
N
FU
BH
C1
0"
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
MEP/PLANT
AN
AE
A2
No.
Description
Date
AD
CE
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AQ
BG
G
RA
O
ST
CA
BE
LIFT
48
'
"
-4
AP
"
BF
L RB
T
A
M
U
E
-0
I
R
C
U
E
N
L
A D
P
R
T
O
M
T
O
A
E
75
'
BACK OF HOUSE SERVICE YARD

SERVICE ENTRY
I
R
C
U
E
N
L
A D
P
R
T
O
M
T
O
A
E
L B
T
A
M
U
R
E
I
R
C
U
E
N
L
A E
P
R
T
O
M
T
O
D
A
L B
T
A
M
U
R
E
I
R
C
U
E
N
L
A D
P
R
T
O
M
T
O
A
E
L B
T
A
M
U
R
E
A3
BD
ADAM
A4
AC
L B
T
A
M
U
R
E
I
R
C
U
E
N
L
A D
P
R
T
O
M
T
O
A
E
I
R
C
U
E
N
L
A D
P
R
T
O
M
T
O
A
E
AL
CD
L B
T
A
M
U
R
E
LOADING DOCK
AN
A5
A6
34
'
-8
-4
"
MEP
SERVICE
BD
BC
C7
AM
AB
RECEIVING AREA
AK
"
16
'
A7
A8
15
'
-6
-2
"
SECURITY / RISK
MANAGER
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AA
AJ
BOH/
SERVICE
CC
C6
AL
C5
"
EHS
CHUTE
20.0
0
BOH/
SERVICE
16' - 2"
A9
PURCHASING
& RECEIVING
BB
32' - 4"
AK
TRASH
BULK STORAGE
LI
FT
33
'
BE
'
38
BC
-0
"
RECYCLING
COMPACTOR
(OUTSIDE)
48' - 6"
A10
AJ
131' - 9
"
A11
A12
C4
32' - 4"
CAN WASH
A13
A14
A15
CASINO
OPEN TO BELOW
A16
38
BB
A17
7/16"
62' - 7
BA
2"
1/
C3
CB
B9
B8
A-301
'
-9
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
'
32
B7
B6
-0
"
PROJECT:
C2
B5
ST. REGIS
B4
BA
B3
"
61' - 8
A18
B1
9
'25
B2
"
18' - 0
A-301
Sim
C1
CA
Owner
"
17' - 0
2
"
1/2
1/2"
27' - 1
DRAWING:
SECOND
FLOOR
PLAN (02)
A
7/27/2016 10:12:03 AM
DRAWN BY:
Autor
CHECKED BY:
Verificador
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
A-109
D9
D8
D7
D6
D5
DF
DE
RESIDENCE.
REFER TO
A-150 DRAWINGS
FOR LAYOUT PLANS
DD
D1
DC
DB
DA
DF
DE
D9
D8
DD
D7
C7
D6
16
'
D5
-1
01
DC
/2"
33
'
C6
-0
C5
"
18
A1
30'
-3
"
7'
AH
1
'-
DB
"
"
-9
CE
D1
DA
A2
48
'
AG
A3
-5
"
23
'
-1
2"
1/
C4
CD
AF
10
0' -
23'
-3
31
1/2
"
/2"
A4
A5
33
'
-4
"
A10
A12
A6
AE
3' 4
A14
1/2
"
1' -
8"
12'
-
A15
B6
A17
B5
A18
"
1/2
B4
47' - 7"
AC
8'
B3
2"
1/
-1
B2
B1
A9
"
CC
B7
A8
46'
-7
A16
33' - 4"
3"
'-
B8
10' - 5"
A7
49
B9
A13
AD
2"
1/
C3
A11
C2
33' - 2"
FLAT ROOF AREA
30'
-0
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AB
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
1 /2"
-4
"
65' - 1
AH
'
10
AA
CB
OPEN TO BELOW
BH
AR
BG
AQ
"
15' - 10
4' - 10"
BF
9' - 9"
BHAR
AP
11' - 2"
2' - 0"
AG
AF
No.
Description
Date
C1
A1
33'
-1
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
MEP
0"
AN
AE
A2
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
AQ
BG
19' - 8"
CA
BE
LIFT
BD
ADAM
-4
10'
-1
"
A3
AP
BF
30' - 11 1/2"
0"
A4
AC
10
'
AL
-1
0"
48'
-1
0"
16 ' - 0 "
AN
A5
16 ' - 9 "
CD
MEP
SERVICE
AM
AB
BD
"
12' - 10
AKAK
A7
32'
-
AA
BC
"
C7
3"
C5
27' - 6"
BOH/
SERVICE
2 0
-3
C6
AL
CHUTE
8"
'
19
CC
AJ
16'
-
15' - 4"
BOH/
SERVICE
4"
0"
12"
.
49 ' - 2 "
4'
A8
-1
12
"
' - 3 1 /2
BE
A6
97
'
FLAT ROOF AREA
3' - 0"
3' - 0"
50
'
AD
CE
20
A9
'
-6
2"
1/
'
40
-0
"
BB
AK
AK
BC
23' - 8"
A10
AJ
FLAT ROOF AREA
A11
0' - 10"
15' - 6"
A13
0' - 8"
27' - 9"
A12
1'
A14
31' - 8"
A15
0' - 10"
A16
47' - 6"
C3
BB
A17
0' - 10"
'
43
BA
33' - 3"
-9
"
11
"
C4
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
CB
B9
B8
1/2"
B7
74' - 8
130' - 4
"
B6
21
B5
B4
BA
C2
ST. REGIS
"
61' - 8
B3
1
A-301
'-
PROJECT:
2"
1/
C1
A18
B1
B2
Sim
CA
A-301
Owner
DRAWING:
THIRD
FLOOR
PLAN (03)
A
7/26/2016 4:59:13 PM
DRAWN BY:
Autor
CHECKED BY:
Verificador
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
A-110
D9
D8
D7
D6
D5
DF
DE
DD
D1
RESIDENCE.
REFER TO
A-150 DRAWINGS
FOR LAYOUT PLANS
DC
DB
DA
DF
DE
D9
D8
DD
D7
C7
D6
D5
DC
C6
DB
10
'
-6
"
C5
A1
"
-6
15
'
/2"
81
-6
"
-0
"
C4
A4
15
'
'
14
7'
A3
D1
DA
"
AG
CE
-6
18
A2
0
'-
'
10
AH
"
1/2
'23
0"
AF
11
/2"
CD
A10
C3
'
49
7'
-
A5
-0
A11
1' 0"
2' 0"
15
'
-0
"
"
AE
B9
A13
A14
AD
B8
A15
B7
12'
-4
"
A7
2' 0"
0' 6"
B6
A17
"
-6
15
'
'
49
A16
-7
"
62'
B5
A18
A8
-4
1/2
"
B4
AC
B3
"
B2
B1
A9
-6
C2
1/2
"
FLAT ROOF AREA
28'
-6
10
'
CC
A12
A6
AB
CB
BH
AR
AA
"
1 /2"
BG
38'
0' - 10"
AG
47' - 9"
FLAT ROOF AREA

FOR MEP
EQUIPMENT
AF
15' - 4"
12"
.
0' - 8"
BF
C1
A1
BD
"
13' - 11
BF
12"
.
13' - 1"
FLAT ROOF AREA

FOR MEP
EQUIPMENT
A4
"
BE
1' - 2"
-2
AP
14' - 3"
16
'
6' - 7"
A3
"
Date
FLAT ROOF AREA
1' - 5"
ADAM
Description
CA
7' - 5"
-2
CE
AN
AE
A2
16
'
9' - 5"
AQ
BG
REFER TO
A-420
FOR HOTEL
ROOM
DISTRIBUTION
No.
16' - 6"
9' - 9"
BHAR
AP
1/2
29' - 0
AQ
10"
.
-4
AH
AC
AN
A5
"
"
MEP
SERVICE
49' - 2"
AM
AB
A6
A7
"
-2
LIFT
LIFT
AL
AJ
A8
"
16
'
-2
CC
CHUTE
A9
"
4'
-3
"
C7
3"
C6
C5
36' - 6"
16
'
AA
15 ' - 4 "
12"
.
1' - 0"
'
19
1 /2"
-2
BC
BD
AK
16
'
CD
10' - 9
-2
BE
1' - 6"
12"
.
16
'
15' - 4"
11' - 5"
AL
-2
6' - 11"
16
'
12"
.
21' - 8"
12"
.
/2"
2' - 1 1
LIFT
0'
0"
BB
16
'
AK
-2
BC
"
A10
AJ
FLAT ROOF AREA
A11
21
A12
16' - 2"
16' - 2"
A13
16' - 2"
A14
A15
16' - 2"
A16
16' - 2"
16' - 2"
BA
"
40' - 0
16' - 2"
C3
BB
A17
16' - 2"
'
43
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
1 /2"
PROJECT:
B7
B6
B5
B4
B1
C4
74' - 8
B8
A18
"
1"
CB
B9
BA
-9
1
'-
B3
"
16' - 2
0
14' - 1
"
"
16' - 2
B2
1'
2"
1/
C2
ST. REGIS
C1
"
16' - 2
"
16' - 2
CA
"
16' - 2
Owner
DRAWING:
FOURTH
FLOOR
PLAN (04)
A
7/26/2016 4:07:22 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
A-111
D9
D8
D7
D6
D5
DF
DE
78' - 6"
DD
D1
DC
DB
RESIDENCE ROOF
REFER TO
A -157
DA
DF
DE
D9
D8
63' - 9 7/16"
DD
D7
C7
D6
D5
DC
C6
DB
C5
A1
CE
D1
DA
AH
A2
AG
A3
C4
A4
CD
AF
A5
A10
C3
A11
61' - 4"
CC
A12
A6
AE
B9
A13
A14
B8
A15
A7
87
AD
10
"
B6
A17
63'
'-
B7
A16
B5
A18
A8
-4
1/2
"
B4
AC
B3
B2
B1
A9
C2
51' - 0"
FLAT ROOF AREA
AB
61' - 6"
CB
BH
AR
BH
AA
1/2
"
AH
'-4
BG
AQ
38
AG
FLAT ROOF AREA
FOR MEP
EQUIPMENT
19
'
-4
"
AF
72' - 0"
A1
BHAR
AP
15
'
BF
No.
BH
Description
Date
C1
-4
AD
CE
"
9' -
A2
FLAT ROOF AREA
AQ
BG
10
"
71' - 2 3/4"
AN
AE
BD
ADAM
A3
47
'
AP
-5
CA
BE
72' - 0"
BF
FLAT ROOF AREA

FOR MEP
EQUIPMENT
"
BOH / SERVICE YARD
38
A4
'-
AC
"
CD
84' - 5 1/4"
AN
A5
10
AL
BE
A6
36
'
-1
11
/2"
C7
AM
AB
BC
BD
AK
72' - 0"
A7
AA
AJ
C5
7"
1/2
"
C6
AL
'-
A8
-3
CC
26
15
'
A9
BB
15' - 2"
AK
BC
35' - 3
1/2"
A10
45' - 6"
A11
AJ
FLAT ROOF AREA
C4
A12
35' - 3
1/2"
A13
A14
BA
7'
CB
B9
B8
A-301
B7
2'
-5
2"
1/
PROJECT:
C2
-7
B6
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
1"
4'
"
58' - 8
'-
C3
2"
1/
BB
"
A17
39
57' - 0"
'-
A16
99
27' - 9
A15
2"
1/
2"
1/
B5
B4
BA
A18
B1
B3
24
B2
2
A-301
1
'-
ST. REGIS
1"
C1
Sim
CA
25' - 1
1/2"
Owner
DRAWING:
ROOF
PLAN
A
7/23/2016 2:31:46 PM
DRAWN BY:
Autor
CHECKED BY:
Verificador
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
A-112
No.
Description
Date
8'
11'
1 9'
POOL
19'
2 1'
D
Y RO A
R
R
A
B
2 2'6 "
2 2'6 "
POOL
11'
30
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
BRANDED
RESIDENCE 01
31
11'
15
33
60'
22
PROJECT:
60'
35
2 2'6 "
DINING TERRACE
BRANDED
RESIDENCE 02
35
15'
ST.REGIS
49'6'
Owner
60'
43'
43'
DRAWING:
RESIDENCES
(01 & 02).
SITE PLAN
HOTEL CASINO, RESTAURANT & FUNCTION AREA

7/25/2016 9:35:45 PM
DRAWN BY:
Author
CHECKED BY:
Checker
A1 SITE PLAN
PROJECT #:
15002
SCALE:
1/16" = 1'-0"
DRAWING #:
SCALE: 1/16" = 1'-0"
A-050
D
D5
D2
-1
18'
D1
D7
14' - 3"
D4
D3
D6
D8
14' - 3"
D9
17' - 6"
D10
14' - 3"
14' - 3"
22 00
'0
' 0 0"
22 00
C1
C1
A-352
A-251
D11
0"
16'
- 6"
- 6"
16'
0"
D12
18'
-1
A1
A-352
D13
0"
3' 10"
10"
'
3
D14
No.
Description
Date
C
DF
- 1"
14'
10
11
12
13
14
DE
15
0' -- 0"
15'
6"
16
-0
17'
A1
A-351
1/2"
CONSULTANTS:
1
DD
-8
17'
5
6
SCOOTER
PARKING
10
11
SCOOTER
PARKING
12
13
14
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
SCOOTER
TRASH RECYCLING
MEP
C1
A-252
18
OWNER STAGE
OWNER STAGE
17
"
5/16
A1
A-252
22
16
STORAGE
15
21
20
C1
8"
5' -
DC
19
A-351
PROJECT:
DB
- 8"
17'
ST.REGIS
Owner
DA
DRAWING:
TYPICAL
RESIDENCE.
(01)
BASEMENT
LEVEL
A1
A-251
7/25/2016 9:40:51 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A1 LEVEL BASEMENT/PARKING
SCALE: 1/8" = 1'-0"
A-151
D
D5
14' - 3"
D4
D7
D6
14' - 3"
D2
-1
18'
D1
0"
D10
D9
17' - 6"
14' - 3"
14' - 3"
22 00
'
' 00"
22 00
UP
D3
D8
C1
C1
A-352
A-251
D11
00"
UP
16'
-
- 6"
16'
6"
D12
18'
-1
A1
A-352
10"
3' -
D13
0"
D14
UP
UP
No.
3' 10"
Description
Date
R
E
B
M
U
N
L
D
O
A
T
C
P
I
DF
UNIT B
- 1"
14'
UNIT A
UNIT A
R
E
B
M
U
N
L
D
O
A
T
C
P
I
DE
W
D
A-351
"
1/2
D
W
R
E
B
M
U
N
L
D
O
A
T
C
P
I
B
N
C
U
D
O
P
L
I
R
E
T
A
M
CONSULTANTS:
B
N
C
U
D
O
P
L
I
R
E
T
A
M
R
E
B
M
U
N
L
D
O
A
T
C
P
I
-0
17'
A1
W
D
W
I
C
N
L
E
R M
U
E
L
T R
A
U
B
-8
17'
R
E
B
M
U
N
L
D
O
A
T
C
P
I
A1
A-252
C1
A-252
MEP
MEP
A
R
O
M
P
T
M
P
T
T
O
A
A D
R
O
E
L
R
U
E
U
T
I A
C
N
L
M
E
B
R
6"
5/1
O
A
R
D
P E
T
M
T
O
A
R
E
B
M
U
N
L
D
O
A
T
C
P
I
DD
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
W
D
B
E
R
T N
O
A
R M
U
E
L
T
A
U
E
D
I
C
L
P
T
M
O
A
R
E L
I U
C
N
L
M
D
T
O
A
R
U
E
T
A
R
B
E
C1
8"
5' -
DC
A-351
PROJECT:
DB
- 8"
17'
ST.REGIS
Owner
DA
DRAWING:
TYPICAL
RESIDENCE.
(01)
GROUND/POOL.
LEVEL 1
A1
A-251
7/26/2016 2:45:08 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A1 LEVEL 01
SCALE: 1/8" = 1'-0"
A-152
D
D5
D6
14' - 3"
D4
D2
-1
18'
D1
0"
14' - 3"
D8
D9
17' - 6"
14' - 3"
D10
14' - 3"
22 00
'0
' 0 0"
22 00
UP
A1
A-451
D3
D7
A1
A-452
C1
C1
A-352
A-251
UP
D11
0"
A1
A-453
16'
- 6"
- 6"
16'
D12
18'
-1
A1
A-352
D13
0"
D14
3' 10"
10"
3' -
No.
Description
Date
UP
UP
C
L
0' - 0"
C
DF
UNIT A
UNIT B
UNIT A
- 1"
14'
REFER TO DWG A-452

FOR UNIT LAYOUT
DE
-0
17'
A1
A-351
"
1/2
CONSULTANTS:
DD
-8
17'
A1
A-252
MEP
MEP
C1
A-252
6"
5/1
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
D
W
W
D
R
E
B
T L
O
A
E
D
I U
R
C
U
E
N
L
T
A
M
A
P
R
T
O
M
A
P
R
T
O
M
T L
O
A
E
D
I U
R
C
U
E
N
L
T
A
M
R
E
B
C1
8"
5' -
DC
A-351
PROJECT:
DB
- 8"
17'
ST.REGIS
Owner
DA
DRAWING:
TYPICAL
RESIDENCE
(01).
LEVEL 02
PLAN
A1
A-251
7/25/2016 9:43:43 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A1 LEVEL 02
SCALE: 1/8" = 1'-0"
A-153
D
D5
14' - 3"
D4
D3
D2
-1
18'
D1
0"
D7
D6
14' - 3"
D8
17' - 6"
D10
D9
14' - 3"
14' - 3"
22 00
'
' 00"
22 00
C1
C1
A-352
A-251
D11
00"
16'
-
- 6"
16'
6"
D12
18'
-1
A1
A-352
D13
0"
D14
10"
3' -
No.
3' 10"
Description
Date
C
DF
- 1"
14'
UNIT A
UNIT B
UNIT A
DE
W
D
A-351
"
1/2
-0
17'
A1
W
R
E
B
M
U
N
L
D
O
CONSULTANTS:
R
E
B
M
U
N
L
D
O
DD
-8
17'
A1
A-252
C1
A-252
MEP
MEP
6"
5/1
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
D
W
W
D
B
E
R
T N
O
A
R M
U
E
L
T
A
U
E
D
I
C
L
P
T
M
O
A
R
A
R
O
M
P
T
E L
I U
C
N
L
M
D
T
O
A
R
U
E
T
A
R
B
E
C1
8"
5' -
DC
A-351
PROJECT:
Lobby
DB
Storage
- 8"
17'
Mail Room
ST.REGIS
Owner
DA
DRAWING:
TYPICAL
RESIDENCE
(01).
LOBBY,
LEVEL 3
A1
A-251
7/26/2016 11:55:16 AM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A1 LEVEL 03 LOBBY
SCALE: 1/8" = 1'-0"
A-154
D
D5
14' - 3"
D4
D3
D2
-1
18'
D1
D6
D7
14' - 3"
D8
17' - 6"
D9
14' - 3"
D10
14' - 3"
22 00
'0
' 0 0"
22 00
C1
C1
A-352
A-251
D11
0"
16'
- 6"
- 6"
16'
D12
18'
-1
0"
A1
D13
0"
D14
A-352
No.
10"
3' -
Description
Date
3' 10"
C
DF
UNIT B
- 1"
14'
UNIT A
UNIT A
DE
W
D
A-351
"
1/2
-0
17'
A1
W
W
DD
-8
17'
A1
A-252
MEP
MEP
C1
A-252
6"
5/1
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
R
E
B
T L
O
A
E
D
I U
R
C
U
E
N
L
T
A
M
A
P
R
T
O
M
CONSULTANTS:
A
P
R
T
O
M
T L
O
A
E
D
I U
R
C
U
E
N
L
T
A
M
R
E
B
C1
8"
5' -
DC
UP
A-351
PROJECT:
DB
- 8"
17'
ST.REGIS
Owner
DA
DRAWING:
TYPICAL
RESIDENCE
(01).
LEVEL 04
PLAN
A1
A-251
7/25/2016 9:45:43 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A1 LEVEL 04
SCALE: 1/8" = 1'-0"
A-155
D
D5
D4
D3
D2
-1
18'
D1
0"
D6
14' - 3"
D7
14' - 3"
D8
17' - 6"
D9
14' - 3"
D10
14' - 3"
22 00
'0
' 0 0"
22 00
C1
C1
A-352
A-251
0"
D11
16'
- 6"
- 6"
16'
D12
18'
-1
A1
A-352
D13
0"
D14
No.
Description
Date
3' 10"
10"
'
3
C
DF
- 1"
14'
UNIT A
(PENTHOUSE)
UNIT A
(PENTHOUSE)
DE
-0
17'
A1
A-351
"
1/2
UP
DD
-8
17'
A1
A-252
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
C1
A-252
MEP
MEP
6"
5/1
CONSULTANTS:
C1
8"
5' -
DC
A-351
PROJECT:
DB
- 8"
17'
ST.REGIS
Owner
DA
DRAWING:
TYPICAL
RESIDENCE
(01).
PENTHOUSE/TOP
PLAN (L5)
A1
A-251
7/25/2016 9:47:18 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A1 LEVEL 05 PENTHOUSE
SCALE: 1/8" = 1'-0"
A-156
D
D5
D4
D3
D2
-1
18'
D1
0"
D6
14' - 3"
D7
14' - 3"
D8
17' - 6"
D9
14' - 3"
D10
14' - 3"
22 00
'0
' 0 0"
22 00
C1
C1
A-352
A-251
0"
D11
16'
- 6"
- 6"
16'
D12
18'
-1
A1
A-352
D13
0"
D14
10"
'
3
No.
3' 10"
Description
Date
C
FLAT ROOF
78' - 6"
DF
FLAT ROOF
78' - 6"
DE
A1
A-351
UP
DD
CONSULTANTS:
A1
A-252
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
C1
A-252
B
C1
DC
A-351
PROJECT:
DB
ST.REGIS
Owner
DA
DA
DRAWING:
TYPICAL
RESIDENCE
(01). ROOF
PLAN
A1
A-251
7/25/2016 9:48:03 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A1 LEVEL ROOF
SCALE: 1/8" = 1'-0"
A-157
FORT ALBERT. EXISTING

F
A-180
A-180
EXISTING
DITCH
EXISTING
DITCH
3. EXISTING SECTION THROUGH FORT ALBERT

SCALE: 1:250
1. EXISTING BASEMENT OF FORT
2. EXISTING ROOF LEVEL OF FORT
SCALE: 1:250
SCALE: 1:250
No.
Description
Date
C
EXISTING BASEMENT LEVEL
EXISTING GROUND LEVEL
EXISTING FIRST LEVEL
EXISTING ROOF LEVEL
EXISTING FLAT ROOF

CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
SURROUNDING PARAPET
DRAWING:
FORT
ALBERT
EXISTING
LAYOUTS
7/31/2016 11:57:51 AM
DRAWN BY:
4. EXISTING FORT ALBERT FLOOR PLANS

SCALE: 1:60
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-180
HOTEL ELEVATION STUDY SHEET

F
ROOF FINISHES:
WHITE PAINTED SKB ROOFING SYSTEM

BERMUDA PROFILE
ROOF FINISHES
OTHER MATERAL/FINISHES:
TIMBER SPANISH CEDAR OR

SIMILAR
E
OTHER MATERIALS & FINISHES
WALL FINISHES:
RENDER/PLASTERED,PAINTED WALLS.
STONE CLADDING & FACING TO FEATURE
AREAS, & LOWER PLINTH AREAS.
WALL FINISHES
FEATURES & DETAILS:
BERMUDA SHUTTERS
TOP HUNG SHUTTERS
EAST / SEAFACING ELEVATION

SCALE: 1/8" = 1' - 0"
BERMUDA SHUTTERS
No.
Description
Date
TIMBER BALUSTRADING
SIMPLE VERTICAL TIMBER
BALUSTRADING
TIMBER BALUSTRADING
CHIMNEY & FIREPLACES
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
BERMUDA BUTTERY
PROJECT:
ST. REGIS
BERMUDA BUTTERY
Owner
DRAWING:
HOTEL/RESORT
CONCEPT
ELEVATIONS
STONE DETAILING
DRY STONE WALLING
A
7/18/2016 10:53:15 PM
STONE DETAILING
DRAWN BY:
Author
WEST / HOTEL MAIN ENTRANCE ELEVATION

SCALE: 1/8" = 1' - 0"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-200
ROOF PLAN (04)

72 - 0
LEVEL THREE (03)
61 - 6
LEVEL TWO (02)
51 - 0
LEVEL ONE (01)
40 - 6
ENTRY LEVEL (00)
30 - 0
LOWER LEVEL (-01)
19 - 6
RESIDENCE 02
RESIDENCE 01
FUNCTION AREA
MAIN BUILDING
HOTEL ROOMS
NORTH ELEVATION
SCALE: 1:200
RESIDENCE 01
EAST ELEVATION
SCALE: 1:200
FUNCTION AREA
MAIN BUILDING
HOTEL ROOMS
LEVEL FOUR (05)

68 - 0
LEVEL THREE (04)
57 - 6
LEVEL TWO (03)
47 - 0
LEVEL ONE (02)
36 - 6
GROUND / POOL EEVEL (01)
26 - 0
BASEMENT / PARKING (00)
15 - 6
HOTEL
CASINO
BACK OF HOUSE
FUNCTION AREA
RESIDENCE 01
SOUTH ELEVATION
SCALE: 1:200
72 - 0
61 - 6
51 - 0
40 - 6
30 - 0
19 - 6
HOTEL BEDROOM WING
WEST ELEVATION
SCALE: 1:200
MAIN HOTEL ENTRY
CASINO
RESIDENCE ELEVATION STUDY SHEET

F
ROOF FINISHES:
WHITE PAINTED BERMUDA SKB
ROOF FINISHES
OTHER MATERAL/FINISHES:
TIMBER SPANISH CEDAR OR

SIMILAR
OTHER MATERIALS & FINISHES
WALL FINISHES:
RENDER/PLASTERED,PAINTED WALLS.
STONE CLADDING & FACING TO FEATURE
AREAS, & LOWER PLINTH AREAS.
WALL FINISHES
FEATURES & DETAILS:
EAST / SEA FACING ELEVATION

SCALE: 1/8" = 1' - 0"
BERMUDA SHUTTERS
TOP HUNG SHUTTERS
BERMUDA SHUTTERS
No.
Description
Date
TIMBER BALUSTRADING
SIMPLE VERTICAL TIMBER
BALUSTRADING
TIMBER BALUSTRADING
LEVEL FIVE (05)

LEVEL FOUR (04)
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
LEVEL THREE (03) / LOBBY
BERMUDA BUTTERY
PROJECT:
LEVEL TWO (02)
ST. REGIS
GROUND LEVEL (01) / POOL
BERMUDA BUTTERY
Owner
DRAWING:
RESIDENCE
01
ELEVATIONS
BASEMENT LEVEL (00) / PARKING
STONE DETAILING
DRY STONE WALLING
TYPICAL RESIDENCE SECTION

SCALE: 1/8" = 1' - 0"
7/18/2016 10:56:10 PM
DRAWN BY:
Author
STONE DETAILING
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-250
2
D14D13
D12
18' - 10"
D10
D11
D9
14' - 3"
16' - 6"
4
D8
14' - 3"
D7
17' - 6"
D6
14' - 3"
D4
D5
D3
16' - 6"
14' - 3"
6
D2 D1
18' - 10"
3' - 10"
3' - 10"
BERMUDA STYLE
RENDERED / PLASTERED, PAINTED WALLS.
10' - 6"
ROOF
74' - 6"
10' - 6"
LEVEL 05
PENTHOUSE
64' - 0"
TOP HUNG, BERMUDA SHUTTERS
10' - 6"
No.
Description
Date
10' - 6"
LEVEL 03 LOBBY
43' - 0"
63' - 0"
LEVEL 04
53' - 6"
10' - 6"
LEVEL 02
32' - 6"
10' - 6"
LEVEL 01
22' - 0"
LEVEL PARKING
11' - 6"
C1 NORTH ELEVATION
SCALE: 1" = 10'-0"
D1 D2
D3
D5
D6
D7
D8
D9
D10
D12
D13 D14
CONSULTANTS:
18' - 10"
3' - 10"
14' - 3"
14' - 3"
17' - 6"
14' - 3"
14' - 3"
18' - 10"
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
3' - 10"

BERMUDA STYLE
10' - 6"
ROOF
74' - 6"
PROJECT:
10' - 6"
LEVEL 05
PENTHOUSE
64' - 0"
ST.REGIS
10' - 6"
Owner
DRAWING:
10' - 6"
LEVEL 03 LOBBY
43' - 0"
63' - 0"
LEVEL 04
53' - 6"
EXTERIOR
ELEVATIONS
10' - 6"
LEVEL 02
32' - 6"
A
LEVEL 01
22' - 0"
10' - 6"
7/19/2016 3:09:46 PM
DRAWN BY:
Author
LEVEL PARKING
11' - 6"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1" = 10'-0"
DRAWING #:
A1 SOUTH ELEVATION
SCALE: 1" = 10'-0"
A-251
2
DA
3
DB DC
17' - 8"
5' - 8"
DD
17' - 8 5/16"
DE
17' - 0 1/2"
DF
14' - 1"

BERMUDA STYLE
10' - 6"
ROOF
78' - 6"
10' - 6"
LEVEL 05
PENTHOUSE
68' - 0"
10' - 6"
No.
Description
Date
10' - 6"
LEVEL 03 LOBBY
47' - 0"
63' - 0"
LEVEL 04
57' - 6"
10' - 6"
LEVEL 02
36' - 6"
10' - 6"
LEVEL 01
26' - 0"
LEVEL PARKING
15' - 6"
C1 EAST ELEVATION
SCALE: 1" = 10'-0"
DF
DE
DD
DC DB
DA
CONSULTANTS:
14' - 1"
17' - 0 1/2"
17' - 8 5/16"
5' - 8"
17' - 8"
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
B
10' - 6"
ROOF
78' - 6"
PROJECT:
10' - 6"
LEVEL 05
PENTHOUSE
68' - 0"
ST.REGIS
10' - 6"
Owner
DRAWING:
10' - 6"
LEVEL 03 LOBBY
47' - 0"
63' - 0"
LEVEL 04
57' - 6"
SIDE
ELEVATIONS
10' - 6"
LEVEL 02
36' - 6"
A
LEVEL 01
26' - 0"
10' - 6"
7/27/2016 10:17:29 AM
DRAWN BY:
Author
LEVEL PARKING
15' - 6"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1" = 10'-0"
DRAWING #:
A1 WEST ELEVATION
SCALE: 1" = 10'-0"
A-252
PAINTED, PLASTERED /
RENDERED WALLS
WHITE PAINTED
SKB ROOFING SYSTEM
CONCRETE BLOCKWORK WALLS &

REINFORCED WHERE NECESSARY.
BERMUDA PROFILE
MEP EQUIPMENT
SPANISH / CEDAR PERGULA
EXTERIOR INSULATION & FINISHING

SYSTEM (EIFS)
ROOF PLAN (04)

72 - 0
HOTEL BEDROOM
HOTEL BEDROOM
LEVEL THREE (03)

61 - 6
HOTEL BEDROOM
HOTEL BEDROOM
LEVEL TWO (02)

51 - 0
HOTEL BEDROOM
HOTEL BEDROOM
LEVEL ONE (01)

40 - 6
HOTEL BEDROOM
HOTEL BEDROOM
ENTRY LEVEL (00)

30 - 0
ADMINISTRATION
EXISTING SITE SLOPE
GYM
LOWER LEVEL (-01)

19 - 6
SECTION AA
SCALE: 1:200
PAINTED, PLASTERED /
RENDERED WALLS
CONCRETE BLOCKWORK WALLS &
REINFORCED WHERE NECESSARY.
WHITE PAINTED
SKB ROOFING SYSTEM
BERMUDA PROFILE
EXTERIOR INSULATION & FINISHING

SYSTEM (EIFS).
PRESIDENTIAL SUITE
DELUXE SUITE
EXISTING
SITE SLO
PE
ARRIVAL LOBBY
GREAT HALL
SERVICE
CORRIDOR
SECTION BB
SCALE: 1:200
CHANGING ROOMS
&
POOL RESTROOMS
2
D1 D2
D3
D5
D6
14' - 3"
18' - 10"
D7
14' - 3"
4
D8
17' - 6"
D9
14' - 3"
D10
D12
D13D14
18' - 10"
14' - 3"
3' - 10"
3' - 10"
D
10' - 6"
LEVEL 05
PENTHOUSE
64' - 0"
PENTHOUSE
10' - 6"
ROOF
74' - 6"
UNIT A
UNIT A
UNIT A
UNIT A
PENTHOUSE
10' - 6"
No.
10' - 6"
LEVEL 03 LOBBY
43' - 0"
63' - 0"
LEVEL 04
53' - 6"
UNIT A
UNIT A
UNIT A
UNIT A
Description
Date
10' - 6"
LEVEL 02
32' - 6"
10' - 6"
LEVEL 01
22' - 0"
STORAGE
MEP
PARKING
PARKING
PARKING
PARKING
TRASH/
RECYCLING
PARKING
LEVEL PARKING
11' - 6"
C1 LONGITUDINAL SECTION 2
SCALE: 1" = 10'-0"
D14D13
D12
18' - 10"
D11 D10
16' - 6"
D9
14' - 3"
D8
14' - 3"
D7
17' - 6"
D6
14' - 3"
D5 D4
14' - 3"
D3
16' - 6"
3' - 10"
D2 D1
CONSULTANTS:
18' - 10"
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
3' - 10"
10' - 6"
LEVEL 05
PENTHOUSE
64' - 0"
10' - 6"
ROOF
74' - 6"
UNIT A
(PENTHOUSE)
PROJECT:
UNIT A
UNIT B
UNIT A
UNIT B
UNIT A
ST.REGIS
UNIT A
Owner
DRAWING:
10' - 6"
LEVEL 03 LOBBY
43' - 0"
63' - 0"
10' - 6"
LEVEL 04
53' - 6"
UNIT A
UNIT B
UNIT A
UNIT B
UNIT A
BUILDING
SECTIONS
10' - 6"
LEVEL 02
32' - 6"
UNIT A
LEVEL 01
22' - 0"
10' - 6"
7/20/2016 9:36:27 AM
PARKING
DRAWN BY:
Author
LEVEL PARKING
11' - 6"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1" = 10'-0"
DRAWING #:
A1 LONGITUDINAL SECTION
SCALE: 1" = 10'-0"
A-351
DA
DB DC
17' - 8"
5' - 8"
DD
17' - 8 5/16"
4
DE
17' - 0 1/2"
DF
14' - 1"
D
10' - 6"
ROOF
74' - 6"
10' - 6"
LEVEL 05
PENTHOUSE
64' - 0"
UNIT B
10' - 6"
LIFT
SHAFT
LOBBY
UNIT B
10' - 6"
No.
UNIT B
10' - 6"
LEVEL 03 LOBBY
43' - 0"
63' - 0"
LEVEL 04
53' - 6"
UNIT B
Description
Date
LEVEL 02
32' - 6"
10' - 6"
LEVEL 01
22' - 0"
POOL
BASEMENT PARKING
LEVEL PARKING
11' - 6"
C1 TRANSVERSE SECTION
SCALE: 1" = 10'-0"
DF
DE
14' - 1"
DD
17' - 0 1/2"
DC DB
17' - 8 5/16"
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
5' - 8"
B
10' - 6"
LEVEL 05
PENTHOUSE
64' - 0"
UNIT A
(PENTHOUSE)
10' - 6"
ROOF
74' - 6"
UNIT A
PROJECT:
ST.REGIS
10' - 6"
63' - 0"
LEVEL 04
53' - 6"
UNIT A
Owner
LEVEL 03 LOBBY
43' - 0"
10' - 6"
UNIT A
10' - 6"
DRAWING:
UNIT A
BUILDING
SECTIONS
LEVEL 02
32' - 6"
A
LEVEL 01
22' - 0"
10' - 6"
7/19/2016 3:12:28 PM
BASEMENT PARKING
DRAWN BY:
Author
LEVEL PARKING
11' - 6"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1" = 10'-0"
DRAWING #:
A1 TRANSVERSE SECTION
SCALE: 1" = 10'-0"
A-352
HOTEL ROOM DISTRIBUTION

F
HOTEL ROOM TYPE LEGEND

CONNECTING ROOMS
QUEEN SUITE
(1 BAY. 2 x QUEEN BEDS)
KING SUITE
(1 BAY. KING BED)
JUNIOR SUITE
(2 BAY)
DELUX SUITE
(3 BAY)
SUPERIOR SUITE
PRESIDENTIAL SUITE
No.
Description
Date
1. LOWER LEVEL (-01)
2. GROUND / ENTRY LEVEL (00)
3. LEVEL 1 (00)
MEZZANINE
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
HOTEL
ROOM
DISTRIBUTION
LAYOUTS
7/27/2016 10:25:37 AM
DRAWN BY:
Author
CHECKED BY:
4. LEVEL 2 (01)
5. LEVEL 3 (02)
6. LEVEL 4 (03)
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-420
35'-2"
35'-2"
15'-4"
19'-2"
15'-4"
10'-0"
19'-2"
10'-0"
4'-3"
4'-3"
5'-5"
4'-5"
MINI-BAR
15'-6"
5'-8"
SCALE: 1/4" = 1' - 0"
16'-2"
QUEEN SUITE
/ 4"
13
3' -
16' - 2"
5'-8"
15'-6"
16'-2"
3'-5
7/8"
3' -0
LIVING
1 /8
5'-5"
"
WARDROBE
JUNIOR SUITE
(2 BAY)
5'-5"
STUDY DESK
SCALE: 1/4" = 1' - 0"
15'-6"
16'-2"
KING SUITE
7/ 8"
3'-5
16' - 2"
5'-8"
3/ 4
"
BATH
4'-5"
15'-6"
16'-2"
3' 1
BEDROOM
20'-7"
3' -0
1 /8
"
SCALE: 1/4" = 1' - 0"
4'-3"
10'-1"
5"
7'-0"
15'-4"
15'-2"
10'-0"
31'-2"
KING_DOUBLE QUEEN
CONNECTOR
45'-2"
10'-0"
5'-8"
5'-5"
35'-2"
PANTRY
No.
Description
Date
LIVING
28'-8"
48'-8"
STUDY
DESK
POWDER
ROOM
HIS
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
BATH
PROJECT:
20'-0"
BEDROOM
ST. REGIS
Owner
HERS
31'-2"
10'-0"
41'-2"
DRAWING:
DELUXE SUITE
(3 BAY)
SCALE: 1/4" = 1' - 0"
PRESIDENTIAL SUITE CONCEPT SKETCH

(5 to 6 BAY)
HOTEL
ROOM
LAYOUTS
7/18/2016 11:13:56 PM
FINAL DETAILS STILL TO BE CONFIRMED

SCALE: 1" = 10' - 0"
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
As indicated
DRAWING #:
A-421
GREAT HALL
STORAGE
PANTRY
LIFT
D
ENTRA NCE
ENG DIR
UNIFORMS
DIRECTOR
MALE
RESTROOMS
FEMALE
RESTROOMS
ADA
WC
MEP
ADA
WC
WC
FRONT
OFFICE
VAU LT
OFFICE
CA SIN O
BO H
SO F T C
OU NT
RECEPTION
ESCAPE
STAIRWELL
No.
Description
Date
CONCIERGE
STORE
BUTLER
Redem
E
S
H
ption
-1
CAGE E
NT
ATM
Redem
CA SIN O
SU PPO
R
MAN AG T
ER
ption
STORE
Cash
Advanc
e
CA SHIE
R
CAGE
1
CA SHIE
R
2
CONSULTANTS:
-
FEMAL
E R EST
ROOMS
111 Sl ots
M AL E R
ESTRO
PROJECT:
O MS
ST. REGIS
WATER FEATURE
Owner
DRAWING:
CASINO
LAYOUT
MAR KE
TIN G
MAN AG
ER
A
7/25/2016 9:02:06 PM
DRAWN BY:
Author
CHECKED BY:
A-430
CASINO
SCALE:
1/8" =
1'-0"
Checker
PROJECT #:
15002
SCALE:
1/8" = 1'-0"
DRAWING #:
A-430
5
D5
D6
14' - 3"
' 00"
22 00
D4
DF
- 6"
16'
D3
16'
1
5' -
/2 "
01
/2 "
81
2' - 4"
/2"
71
D1
/2 "
01
6' - 4"
1
5' -
1' - 6"
1' - 0"
12'
D2
10"
'
18
11' - 11"
14' - 1"
4' - 2 1/2"
9' - 2"
10"
3' -
DE
No.
Description
Date
13'
17' - 0 1/2"
/2"
71
BEDROOM 2
6
9' -
LIVING
"
1/ 2
DD
MASTER BEDROOM 01
17'
/2 "
41
BATH 2
17' - 8 5/16"
O.C.
CORRIDOR
KITCHEN
UNIT A
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
"
1/ 2
ENSUITE BATHROOM
CORRIDOR
R
E
B
T L
O
A
E
D
I U
R
C
U
E
N
L
T
A
M
DC
WASH ROOM
12'
A
P
R
T
O
M
3"
DRESSING ROOM
6
4' -
"
1/ 2
PROJECT:
5' - 8"
6
4' -
CONSULTANTS:
CORRIDOR
DB
ST.REGIS
O.C.
POWDEROOM
01
MEP
Owner
1
8' -
BATH 2
/2"
11
3B
BEDROOM 3
A
P
R
T
O
M
T L
O
A
E
D
I U
R
C
U
E
N
L
T
A
M
R
E
B
1
1' 6
4' -
0
6' -
17' - 8"
DRAWING:
"
1/ 2
"
2' - 9"
4
2390 SF - 222 SM
500 SF - 46.40 SM
2890 SF - 268.40 SM
LOCK-OUT UNIT
A/C AREA
TERRACE AREA
TOTAL
482 SF - 45 SM
90 SF - 8.40 SM
572 SF - 53.40 SM
"
UNIT A
TOTAL UNITS
A/C AREA
TERRACE AREA
TOTAL
ENLARGED
UNIT "A"
FLOOR
PLAN
16'
4
3' "
A1 ENLARGED PLAN UNIT "A"
/2 "
91
DA
2 BEDROOM UNIT
A/C AREA
TERRACE AREA
TOTAL
7/25/2016 10:16:56 AM
DRAWN BY:
Author
1908 SF - 177SM
410 SF - 38 SM
2320 SF - 215 SM
SCALE: 1/4" = 1'-0"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/4" = 1'-0"
DRAWING #:
A-451
D
D6
D7
14' - 3"
D9
17' - 6"
4' - 8"
14' - 3"
16' - 0"
4' - 8"
10' - 0 1/2"
No.
Description
Date
1' - 0"
14' - 1"
5' - 3 1/2"
1' - 9 1/2"
DF
D8
EXTERNAL TERRACE
17' - 0 1/2"
DE
LIVING
MASTER BEDROOM
41' - 0 1/2"
BEDROOM 2
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
UNIT B
DD
DRESSING
DRESSING
DINING AREA
17' - 8 5/16"
BATH 2
MASTER ENSUITE
BATHROOM
PROJECT:
W
D
BATH 3
KITCHEN
ST.REGIS
W
C
P
I
T
A
R
B
U
N
L
E
D
O
M
B
N
C
U
D
O
P
L
I
R
E
T
A
M
C
P
I
T
A
R
B
U
N
L
E
D
O
M
DC
5' - 0"
Owner
DRAWING:
PUBLIC CORRIDOR/PASSAGE
DB
UNIT B
TOTAL UNITS
A/C AREA
TERRACE AREA
TOTAL
4
1489 SF - 138.3 SM
392 SF - 36.40 SM
1881 SF - 174.40 SM
LOCK-OUT UNIT
A/C AREA
TERRACE AREA
TOTAL
467 SF - 43.4 SM
95 SF - 8.80 SM
562 SF - 52.2 SM
2 BEDROOM UNIT
A/C AREA
TERRACE AREA
TOTAL
A1 ENLARGED PLAN UNIT "B"
ENLARGED
UNIT "B"
FLOOR
PLAN
7/25/2016 10:42:05 AM
DRAWN BY:
Author
1022 SF - 95 SM
297 SF - 27.6 SM
1319 SF - 122.6 SM
SCALE: 1/4" = 1'-0"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/4" = 1'-0"
DRAWING #:
A-452
D10
D9
14' - 3"
22 00
'
00"
D11
1/ 2
"
DF
01
16'
- 6"
/2"
D12
1' 7
"
1' 6
5' 1
2' - 4"
11' - 11"
2' - 4"
81
/2"
1' - 0"
14' - 1"
16'
-
9' 6
"
18'
- 10
"
6' - 4"
5' 1
01
D13
/2"
D14
4' - 2"
1' - 5"
4' - 2 1/2"
2' 1
1/ 2
"
3' 10"
1/2
"
3' - 7"
1' 7
"
1' 6
DE
Description
Date
17' - 0 1/2"
9' 6
"
No.
1"
LIVING
BEDROOM 2
4' 2
"
1' 0
"
1' 1
DINING
3' 5
1/ 2
"
1/2
"
UNIT A
4' 9
DD
MASTER BEDROOM 1
8' 2
"
BATH 2
17' - 8 5/16"
CORRIDOR
O.C
KITCHEN
CONSULTANTS:
4' 5
1/2
"
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
4' 6
MASTER ENSUITE
BATHROOM 1
CORRIDOR
5' 2
PROJECT:
2' 2
"
5' - 8"
PUBLIC CORRIDOR / PASSAGE
WASH ROOM
"
DC
1/ 2
"
4' 1
1"
DRESSING
ST.REGIS
2' 2
1/2
"
O.C
POWDEROOM
01
1/ 2
"
2' 2
"
BATH 2
4' 6
Owner
MEP
1' 1
1/ 2
"
"
6' 0
"
4' 6
10' - 0"
ESCAPE STAIR
91
/2"
3' 4
"
16'
-
21' - 8"
A1 ENLARGED PLAN UNIT "A" REVERSE
DRAWING:
4' 7
17' - 8"
2' - 9"
1/2
"
BEDROOM 3
3B
UNIT A
TOTAL UNITS
A/C AREA
TERRACE AREA
TOTAL
4
2390 SF - 222 SM
500 SF - 46.40 SM
2890 SF - 268.40 SM
LOCK-OUT UNIT
A/C AREA
TERRACE AREA
TOTAL
482 SF - 45 SM
90 SF - 8.40 SM
572 SF - 53.40 SM
2 BEDROOM UNIT
A/C AREA
TERRACE AREA
TOTAL
ENLARGED
UNIT "A"
REVERSE
7/25/2016 10:58:49 AM
DRAWN BY:
Author
1908 SF - 177SM
410 SF - 38 SM
2320 SF - 215 SM
SCALE: 1/4" = 1'-0"
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1/4" = 1'-0"
DRAWING #:
A-453
MASSING STUDY 2
MASSING STUDY 1
No.
Description
Date
MASSING STUDY 3
MASSING STUDY 4
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
MASSING STUDY 5
ST. REGIS
Owner
DRAWING:
3D
MASSING
AND
STUDY
7/18/2016 11:15:19 PM
DRAWN BY:
Author
CHECKED BY:
MASSING STUDY 6
EAST ELEVATION - BEACH/FRONT VIEW
WEST ELEVATION - HOTEL ENTRANCE FROM COOT POND ROAD
Checker
PROJECT #:
15002
SCALE:
3" = 1'-0"
DRAWING #:
A-901
ST. REGIS BERMUDA HOTEL CONCEPTUAL RENDERING PIER VIEW TO FORT ST. CATHERINE
ST. REGIS BERMUDA HOTEL CONCEPTUAL RENDERING NORTH VIEW OF FORT ST. CATHERINE
No.
Description
Date
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS
Owner
DRAWING:
3D
RENDERINGS
(1 & 2)
A
7/18/2016 11:16:02 PM
DRAWN BY:
Author
CHECKED BY:
Checker
PROJECT #:
15002
SCALE:
1:9
DRAWING #:
A-902
NOTE:
1. CONTOURS SHOWN IN 1'-0" INTERVALS
2
C-101
PROPOSED ELEVATION
EXISTING ELEVATION
MERGE WITH EXISTING ROAD TO
FT. ST. CATHERINES
58'
13.
32
14+
13
MERGE WITH EXISTING ROAD

TO FORT ST CATHERINS
.0
14
C-103
L =35.9
R=65.0
0
13.0
0
12.0
0
11.0
14+00
0
10.0
14.90'
H-H
13+
L=
R= 65
65 .3
.0
10'-0"
9'-11"
10
.00
00
12
16.
C-103
.1
55
1:
GG
L=
R= 140
13 .5
5.
0
D1 4
L1
11.00
15'-6"
19'-2"
56'
0
12.0
12
+0
0
TO FUTURE PHASE RESIDENCES
19'-0"
4'-5"
EXISTING HILL TO BE EXCAVATED TO 25'-0"
13'-0"
12'-2"
13
.0
0
16'-0"
21'-4"
87.31'
.00
16
17
7'-0"
8'-0"
0
8.0
1:18.4
D1 4
L1
C-103
15
0
7.0
11+00
0
6.0
C-103
5.00
12
3.00
C-103
.00
4.00
14
2.00
25'-0"
37'-8"
.00
15'-0"
8'-9"
.00
25
24
0
.0
.0
0
23
0
.0
0
.0
0
22
.0
0
21
.0
19
L =49.9
R=135.0
20
0
.0
0
18
.0
17
0
.0
18'-0"
26'-4"
0
.0
18
16
0
.0
18
C-103
15
.0
0
0
10+0
19'-0"
17'-6"
0
12.0
13.0
0
.0
14
.6
1:35
19
.0
0
4
L1
F-F
:
ea
r
.
95
52
42
00
11.
20.0
15'-0"
18'-2"
1
C-103
20'-0"
19'-5"
97
1'
171.5
C-101
97
10.0
22'-0"
20'-0"
7'-0"
8'-0"
.ft
sq
TO FUTURE PHASE GOLF CART PATH

0
.0
20
17
C-103
9+00
21'-0"
21'-2"
21.00
plan
1:8.1
ment
at
r tre
wate
25.00
0
90'-
.8
55
L = 35.0
1
R=
00
8+
:1
ea
r
6'
-0
7
43
0
.7
:
ea
r
.ft
sq
9
.1
89
31
.ft
sq
No.
"
29'-0"
29'-6"
Date
12
19'-0"
10'-4"
30'-0"
30-8"
Description
C-103
97
6' - 0"
.00
13
C-103
NE
TLI
28.00
.00
12
8.00
0
0
0
0
13
0
0
0
0
.00
28
.00
29
.00
30
0
31.0
0
.0
32
NEW TWO-WAY STOP INTERSECTION

THROUGHROAD VIA BARRY ROAD
0
.0
34
0
32.0
0
33.0
0
34.0
0
35.0
0
36.0
0
37.0
0
38.0
0
39.0
0
40.0
0
41.0
0
.0
35
13
D
D- C-103
0
.0
36
0
.0
37
0
.0
38
0
.0
39
45
.0
0
=
R= 21.9
18.
0
C-103
C-103
7.27'
L =65.9
R=192.0
L
R= =3
3
.0
0
0
52.0
4
4
49'-0"
46'-7"
44
51.00
C-103
43'-0"
41'-2"
00
3.
.0
0
0
50.0
L=
R= 23
43 9.0
0.
0
0
49.0
0
.0
42
46
0
53.0
HTLINE
90'-0" SIG
6' 0
0
33
.0
0
34
.0
35
.00
36.0
0
37.0
0
0
38.0
0
39.0
41.00
40.00
"
0.71'
2+00
42.00
43.00
0
44.0
0
45.0
0
46.0
0
48.0
26
17 .7 1.60'
.0
L=
1
R= 70.4
165
.0
90
'-0
"
L =50
.
R=70 5
.0
"
'-0
90
12
C-103
8
0.5
16
T)
'
00
1+
L=
8
R= 9.8
75
.7
ST. REGIS
AD
RO
0'
0.0
LI
HT
SIG
NE
45
46 .00
47 .00
.
0
48
0
49 .00
50 .00
51 .00
52 .00
53 .00
54 .00
.
55 00
56 .00
57 .00
.
0
58
0
59 .00
60 .00
61 .00
62 .00
63 .00
64 .00
65 .00
66 .00
67 .00
.
68 00
69 .00
70 .00
.
0
71
0
72 .00
73 .00
74 .00
75 .00
76 .00
77 .00
78 .00
79 .00
80 .00
.
81 0 0
.
82 00
83 .00
84 .00
85 .00
86 .00
87 .00
.
88 00
.00
89.0
0
1
C-103
65'-0"
75'-0"
0
2 +0
1
36.
L =1 6.1
6
3
R=
A
13
C-103
90
.00
91.0
0
92.0
0
93.0
0
EXISTING ROAD TO BE
REPAIRED & RE-USED
94.00
G)
IN
ST
XI
(E
AD
RO
60'-0"
67'-5"
C-103
C-101
PROJECT:
Y
RR
BA
54'-6"
45'-0"
0"
90'-
RIA
TO
VIC
0"
13
C-101
NEW BARRY ROAD REALIGNMENT TO MERGE INTO

EXISTING BARRY ROAD
00
0+
6'
LI
NE
8'
7.0
C-C
E
IN
TL
GH
SI
C-103
IS
(EX
.5
1:5
16
NEW INTERSECTION TO BE
CREATED BETWEEN NEW BARRY
ROAD & EXISTING VICTORIA ROAD
15.91'
SI
GH
T
26.0
0
C-103
90'-0" SIGHTLINE
E
IGHTLIN
90'-0" S
1:11.
TLINE
27
5+0
0
14
0
69.0
.00
70
0
71.0
.00
72
.00
73
.00
74
.00
75
.00
76
.00
77
.00
78
.00
79
.00
80
.00
81
.00
82
.00
83
.00
84
.00
85
.00
86
.00
87
.00
88
.00
89
.00
90
0
91.0
.00
92
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
.00
68.00
L =138.4
R=208.2
1:20.8
1:8.6
1+0
0
67.00
BARRY
ROAD
IGH
90'-0" S
L= =
R
66.00
6' - 0"
1:58
.9
65.00
154.09'
6' - 0"
C-103
64.00
.9
L =36
0.5
7
1
=
R
49.00
15
63.00
90'-0" SIGHTLINE
B-B
62.00
1:7.0
00
0+
E
90'-0" SIGHTLIN
51.00
.00
51
61.00
52.00
60.00
90'-0" SIGHTLINE
3+00
59.00
LINE
SIGHT
90'-0"
90'-0"
SIGH
TLINE
50
.0
0
58.00
49
.0
0
57.00
0
47.0
48
.0
0
6+
00
56.00
1.1 0
0.
0
55.0
6' - 0"
51
.5
2'
47
.0
0
0
54.0
26
.0
0
0
48.0
9.
5
12
0
.0
28
.00
1:
0
47.0
41
29
.0
0
0
45.0
0
46.0
0
.0
30
.0
0
40
53.00
44.0
31.00 4'
18.6
32.00
43.0
0
+0
54.00
42.0
0
.0
33
54.00
27.0
4+00
26.0
19'-0"
11'-8"
.00
31
NE
LI
25.0
C-103
.00
24.0
30
HT
G
SI
0
23.0
"
'-0
90
22.0
53.0
21.0
E
IN
TL
GH
SI
20.0
21'-0"
11'-0"
"
'-0
19.0
90
0'
.4
35
29.00
52
.0
0
17.0
6' - 0"
16.0
IGH
"S
E
TLIN
SIGH
25'-0"
23'-7"
"
90'-0
E-E
00
11.
15.0
.ft
sq
11
26.00
.00
10
14.0
05
C-103
27.00
COOT POND ROAD
:3
ea
r
23.00
0.
03
24.00
MERGE WITH EXISTING

COOT POND ROAD
21'-0"
21'-2"
22.00
Hotelco SRB Hotel Ltd.

DRAWING:
CIVIL SITE
PLAN
7/25/2016 5:47:23 PM
DRAWN BY:
CRB
PROJECT #:
15002
CHECKED BY:
SCALE:
CRB
1/32"
= 1'-0"
1" = 40'-0"
DRAWING #:
95.00
96.00
97.0
0
C-001
ID
1
2
3
4
5
6
7
8
9
10
C-101
32
14+
.0
14
0
13.0
0
12.0
0
11.0
14+00
MINIMUM ELEVATION
-30'
-25'
-20'
-15'
-10'
-5'
0.5'
5'
10'
15'
COLOR SCHEME
CUT & FILL COLOR SCHEDULE

1/2" = 1'-0"
SCALE
N/A
NAME
ST.REGIS PHASE 1
0
10.0
MAXIMUM ELEVATION
-25'
-20'
-15'
-10'
-5'
-0.5'
5'
10'
15'
20'
CUT FACTOR
1.00
FILL FACTOR
1.00
CUT (CU. YD.)

42,700
FILL (CU. YD.)

32,200
NET (CU. YD.)

10,500 (CUT)
H-H
CUT & FILL TABLE

1/2" = 1'-0"
SCALE
N/A
13+
NOTES:
1. SOIL SHALL BE REMOVED AND STORED ON SITE IN AN APPROVED MANNER
TO PROVIDE MATERIAL FOR THE FUTURE LANDSCAPING.
2. APPROVED EXCESS ROCK CUT TO BE RECYCLED AS CONCRETE
AGGREGATE AS PER STRUCTURAL ENGINEER.
3. EXCESS FILL TO BE STORED ON SITE FOR USE IN GOLF COURSE
EARTHWORKS.
11.00
10
.00
00
GG
12
+0
0
0
12.0
D1 4
L1
4.00
3.00
.00
5.00
14
2.00
13
.0
0
0
6.0
.00
0
8.0
0
7.0
15
11+00
D1 4
L1
16
17
.00
.00
25
24
0
.0
.0
0
23
0
.0
0
.0
0
22
.0
0
21
.0
20
19
0
.0
0
18
.0
17
0
.0
0
.0
18
16
0
.0
15
.0
0
0
10+0
0
12.0
13.0
0
.0
14
19
.0
0
D2 4
L1
E
GAG
LUG CH
BEN
F-F
E
GAG
LUG CH
BEN
:
ea
r
.
95
52
42
.ft
sq
C-101
E
GAG
LUG CH
BEN
00
11.
E
GAG
LUG CH
BEN
20.0
84
97
0"
8'-
SERVICE
110 SF
10.0
SERVICE
105 SF
97
-2
PE
UP
-1
PE
0
.0
20
LIFT
82 SF
LIFT
82 SF
"
'-0
26
9+00
-1
SE
H96LIFT
SF
UP
21.00
22.00
SR STORE
Not Enclosed
:
ea
r
plan
23.00
.
30
30
05
.ft
sq
LUGGAGE STORE
Not Enclosed
CONCIERGE
410 SF
97
at
r tre
wate
ment
24.00
25.00
ENTRY
421 SF
26.00
27.00
E-E
BAR
Not Enclosed
RECEPTION
467 SF
F
5S
20
RR
:9
ea
r
.ft
sq
.1
1
24
28.00
84
:1
ea
r
FRONT OFFICE
252 SF
7
43
0
.7
:
ea
r
.ft
sq
9
.1
89
31
.ft
sq
No.
FEMALE RESTROOMS
113 SF
Description
Date
36
36
BUTLER
110 SF
ACCESSIBLE RESTROOM
57 SF
.00
10
1
ACCESSIBLE RESTROOM
57 SF
MALE RESTROOMS
121 SF
0
1.0
0
13
97
.00
12
60"
.
0
0
29.00
T
O
A
E
D
I
R
T
C
A
E
M
U
N
L
R
E
B
18.0
A
P
R
T
O
M
17.0
19.0
0
0
A
P
R
T
O
M
T
O
A
E
D
I
R
T
C
A
E
M
U
N
L
R
E
B
20.0
16.0
L B
T
A
M
U
R
E
15.0
RECEPTION MANAGER
99 SF
60
A D
P
R
T
O
M
T L
O
A
E
I
R
C
U
E
N
14.0
60
00
8+
.00
13
22.0
30
.00
21.0
0
23.0
0
T
O
A
E
D
I
R
T
C
A
E
M
U
N
L
R
E
B
L B
T
A
M
U
R
E
0
0
0
.0
32
.00
28
.00
29
.00
30
0
31.0
W
D
A D
P
R
T
O
M
T
O
A
E
I U
R
C
U
E
N
L
L B
T
A
M
R
E
R
E
B
T
O
A
E
D
I U
R
C
U
E
N
L
L
T
A
M
A
P
R
T
O
M
0
.0
33
I U
R
C
U
E
N
L
L B
T
A
M
R
E
A D
P
R
T
O
M
T
O
A
E
I U
R
C
U
E
N
L
L B
T
A
M
R
E
A D
P
R
T
O
M
T
O
A
E
I U
R
C
U
E
N
L
L B
T
A
M
R
E
A D
P
R
T
O
M
T
O
A
E
I U
R
C
U
E
N
L
L E
T
A
M
BR
A D
P
R
T
O
M
T
O
A
E
0
.0
34
0
32.0
0
33.0
0
34.0
0
35.0
0
36.0
0
37.0
0
38.0
0
39.0
0
40.0
0
41.0
A
P
R
T
O
M
T
O
A
E
D
I
R
T
C
A
E
M
U
N
L
R
E
B
HSE
-
0
.0
36
T
O
A
E
D
I U
R
C
U
E
N
L
L
T
A
M
R
E
B
0
.0
37
A
P
R
T
O
M
D
D-
0
+0
0
.0
38
A
P
R
T
O
M
T
O
A
E
D
I
R
T
C
A
E
M
U
N
L
R
E
B
0
.0
39
44.0
40
0
45.0
0
46.0
0
.0
41
43.0
42.0
0
.0
35
27.0
L B
T
A
M
U
R
E
26.0
A
P
R
T
O
M
.00
31
A D
P
R
T
O
M
T L
O
A
E
I
R
C
U
E
N
25.0
A D
P
R
T
O
M
T L
O
A
E
I
R
C
U
E
N
24.0
0
.0
L B
T
A
M
U
R
E
T L
O
A
E
D
I
R
C
U
E
N
A
P
R
T
O
M
A
P
R
T
O
M
0
.0
42
T L
O
A
E
D
I
R
C
U
E
N
L B
T
A
M
U
R
E
0
47.0
0
48.0
00
3.
0
49.0
44
.0
0
0
50.0
45
.0
0
51.00
.0
0
0
52.0
46
0
53.0
47
.0
0
0
54.0
33
.0
0
34
.0
31.00
32.00
35
.00
36.0
0
37.0
0
0
38.0
0
39.0
40.00
41.00
30
.0
0
29
.0
0
54.00
A-A
27
.00
5+0
0
26.0
0
4+00
B-B
I U
R
C
U
E
N
L
L
T
A
M
R
E
B
T
O
A
E
D
0
69.0
.00
70
0
71.0
.00
72
.00
73
.00
74
.00
75
.00
76
.00
77
.00
78
.00
79
.00
80
.00
81
.00
82
.00
83
.00
84
.00
85
.00
86
.00
87
.00
88
.00
89
.00
90
0
91.0
.00
92
28
.00
68.00
1+0
0
67.00
53.0
52
.0
0
66.00
3+00
64.00
65.00
42.00
43.00
0
44.0
0
45.0
0
46.0
2+00
63.00
0
47.0
0
48.0
54.00
62.00
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
A
P
R
T
O
M
W
D
PROJECT:
26
.0
0
T
O
A
E
D
I U
R
C
U
E
N
L
L
T
A
M
R
E
B
C-C
A
P
R
T
O
M
00
0+
.00
51
61.00
49.00
60.00
51.00
59.00
52.00
50
.0
0
58.00
53.00
57.00
49
.0
0
6+
00
56.00
48
.0
0
0
55.0
T
O
M
N
E
D
A
A
P
O
M
R
T
A M
I
R
T
C
U
N
L
L
E
B
R
00
0+
R
L
E
B
M
I
R
T
C
O
M
A
U
N
L
E
D
A
P
R
T
O
M
00
1+
ST. REGIS
T
O
M
N
E
D
A
A
P
O
M
R
T
A M
I
R
T
C
U
N
L
L
E
B
R
A
P
R
T
O
M
A M
I
R
T
C
U
N
L
L
E
B
T
O
M
N
A
E
D
R
A
P
R
T
O
M
T L
O
A
E
D
I
R
C
U
E
N
L
T
A
M
U
R
E
B
A
P
R
T
O
M
T L
O
A
E
D
I
R
C
U
E
N
L
T
A
M
U
R
E
B
DRAWING:
T
O
M
N
E
D
A
A
P
O
M
R
T
A M
I
R
T
C
U
N
L
L
E
B
R
D
W
45
46 .00
47 .00
.
48 00
49 .00
50 .00
51 .00
52 .00
53 .00
54 .00
55 .00
56 .00
57 .00
.
0
58
0
59 .00
60 .00
61 .00
62 .00
63 .00
64 .00
65 .00
66 .00
67 .00
68 .00
69 .00
70 .00
.
0
71
0
72 .00
73 .00
74 .00
75 .00
76 .00
77 .00
78 .00
79 .00
80 .00
.
81 0 0
.
82 00
83 .00
84 .00
85 .00
86 .00
87 .00
.
88 00
.00
89.0
0
A D
P
R
T
O
M
T L
O
A
E
I
R
C
U
E
N
A D
P
R
T
O
M
T L
O
A
E
I
R
C
U
E
N
L B
T
A
M
U
R
E
L B
T
A
M
U
R
E
0
2 +0
C-101
C-101
90
.00
91.0
0
92.0
0
93.0
0
94.00
SITE
GRADING
&
EXCAVATION
PLAN
7/25/2016 5:45:12 PM
DRAWN BY:
CRB
PROJECT #:
15002
CHECKED BY:
SCALE:
CRB
1/32"
= 1'-0"
As indicated
DRAWING #:
95.00
96.00
97.0
0
C-002
SITE SECTION 1
180
170
160
150
140
130
120
ELEVATION
110
100
EXISTING SURFACE
90
PROPOSED SURFACE
80
70
60
ROCK
& VERDURAWALL
WALL
ROCK
CUTCUT
& VERDURA
SEE14-C103
10-C103
SEE
50
40
30
20
10
0
0+00
1+00
2+00
3+00
4+00
5+00
6+00
7+00
8+00
9+00
9+94
DISTANCE
FORT VICTORIA
OPEN SPACE
BOH LOADING DOCK

STEPPED ROCK CUT & VERDURA WALL
GRASS VERGE
BLOCK C
DECK
POOL
EXISTING SHORELINE
ATLANTIC OCEAN
SIDEWALK & PLANTING

BARRY ROAD RE-ALIGNMENT
No.
Description
Date
SITE SECTION 2
150
140
130
120
110
100
PROPOSED SURFACE
ELEVATION
EXISTING SURFACE
90
80
70
60
50
ROCK
& VERDURA
WALLWALL
ROCKCUT
CUT
& VERDURA
SEE
SEE10-C103
12-C103
40
30
20
10
0
0+00
1+00
2+00
3+00
4+00
5+00
6+00
7+00
8+00
9+00
DISTANCE
OPEN SPACE
BARRY ROAD
GRASS & PLANTING
OVERFLOW PARKING
PUTTING GREEN
HOTEL ENTRANCE COURTYARD

GOLF CART PICKUP
OPEN SPACE
CASINO
SIDEWALK & PLANTING
BARRY ROAD RE-ALIGNMENT
STEPPED ROCK CUT & VERDURA WALL

GRASS VERGE
9+94
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
PROJECT:
ST. REGIS

DRAWING:
CIVIL SITE
SECTIONS
A
7/25/2016 3:24:57 PM
DRAWN BY:
CRB
CHECKED BY:
CRB
PROJECT #:
15002
SCALE:
1/32" = 1'-0"
DRAWING #:
C-101
LONGITUDINAL SECTION THROUGH PROPOSED BARRY ROAD REALIGNMENT

PROPOSED ROAD SURFACE
EXISTING SURFACE
ELEVATION
60
EXISTING BARRY ROAD
Horizontal
-1:58.9
-1:9.5
1:11.1
40
Horizontal
1:33.3
30
EVCS: 7+76.8
EVCE: 29.0
BVCS: 7+26.8
BVCE: 31.6
EVCS: 5+71.4
EVCE: 48.1
BVCS: 4+60.5
BVCE: 52.0
-1:20.8
PVI STA:7+51.8
PVI ELEV:29.0
K:4.7
LVC:50.0
PVI STA:5+46.4
PVI ELEV:50.7
K:5.6
LVC:50.0
BVCS: 5+21.4
BVCE: 51.1
PVI STA:4+70.5
PVI ELEV:52.0
K:11.8
LVC:20.0
EVCS: 4+80.5
EVCE: 51.8
PVI STA:4+26.0
PVI ELEV:52.0
K:4.2
LVC:20.0
EVCS: 4+36.0
EVCE: 52.0
EVCS: 3+73.7
EVCE: 54.5
BVCS: 3+53.7
BVCE: 55.0
EVCS: 3+26.1
EVCE: 55.0
BVCS: 3+11.1
BVCE: 53.9
PVI STA:3+63.7
PVI ELEV:55.0
K:4.2
LVC:20.0
Horizontal
1:7.0
1:8.6
50
PVI STA:3+18.6
PVI ELEV:55.0
K:1.1
LVC:15.0
EVCS: 2+86.4
EVCE: 50.4
EVCS: 2+45.8
EVCE: 45.5
70
BVCS: 2+30.8
BVCE: 43.9
80
EVCS: 0+46.7
EVCE: 27.3
BVCS: 0+26.7
BVCE: 26.1
PVI STA:0+36.7
PVI ELEV:26.4
K:3.3
LVC:20.0
PVI STA:2+78.9
PVI ELEV:49.3
K:5.8
LVC:15.0
BVCS: 2+71.4
BVCE: 48.5
PVI STA:2+38.3
PVI ELEV:44.6
K:5.6
LVC:15.0
BVCS: 4+16.0
BVCE: 52.5
BARRY ROAD PROFILE
INTERSECTION WITH VICTORIA ROAD
20
10
0
-1+00
0+00
1+00
2+00
3+00
4+00
5+00
6+00
7+00
8+00
STATION
100FT.
BARRY ROAD PROFILE
EXISTING ROAD TO REMAIN
EVCS: 14+05.0
EVCE: 12.3
EVCS: 13+28.5
EVCE: 10.0
BVCS: 13+08.5
BVCE: 10.2
PVI STA:13+93.6
PVI ELEV:10.0
K:1.2
LVC:22.9
BVCS: 13+82.1
BVCE: 10.0
PVI STA:13+18.5
PVI ELEV:10.0
K:11.0
LVC:20.0
EVCS: 11+46.6
EVCE: 13.0
BVCS: 11+31.6
BVCE: 13.4
EVCS: 10+54.4
EVCE: 17.6
60
50
PVI STA:11+39.1
PVI ELEV:13.0
K:2.8
LVC:15.0
PVI STA:10+22.8
PVI ELEV:18.0
PVI STA:10+46.9
K:5.3
PVI ELEV:18.0
LVC:15.0
K:2.8
LVC:15.0
BVCS: 10+15.3
BVCE: 18.2
BVCS: 9+41.7
BVCE: 20.0
EVCS: 9+08.0
EVCE: 20.0
BVCS: 8+88.0
BVCE: 21.2
EVCS: 8+34.9
EVCE: 27.8
PVI STA:9+51.7
PVI ELEV:20.0
K:7.1
LVC:20.0
EVCS: 10+30.3
EVCE: 18.0
BVCS: 10+39.4
BVCE: 18.0
ELEVATION
BVCS: 8+14.9
BVCE: 29.0
70
EVCS: 7+76.8
EVCE: 29.0
BVCS: 7+26.8
BVCE: 31.6
80
PVI STA:8+98.0
PVI ELEV:20.0
K:1.6
LVC:20.0
EVCS: 9+61.7
EVCE: 19.7
PVI STA:8+24.9
PVI ELEV:29.0
K:1.6
LVC:20.0
PVI STA:7+51.8
PVI ELEV:29.0
K:4.7
LVC:50.0
EXISTING ROAD TO REMAIN
-1:9.5
40
Horizontal
-1:8.1
30
Horizontal
-1:35.6
Horizontal
-1:18.4
20
Horizontal
-1:55.1
1:5.0
Horizontal
10
INTERSECTION WITH COOT POND ROAD & HOTEL ENTRANCE
0
6+00
7+00
8+00
9+00
10+00
11+00
12+00
13+00
14+00
15+00
STATION
No.
Description
Date
C
PROPOSED SURFACE
EXISTING SURFACE
70
80
100
70
60
70
90
60
30
20
10
50
40
30
20
0
-20
20
40
80
70
60
50
40
10
-40
60
ELEVATION
40
ELEVATION
ELEVATION
ELEVATION
50
-20
20
40
40
30
20
10
30
-40
50
0
-40
-20
20
40
-40
20
OFFSET
OFFSET
OFFSET
OFFSET
A-A - 1+31.73
B-B - 2+75.13
C-C - 4+49.25
D-D - 7+14.75
60
60
50
50
50
50
40
40
20
10
0
40
30
20
10
0
-10
0
20
40
30
20
10
0
-10
-10
-20
ELEVATION
30
ELEVATION
ELEVATION
ELEVATION
40
-40
-20
-20
20
40
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
30
20
10
0
PROJECT:
-10
-20
-40
40
-20
-40
-20
20
40
-40
-20
20
OFFSET
OFFSET
OFFSET
OFFSET
E-E - 8+45.28
F-F - 9+84.08
G-G - 11+85.37
H-H - 13+70.50
40
ST. REGIS

DRAWING:
ROAD
PROFILE &
SECTIONS
A
7/25/2016 3:24:28 PM
DRAWN BY:
CRB
PROJECT #:
15002
CHECKED BY:
SCALE:
CRB
1/32"
= 1'-0"
1" = 40'-0"
DRAWING #:
C-102
0' - 8"
0' - 8"
NOTES:
1. STEPPED ROCK CUTS WILL HAVE A 3FT STEP AT MID HEIGHT
2. ROCK CUTS WILL BE USED WHERE SITE CONDITIONS ALLOW
3. TEMPORARY GUARDRAILS INSTALLED WHILE HEDGES MATURE THEN REMOVED
4. WALLS TO BE FINISHED WITH PLASTER OR STONE VENEER FACED
5. SCREENING VEGETATION AS PER LANDSCAPE ARCHITECTURAL PLAN
8' - 0"
13' - 10"
6FT RETAINING WALL

1/2" = 1'-0"
8FT RETAINING WALL

1/2" = 1'-0"
10FT RETAINING WALL

1/2" = 1'-0"
3' - 4"
1' - 0"
1' - 0"
0' - 6"
1' - 0"
2' - 0"
2' - 0"
4' - 3"
3' - 10"
1' - 0"
0' - 10"
8' - 0"
0' - 4"
5' - 3"
4' - 4"
1' - 10"
2' - 0"
5' - 8"
Verdura Wall
7' - 6"
4FT RETAINING WALL STEPPED

1/2" = 1'-0"

1/2" = 1'-0"

1/2" = 1'-0"

1/2" = 1'-0"
MAX 22' - 0"
4FT RETAINING WALL

1/2" = 1'-0"
1' - 0"
1' - 0"
1' - 0"
1' - 0"
2' - 0"
3' - 6"
1' - 10"
4' - 0"
0' - 4"
6' - 0"
4' - 0"
1' - 0"
2' - 6"
0' - 8 1/16"
6' - 0"
8' - 0"
0' - 4"
10' - 0"
0' - 4"
0' - 8"
0' - 8"
0' - 8"
22.00
8' - 0" MAX
0' - 4"
Rock Cut
4' - 0"
22.00
22.00
Concrete V-Ditch Per

Civil Engineer
Planting Wall
3' - 0"
3' - 0"
1' - 0"
Verdura Wall
EXPOSED WALL HEIGHT
Verdura Wall
ROCK CUT MAX 8FT

9
1/2" = 1'-0"
ROCK CUT MAX 8FT STEPPED

10
1/2" = 1'-0"
8' - 0"
Rock Cut
FG
Back Drain Per Soils

Engineer's Recommendations
BW
ROCK CUT MAX 8FT STEPPED W/

RETAINING WALL
11
1/2" = 1'-0"
10' - 0"
ass
Reinforced Soil Mass
Ret
ain
ed
Soi
lM
WALL EMBEDMENT
OVERALL WALL HEIGHT
8' - 0"
8' - 0" MAX
8' - 0" MAX
2' - 6"
Foundation Soil Mass
No.
RETAINING WALL W/VERDURA

12
1/2" = 1'-0"
ROCK CUT W/VERDURA WALL

13
1/2" = 1'-0"
Description
Date
ROCK CUT STEPPED W/VERDURA WALL

14
1/2" = 1'-0"
3' - 0"
20' - 0"
16' - 0"
4' - 0"
2" ASPHALT WEARING COURSE
2" ASPHALT WEARING COURSE

CONCRETE CURB
2" ASPHALT BASE COURSE
CONCRETE CURB
3FT CONCRETE SIDEWALK
GRASS
6" SUB-BASE
1:40 FALL FROM CENTER
3' - 0"
GRASS
6" SUB-BASE
1:40 FALL
CONCRETE SIDEWALK
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
15
TYPICAL ROAD SECTION 1

1/2" = 1'-0"
16
PROJECT:
TYPICAL ROAD SECTION 2

1/2" = 1'-0"
ST. REGIS
8' - 0"
16' - 0"

DRIVEABLE GRASS BRICK
6" SUB-BASE
6" SUB-BASE
GRASS
DRAWING:
GRASS
TYPICAL
RETAINING
& ROAD
SECTIONS
7/25/2016 3:52:58 PM
TYPICAL CART PATH SECTION

17
1/2" = 1'-0"
TYPICAL GRASSCRETE SECTION

18
1/2" = 1'-0"
DRAWN BY:
CRB
CHECKED BY:
CRB
PROJECT #:
15002
SCALE:
1/2" = 1'-0"
DRAWING #:
C-103
8
NOTES:
1. FIRE HYDRANTS - FULL SITE COVERAGE AT 150' RADIUS
2. APPLICABLE DESIGN CODES
A. BERMUDA COMMERCIAL BUILDING CODE 2014
B. BERMUDA RESIDENTIAL BUILDING CODE 2014
C. NFPA 13
D. NFPA 13R
E. NFPA 14
F. NFPA 20
2
C-101
KEY:
BFRS ACCESSIBLE ROADS
FIRE HYDRANT COVERAGE BOUNDARY
32
14+
.0
14
0
13.0
0
12.0
0
11.0
14+00
0
10.0
H-H
13+
11.00
10
.00
00
FIRE HYDRANT
GG
12
+0
0
0
12.0
D1 4
L1
4.00
3.00
.00
5.00
14
2.00
13
.0
0
0
6.0
.00
0
8.0
0
7.0
15
11+00
D1 4
L1
16
17
.00
.00
25
24
0
.0
.0
0
23
0
.0
0
.0
0
22
.0
0
21
.0
20
19
0
.0
0
18
.0
17
0
.0
0
.0
18
16
0
.0
15
.0
0
0
10+0
0
12.0
13.0
0
.0
14
19
.0
0
D2 4
L1
FIRE HYDRANT
F-F
:
ea
r
.
95
52
42
.ft
sq
C-101
20.0
00
11.
97
10.0
97
0
0
.0
20
9+00
21.00
22.00
:
ea
r
plan
23.00
.
30
30
05
.ft
sq
at
r tre
wate
ment
24.00
25.00
26.00
27.00
E-E
:1
ea
r
28.00
FIRE HYDRANT
7
43
0
.7
:
ea
r
.ft
sq
9
.1
89
31
.ft
sq
No.
Description
Date
.00
10
11.
00
97
.00
12
14.0
15.0
150' RADIUS FROM FIRE HYDRANT
00
8+
.00
13
16.0
17.0
FIRE HYDRANT
29.00
18.0
19.0
150' - 0"
20.0
21.0
22.0
30
.00
0
23.0
24.0
25.0
.00
31
26.0
27.0
0
.0
32
.00
28
.00
29
.00
30
0
31.0
0
.0
33
0
.0
34
0
32.0
0
33.0
0
34.0
0
35.0
0
36.0
0
37.0
0
38.0
0
39.0
0
40.0
0
41.0
42.0
0
.0
35
D
D-
0
.0
36
0
.0
37
FIRE HYDRANT
0
.0
38
0
.0
39
43.0
0
+0
44.0
40
0
45.0
0
46.0
0
.0
41
0
.0
0
.0
42
0
47.0
0
48.0
00
3.
0
49.0
.0
0
0
50.0
FIRE HYDRANT
44
45
.0
0
51.00
.0
0
0
52.0
46
0
53.0
47
.0
0
0
54.0
32.00
33
.0
0
0
34
.0
35
.00
36.0
0
37.0
0
0
38.0
0
39.0
40.00
41.00
42.00
0
44.0
0
45.0
0
46.0
43.00
31.00
29
.0
0
54.00
26.0
0
B-B
4+00
27
.00
5+0
0
0
69.0
.00
70
0
71.0
.00
72
.00
73
.00
74
.00
75
.00
76
.00
77
.00
78
.00
79
.00
80
.00
81
.00
82
.00
83
.00
84
.00
85
.00
86
.00
87
.00
88
.00
89
.00
90
0
91.0
.00
92
28
.00
68.00
1+0
0
67.00
66.00
53.0
52
.0
0
65.00
3+00
64.00
CONSULTANTS:
Engineering:
Onsite Engineering
Salas O'Brien
Planning:
Adwick Planning
Interiors:
Tabora + Tabora
30
.0
0
63.00
2+00
62.00
0
47.0
0
48.0
54.00
C-C
PROJECT:
26
.0
0
00
0+
.00
51
61.00
49.00
60.00
51.00
59.00
52.00
50
.0
0
58.00
53.00
57.00
49
.0
0
6+
00
56.00
48
.0
0
0
55.0
00
0+
00
1+
ST. REGIS
FIRE HYDRANT

DRAWING:
45
46 .00
47 .00
.
48 00
49 .00
50 .00
51 .00
52 .00
53 .00
54 .00
55 .00
56 .00
57 .00
.
0
58
0
59 .00
60 .00
61 .00
62 .00
63 .00
64 .00
65 .00
66 .00
67 .00
68 .00
69 .00
70 .00
.
0
71
0
72 .00
73 .00
74 .00
75 .00
76 .00
77 .00
78 .00
79 .00
80 .00
.
81 0 0
.
82 00
83 .00
84 .00
85 .00
86 .00
87 .00
.
88 00
.00
89.0
0
0
2 +0
C-101
C-101
90
.00
91.0
0
92.0
0
93.0
0
94.00
FIRE
PROTECTION
SITE PLAN
7/25/2016 5:40:13 PM
DRAWN BY:
CRB
CHECKED BY:
CRB
PROJECT #:
15002
SCALE:
1/32" = 1'-0"
DRAWING #:
95.00
96.00
97.0
0
C-401
Existing tree inventory+ disposition chart

806 S. Douglas Road
Suite 400
www.obmi.com
Esc: 1/ 32'= 1'-0.0''

F
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
Species Name
Description
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Calophyllum
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Casuarina Tree
Norfolk Pine
Norfolk Pine
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Removed
Removed
Removed
Removed
Removed
Remain
Remain
Removed
Removed
Removed
Removed
Removed
Removed
Removed
Removed
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
Species Name
Description
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Coco nucifera
Casuarina Tree
Coco nucifera
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Relocated
Relocated
Relocated
Removed
Remain
Removed
Remain
Relocated
Relocated
Remain
Remain
Removed
Remain
Relocated
Relocated
Relocated
Relocated
Removed
Removed
Removed
Removed
Remain
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
Species Name
Description
Bermuda Palmetto
Casuarina Tree
Casuarina Tree
Bermuda Palmetto
Norfolk Pine
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Casuarina Tree
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Bermuda Palmetto
Relocated
Remain
Removed
Remain
Remain
Remain
Remain
Remain
Remain
Relocated
Remain
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Relocated
Legend
Remain
Remove
Relocate
PROJECT:
ST. REGIS
ST. GEORGE,
BERMUDA
DRAWING:
EXISTING TREE
INVENTORY
+
DISPOSITION
CHART
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
DRAWING #:
L-00
414 - ST REGIS-LANDSCAPE 2016 07 25.DWG
ZONE - C
ZONE - D
806 S. Douglas Road

Suite 400
www.obmi.com
T 305 445 7811
F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
wat
er t
re
atm
ent
plan
D1
L14
D2
L14
19'
20'
19'
D1
L14
16'
D
19'
75'
65'
19'
16' 6''
19'
19'
19'
19'
12'
7'
19'
7'
ZONE - A
7'
ZONE - B
B
PROJECT:
ST. REGIS
Planting Types
GENERAL PLAN
Scale 1/ 32'= 1'-00''
A
ST. GEORGE,
BERMUDA
Turf
Vines
Acuatic
Ground Covers
Costal
Medium shrubs
Large shrubs
Existing
Palm
Existing
Tree
DRAWING:
GENERAL PLAN
Palms
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
Trees
DRAWING #:
L-02
806 S. Douglas Road

Suite 400
www.obmi.com
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
E
75'
65'
PROJECT:
ST. REGIS
Planting Types
PLAN
ZONE A
A
Verdura
Wall
Turf
Vines
Acuatic
Ground Covers
Costal
Medium shrubs
Large shrubs
Existing
Palm
Existing
Tree
Palms
ST. GEORGE,
BERMUDA
DRAWING:
PLAN
ZONE ''A''
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
Trees
DRAWING #:
L-03
806 S. Douglas Road

Suite 400
www.obmi.com
19'
D1
L14
16'
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
19'
19'
16' 6''
19'
19'
19'
19'
D
12'
7'
19'
7'
7'
PROJECT:
ST. REGIS
Planting Types
PLAN
ZONE B
A
ST. GEORGE,
BERMUDA
Turf
Vines
Acuatic
Ground Covers
Costal
Medium shrubs
Large shrubs
Existing
Palm
Existing
Tree
DRAWING:
PLAN
ZONE ''B''
Palms
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
Trees
DRAWING #:
L-04
806 S. Douglas Road

Suite 400
www.obmi.com
wat
e
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
r tr
eat
me n
tp
lan
Trinidad & Tobago
D1
L14
D2
L14
19'
20'
C
19'
D1
L14
16'
19'
19'
PROJECT:
ST. REGIS
16' 6''
19'
Planting Types
PLAN
ZONE C
A
ST. GEORGE,
BERMUDA
Turf
Vines
Acuatic
Ground Covers
Costal
Medium shrubs
Large shrubs
Existing
Palm
Existing
Tree
DRAWING:
PLAN
ZONE ''C''
Palms
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
Trees
DRAWING #:
L-05
806 S. Douglas Road

Suite 400
www.obmi.com
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
wat
e
r tr
eat
men
tp
lan
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
D2
L14
19'
20'
16' 6''
Planting Types
PLAN
ZONE D
A
ST. REGIS
ST. GEORGE,
BERMUDA
Turf
Vines
Acuatic
Ground Covers
Costal
Medium shrubs
Large shrubs
Existing
Palm
Existing
Tree
PROJECT:
DRAWING:
PLAN
ZONE ''D''
Palms
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
Trees
DRAWING #:
L-06
806 S. Douglas Road

Suite 400
www.obmi.com
SECTION (A-A')
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
115
110
105
100
95
90
85
80
70
Rock stone wall
exposed
12'-0"
Main Road
65
60
55
50
45
Terrace
Level 9'
A'
15
Pool
D
0
B'
SECTION (B-B')
Drop off
Level 30'
Main Road
Level 30'
Level 23'
Level 15'
Level 7'
PROJECT:
ST. REGIS
ST. GEORGE,
BERMUDA
DRAWING:
SECTIONS A-A' &

B-B'
A
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
DRAWING #:
L-08
414 - ST REGIS-LANDSCAPE +5PIES.DWG
SECTION (C-C')
806 S. Douglas Road

Suite 400
www.obmi.com
T 305 445 7811
F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
Terrace
Level 16' 6''
17'
Level 19' 6''
Terrace
Level 15'
Pool
Level 10'
Level 17'
18'
C'
Parking #5
Level 19'
10'
8'
15'
D'
C
6'
4'
2'
SECTION (D-D')
39
35
30
39
35
30
Parking #2
PROJECT:
ST. REGIS
Terrace
Level 12'
25
Main Road
Scooter Parking
Back Garden
Level 17'
Level 19'
Rooms
Level 19.6'
Rooms
Level 19.6'
Front Garden
Level 19' to 15'
Public Beach
Level 9'
15
ST. GEORGE,
BERMUDA
10
5
0
DRAWING:
SECTIONS A-A' &

B-B'
A
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
DRAWING #:
L-09
806 S. Douglas Road

Suite 400
www.obmi.com
SECTION (E-E')
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
E
Parking #4
Parking #2
E
F
D
E'
F'
SECTION (F-F')
C
Golf road
Level 20'
Slope
Slope
PROJECT:
ST. REGIS
ST. GEORGE,
BERMUDA
DRAWING:
SECTIONS E-E' &

F-F'
A
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
DRAWING #:
L-10
806 S. Douglas Road

Suite 400
www.obmi.com
SECTION (I-I')
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
Underground
water treatment plan
Parking #4
Level 22'8''
Pro Shop
Level 20' 6''
Scooter Parking
A'
Section A-A'
System wall - Rock stone wall
exposed
I'
I
100
Top anchor
95
C
Detail
90
85
Internal anchor
80
Base anchor
70
Rock stone wall
exposed
Mesh
Internal anchor
Cable
12'-0"
Mesh
Cable
Main Road
65
60
55
PROJECT:
ST. REGIS
ST. GEORGE,
BERMUDA
DRAWING:
Lenth-12'
A
Plan
Section
SECTIONS A-A'
WITH DETAIL,
AND SECTION I-I'
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
DRAWING #:
L-11
806 S. Douglas Road

Suite 400
www.obmi.com
SECTION G-G'
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
E
50
45
40
35
30
25
20
Pool
15
H
10
G'
H'
SECTION (H-H')
50
45
40
35
30
25
20
15
10
5
PROJECT:
ST. REGIS
ST. GEORGE,
BERMUDA
DRAWING:
APT. BLOCK 1
SECTIONS
G-G' & H-H'
A
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
DRAWING #:
L-12
SECTION J-J'
806 S. Douglas Road

Suite 400
www.obmi.com
T 305 445 7811

F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
K'
Main Road
J'
SECTION (K-K')
Pool
PROJECT:
Main Road
ST. REGIS
ST. GEORGE,
BERMUDA
DRAWING:
APT. BLOCK 2
SECTIONS J-J' &
K-K'
A
DRAWN BY:
PROJECT #:
MIA15002
CHECKED BY: SCALE:
DRAWING #:
L-13
wat
er
tre
atm
e
nt p
lan
D1
L14
806 S. Douglas Road

Suite 400
www.obmi.com
T 305 445 7811
F 305 445 0997
Lic. # AA0003112
Antigua
Bermuda
Miami
Cayman Islands
Trinidad & Tobago
D1
L14
D2
L14
19'
20'
D2
L14
19'
TYPICAL GRASSPAVE2 DETAIL
SPECIFICATIONS
50 CM (19.7")
16.7 CM (6.6")
UNIT SIZE - 50 CM X 50 CM X 2.5 CM

(20" X 20" X 1")
25 CM (9.8")
AVAILABLE IN 9 STANDARD ROLL SIZES
D1
L14
UNIT WEIGHT - 510 GRAMS (18 OZ.)

OR 2.0 KG (4.5 POUNDS)
2
STRENGTH - 402 KG/CM (5720 PSI)
16'
COLOR - BLACK (STANDARD)

RESIN - HDPE (WITH SOME POST-CONSUMER
RECYCLED CONTENT)
PLAN
GRASSPAVE2 SQUARES
19'
ADJACENT GRASSPAVE2 SQUARES
19'
8.3 CM (3.3")
2.3 CM (0.9")
6 CM (2.4")
SUPPLIED FREE BY MANUFACTURER
water treatment plan
COMPACTED SANDY GRAVEL ROAD BASE

95% MODIFIED PROCTOR DENSITY
- 6 INCHES TO 12 INCHES
(DEPTH OF BASE COURSE TO BE DETERMINED
BY ON-SITE ENGINEER)
AS PER LOADING
REQUIREMNETS
VARIES
RINGS FILLED WITH CONCRETE SAND (CLEAN, SHARP SAND)
COMPACTED SUBGRADE,
SECTION
TOP OF GRASS ROOT MASS 6 MM
(1/4") ABOVE TOP OF RING
GRASSPAVE2 ATTACH WITH
SNAP-FIT FASTENERS
ROOT MASS TO FIL
GRASSPAVE2
COMPACTED SANDY GRAVEL
BASE COURSE
ENLARGEMENT
NOTE: GRASS/PLANT TYPES SHALL BE SPECIFIED BY A LANDSCAPE ARCHITECT OR

LANDSCAPE DESIGNER.
D1
L14
Parking zones
B
D1
L14
Employees
Cars
Motorcycle
30
33
PROJECT:
ST. REGIS
Restaurant/Bar
D2
L14
16'
19'
19'
20'
A
19'
12
12
Casino
32
20
Functions
24
Hotel guest
36
Public
18
24
116
131
ST. GEORGE,
BERMUDA
DRAWING:
PARKING ZONING
AND PAVEMENT
DETAIL
DRAWN BY:
PROJECT #:
MIA15002
19'
CHECKED BY: SCALE:
DRAWING #:
19'
L-14
DAP1.APPENDIX.
ITEM4.CLIENTAUTHORISATIONLETTER
ATTACHEDHEREWITH
ITEM5.PROPOSEDDEVELOPMENTCONTINUED
DESCRIPTIONOFPROPOSEDDEVELOPMENT
ITEM6.ZONINGLISTEDBUILDINGS:
ITEM8.SUBDIVISIONINFORMATION
ASSSOCIATEDLEGALPAPERWORK
ITEM9.PROPOSEDFLOORAREASBYUSE.
STREGISHOTELFLOORAREASBYUSE
STREGISRESIDENCES(CONDOs)FLOORAREASBYUSE
ITEM11.APPLICATIONDETAILS
ITEM12.WATERSUPPLY&WASTEDISPOSAL
ITEM5.PROPOSEDDEVELOPMENTCONTINUED
Theproposed hotel willfront directlyontothesouthandwestsidesofSt.CatherinesbeachinGatesBay,andwill

consistof122keys(97roomsand25suites).Theroomswill bearound 600sq.ft.insize(including terraces)while
thesuiteswillrangeinsizefrom1200sq.ft.upto3000sq.ft.
Thehotel reception willbelocatedcentrally inthecomplex ofbuildingswith mainfacilities suchas
bars/restaurants, function roomsandbackofhousefacilities arrangedtothesouthandhotelaccommodation to
thenorth.Thehotelbuildings containing amenitiesandfacilities willbemostly2to4storysinheight,whilethe
hotelaccommodation wingwill mainlybewithina5storybuildingsatthenorthendofthesite.
Thethreemeal restaurant willprovideseatingfor75persons whileabarandrelated facilitieswill haveatotalof
32seats.Inaddition, a30seatpool grillwillbelocatedonthedeckareaoverlookingthebeach.
Therewillalsobeacasinoanditisproposed thatthespaiscarefullyintegratedinto theexistinghistoric fabric
formingFortAlbert.
Backofhousefacilities forthehotel willbeintegratedinto thehotelcomplex ofbuildings andwillinclude laundry,
trashcollection, MEPfacilities andserviceyard.
7condominium blocksareproposed witheachcontaining 14apartments (formingatotalof98units).Thesewill
provideamixof2;3and4bedroom units andwillbeservicedbythehotel.Thesewillbedevelopedsequentially
overseparatephases,withthefirst 2blocksbeingdoneduringphase1.
Thecondominium buildings willeachhaveatotalof6storysincluding abasementparkinglevel.Twoofthe
condominium buildingsarelocatedtotheimmediatesoutheast ofthehotelcomplex,two aresituatedsouthwest
ofFortAlbertandtheremaining threearetothenorth andeastofFortVictoria.
Thegolfcoursewill berefurbished andreopened aspartofphasetwoofthedevelopment.
ITEM6.ZONINGLISTEDBUILDINGS:
REF#SG213FortAlbert
REF#SG211FortVictoria
GRADE:HM
GRADE:HM
ITEM8ofDAP1FORM
Subdivisionrefno.s
4subdivisionrefNos:
AndattachStGeorgesResortAct2015writtenforthisclient&associatedlandsetasideforStRegis
Resort,inStGeorges
1)
SubdivisionPlanDwgNo.5510/046/448a(Seeattached)
2)
Lot2(SubdivisionPlanno.5510/046/448bseeattached)
3)
Lot3(SubdivisionPlanno.5510/046/448cseeattached)
4)
Lot4(SubdivisionPlanno.5510/046/448dseeattached)
PleaseseeattachedStGeorgesResortAct2015;relatedPropertyDiagrams,andSubdivisionDiagrams
ITEM9.PROPOSEDFLOORAREASBYUSE.
STREGISHOTELFLOORAREASBYUSE
STREGISRESIDENCES(CONDOs)FLOORAREASBYUSE
10
11
12
13
14
15
16
17
LEGAL DESCRIPTION
FIRSTLY ALL THAT parcel of land situate in St Georges Parish in the Islands of
Bermuda delineated and outlined in red on The Department of Land Surveys and
Registrations Property Plan drawing number 5510/046/448b (a copy of which is
attached) dated 1st March 2016 and thereon designated 2 and containing an area of
two decimal point four six one hectares (2.461 ha) and bounded NORTHERLY as
shown on the said plan there measuring forty decimal point eight nine metres (40.89 m)
then WESTERLY there measuring twelve decimal point nought six metres (12.06 m)
then again NORTHERLY bounded in part by Fort St Catherine and there measuring
along two straight lines eleven decimal point six two metres (11.62 m) and forty eight
decimal point six metres (48.6 m) then generally EASTERLY and NORTH-EASTERLY
as shown on the said plan bounded by the waters of the Atlantic Ocean and including
the foreshore upon which a jetty has been constructed (the said foreshore there
measuring NORTH-EASTERLY as shown on the said plan thirty three decimal point
one six metres (33.16 m) then NORTH-WESTERLY there measuring three decimal
point five two metres (3.52 m) then again NORTH-EASTERLY as shown on the said
plan bounded by the waters of the Atlantic Ocean then NORTH-WESTERLY there
measuring nineteen decimal point nought seven metres (19.07 m) then SOUTHWESTERLY there measuring three decimal point twelve metres (3.12 m) then NORTHWESTERLY there measuring two decimal point six four metres (2.64 m) then NORTHEASTERLY there measuring seven decimal point eight two metres (7.82 m) then
SOUTH-EASTERLY there measuring two decimal point seven two metres (2.72 m)
then SOUTH-WESTERLY there measuring two decimal point nine six metres (2.96 m)
then SOUTH-EASTERLY there measuring eighteen decimal point nine two metres
(18.92 m)) then again NORTH-EASTERLY as shown on the said plan bounded by the
Waters of the Atlantic Ocean then SOUTH-EASTERLY bounded partly by the roadway
known as Barry Road there measuring fifteen decimal point one four metres (15.14 m)
then SOUTH-WESTERLY bounded by the lot of land designated on the Plan as Lot 5
and measuring firstly along the arc of a curve with a radius of four hundred and
fourteen decimal point two two metres (414.22 m) seventy four decimal point six one
metres (74.61 m) and secondly along the arc of a curve with a radius of three hundred
and four decimal point nought seven metres (304.07 m) fifty eight decimal point one
five metres (58.15 m) then SOUTH-EASTERLY again bounded by the lot of land
designated 5 on the Plan there measuring eighty four decimal point seven two metres
(84.72 m) then SOUTHERLY bounded by the said Barry Road shown coloured yellow
on the Plan there measuring along the arc of a curve with a radius of one hundred
decimal point five four metres (100.54 m) there measuring forty five decimal point five
five metres (45.55 m) then NORTH-WESTERLY then SOUTH-WESTERLY then
SOUTH-EASTERLY bounded by the lot of land designated 3 on the Plan and there
measuring forty one decimal point five nine metres (41.59 m), twenty two decimal point
nine eight metres (22.98 m) and thirty five decimal point nine three metres (35.93 m)
respectively then again SOUTH-EASTERLY in two straight lines there measuring six
decimal point nought one metres (6.01 m) and nineteen decimal point six five metres
(19.65) then generally WESTERLY along the arc of a curve with a radius of one
hundred and twenty four decimal point six one metres (124.61 m) there measuring
firstly one hundred and twenty four decimal point six one metres (124.61 m) secondly
six decimal point two six metres (6.26 m) and thirdly ninety decimal point three four
metres (90.34 m) then NORTH-WESTERLY in two straight lines as shown on the said
plan there measuring six decimal point five four metres (6.54 m) and thirty six decimal
point four seven metres (36.47 m) then NORTH-EASTERLY there measuring eight
Legal 10915245.1
-1-
decimal point three one metres (8.31 m) AND TOGETHER WITH full free and
unrestricted right and liberty of way and passage for the owners for the time being of
the said lot hereinbefore described or any part thereof and their respective tenants and
servants and all other persons lawfully going to or from the said lot or any part thereof
with or without animals and vehicles of all descriptions OVER AND ALONG the right
of way Six decimal point one zero metres wide coloured yellow on the said Plan known
as Barry Road and leading in an easterly then south-easterly direction which bifurcates
into an alternative right of way Six decimal point one zero metres
leading in a
southerly then westerly direction to Victoria Road SUBJECT NEVERTHELESS TO the
right of way Six decimal point one zero metres wide coloured green on the said Plan
known as Barry Road and leading in a north-westerly then northerly then northeasterly then northerly direction to the entrance to Fort St. Catherines bifurcating at
two alternative right of ways the first leading in a generally south-westerly then
southerly direction which itself bifurcates in a westerly direction to Government Hill
Road and in a easterly then southerly direction to meet the right of way secondly
described herein leading to Victoria Road and the second leading in a northwesterly
direction to lot designated 12 on the said Plan .
SECONDLY ALL THAT parcel of land situate in St Georges Parish in the Islands of
Bermuda delineated and outlined in red on the plan prepared by The Department of
Land Surveys and Registration Drawing Number 5510/046/448c (a copy of which is
attached) and thereon designated 3 and containing an area of nought decimal point
one one four hectares (0.114 ha) and bounded NORTH-WESTERLY and NORTHERLY
and EASTERLY by the lot of land designated on the said plan as Lot 2 (being the lot of
land described above) and there measuring thirty five decimal point nine three metres
(35.93 m), twenty two decimal point nine eight metres (22.98 m) and forty one decimal
point five nine metres respectively (41.59 m) respectively then SOUTHERLY by the
roadway shown coloured yellow on the said plan known as Barry Road there
measuring along the arc of a curve with a radius of one hundred decimal point five four
metres (100.54 m) thirty five decimal point five seven metres (35.57 m).
AND THIRDLY ALL THAT parcel of land situate in St Georges Parish in the Islands
of Bermuda delineated and outlined in red on the plan prepared by The Department of
Land Surveys and Registration Drawing Number 5510/046/448d (a copy of which is
attached) and thereon designated 4 and containing an area of nought decimal point
four nought eight hectares (0.408 ha) and bounded NORTHERLY and there measuring
forty five decimal point nought eight metres (45.08 m) then NORTH-EASTERLY
EASTERLY and SOUTHERLY bounded by the lot of land designated 21 on the plan
referred to in Schedule 2 of this Lease there measuring forty one decimal point four
eight metres (41.48 m) forty two decimal point five two metres (42.52 m) and fifty three
decimal point five nine metres (53.59 m) respectively then SOUTH-WESTERLY
bounded a right of way measuring six decimal point one nought metres (6.10 m) wide
and shown coloured yellow on the Plan there measuring along two straight lines forty
eight decimal point six nought metres (48.60 m) and fifteen decimal point five five
metres (15.55 m) sixty four decimal point one five metres (64.15 m)
OR HOWEVER OTHERWISE each of the said lots of land may be bounded may
measure or ought to be described TOGETHER WITH all buildings and structures now
or at any time during the Term constructed respectively thereon and the easements
rights and privileges set out in Schedule Seven of the intended Lease but SUBJECT TO
the exceptions and reservations in Schedule Eight of the said Lease.
Legal 10915245.1
-2-

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July 26, 2016

Attn: Ms. Victoria Pereira

St Regis Resort & Residences (Condos) - St. Georges, Bermuda

Complete DAP 1 Form Application

cc. Desarrollos Hotelco Group - Walter & Roberto Stipa

ST. REGIS RESORT

St. Regis Resort EIS

Legislative and Planning Policy Context

Coastal and Marine Environment

Site and Surroundings

Geology and Water Resources

Noise and Vibration

Access, Traffic and Parking

Visual Quality and Landscape

Cultural Heritage and Archeology

Socio-Economic and Community Considerations

Health and Safety

Composite Matrix of Key Impacts

St. Regis Resort EIA Scoping Report

Consultation responses to Scoping Report

Public Meeting Summaries of Comments received

St. Regis Resort EIS

St. Regis Resort Development Site Plan

St. Regis Resort - General Landscaping Plan

St. Regis Resort Phasing Plan

P0321/11 Planning Approval

St. Regis Resort - Subdivision Lot Plans

Surveys of Existing Vegetation

Skink, Endemic Snail and White-Tailed Tropicbird Survey

Plan showing Existing Plants to be Removed, Re-located or

List of Plants to be Used in Landscaping Scheme

Environmental Impact Assessment of St. Regis Hotel

Development, St. Georges on Green Turtle Nesting on St.

Plan Showing Existing Water and Sewage Infrastructure

The Historic Town of St. George and Related Fortifications World

Rendering Showing Relationship between Hotel and Fort St.

North Elevation of Proposed Hotel

St. Regis Resort Preliminary Archeological Assessment

XXVIII Obstacle Limitation Surfaces - ICAO

St. Regis Resort EIS

Albert) and casino. 7 condominium blocks each containing 14 residential units

The St. Georges golf course will be refurbished and re-opened.

The associated infrastructure for the development includes the re-alignment of

The land is affected by a variety of development and conservation zones.

An environmental impact assessment of the proposed development has been

St. Regis Resort EIS

were found. The presence of these creatures on the development site is

Certain endemic plant species will be directly affected by the development

Summary of Key Impacts

St. Regis Resort EIS

Woodland Reserve. These and other measures to mitigate impacts on the

terrestrial environment can be included in a construction environmental

management plan. Proposals to increase the amount of woodland on the property

The coastal habitats within the leased areas are as follows:

from it between Coot Pond Road and Barry Road.

The coastal strip along the north side of Anchorage Road.

St. Regis Resort EIS

No built development is proposed on the coastline between Khyber Pass and

Summary of Key Impacts

Turtle nesting noise

Mitigation should include measures to ensure that appropriate procedures and

Geology & Water Resources

St. Regis Resort EIS