Putting the bell cart before the horse

One of the reasons that the Corporation of Hamilton opposed HSBC’s original plan for a new building on the Triminghams site was its height. “The Corporation is opposed to any building in excess of six storeys,” wrote City Engineer David Graham just one year ago.

So why is the Corporation now backing a nine storey monstrosity, in the shape of the proposed new Ritz-Carlton hotel?

I don’t object to building higher in Hamilton in principle. I agree with the late Jay Bluck’s suggestion that given the need for office space and residential accommodation, the City’s development rules should be changed to allow taller buildings. In particular, the idea that no building may be taller than the Anglican Cathedral is outdated.

However, the new Ritz-Carlton hotel will provide neither office space nor residential accommodation - unless you count the 60 luxury apartments, likely to be beyond the means of most expats. Moreover, a nine-storey structure in that location will turn Par-La-Ville road into a dark gully.

The biggest problem I have with the scheme, however, is that the City of Hamilton plan currently does not permit any buildings with that many storeys. Given that, why was a Special Development Order granted? Because it was the only way to get the development through the first part of the planning process?

In his election campaign, Hamilton Mayor Sutherland Madeiros promised to review building height restrictions. Mr. Madeiros should conduct that review now, in consultation with, and with the approval of all Bermudians. Until that is complete, and the City of Hamilton plan revised, any plans for the hotel should respect the current restrictions.

Comments

[Tiger Bay on 20.12.06 at 15:49]

They want the 9 story building cuz the city government will profit directly from the development. The 6 story building belonged to a mere taxpayer.

[SmokingGun on 20.12.06 at 17:07]

The SDO was put through because the Unified Resorts only had till December 30th (?) before their "exclusive development rights" ran out.

So let me get this straight - it's more important to rush through an SDO which completely avoids the established due process (DAB) and effectively allows a developer to re-write the rules before either the elected Mayor, his/her Council members, the people of Hamilton and quite possibly all Bermudians are allowed to decide what should be appropriate. I guess it would have been a little tough getting an "e-x-t-e-n-s-i-o-n" on the exlusive rights whilst getting the proper permits sorted out and approved.

Had to be rushed through with an SDO. Why? Because it was going to melt? Just like our hospital is going to cease functioning in exactly 4 years 314 days and 13 hours I guess.

I don't suppose Phillip Butterfield's whining has anything to do with setting up the classic "the best defense is to attack" move in today's RG.

[Tony B on 20.12.06 at 19:10]

Everthing that HSBC CEO Philip Butterfield said today was right on the money.....

There are one or too "little tyrants" in the Dept of Planning. It is time for them to pack their bags too.....

The Planning Dept is outdated and a disgrace.

I totally support building higher in Bermuda.

HSBC should revisit their new building application and now go for what they originally wanted or even higher.

What part of limited space isn't anyone getting?

We have paved paradise pretty well, so lets save what is left, and build upwards where needed.

Tony B

[Graeme Outerbridge on 20.12.06 at 21:14]

^..^ It has been a year----Moving right on.The Minister issued the SDO, using her power of Discretion. The Hotel development will be sitting on three floors of parking. In order to make the design cube work financally they needed I believe the extra floor.The Minister can use her discretionary power above the existing height limits.Hower since the Planning board has the power to rule against the Minister along with objections from the public during the consideration period.If the Minister and Planning Board our deadlocked after the objection process,an overseas planning specialist will examine all arguments and submit a recommended ruling.If parties are still deadlocked over design and planning philosophies...the Courts are waiting. In respect to the HCBC building that will fill the old Front Street site of Triminghams; location and a lack of meaningful setbacks over a two lot length on Front Street were in the view of planning too much along with the height issue. The Corporation of Hamilton actually signed off on the building. However the delays have improved the design of the building on Front Street with setbacks of the floors mirroring the New Coopers building.The good thing is that you will not have the huge massing of a building going up on Front Street Floor on floor like the Cumberland building.Sadly on Reid Street this will be the case.The philosphy of the Corporation in the future is to let the Minister rule on the argument of heights of buildings in Hamilton.It is no secret that the former mayor was in support of easing height ristrictions outside the established viewing corridors of the Cathederal, set out in the existing Hamilton Plan.The New Hamilton plan will probably see height restrictions eased in North and West Hamilton.I for one will support a height increase in these areas when the draft plan eventually makes its way to City Hall.I am certain that others on the Corporation will likely support such change. Still the process is at the core a Public process and the people of Bermuda and Hamilton will have important contributions to make to the New Hamilton plan. In the near future the Minister of planning will be making her own discretionary ruling on a case by case bases. I think it is important for Bermudians to realize the tremendous power that Ministers have in our political process. In respect to the hotel I think she has ruled in the best interests of the country and the city of Hamilton.

[Bill Cook on 21.12.06 at 08:27]

Yes we will go higher as future growth and lack of space will dictate.

It is regrettable that when we held the reins dealing with HSBC that we did not offer them a deal to build and develop north of Hamilton.

A large area could have been obtained in Park like setting with sufficient forward planning to accomodate the next 50 plus years.

The plus would be the revitalisation of the area with property becoming more valuable thus encouraging appropriate businesses to serve the growing needs and ease the unbearable stress on shopping in town

This would allow some development for Front Street that would appeal to and encourage tourism etc.

Someone will do this eventually but we had the opportunity to be pro active while we had some cards to hold and play.

[Graeme Outerbridge on 21.12.06 at 11:13]

I think by HSBC wanting to build a huge bank in the middle of Hamilton retail area on Front Street and the links to the old building by family members caused considerable difficulty with the application. HSBC were left with ownership of this Bermuda property on Front street,due to the closing of Triminghams and the sale of the Bank of Bermuda to the foreign owned HSBC.I think part of the bigger deal regarding HSBC including buying the Trimingham building at a vastly inflated price by HSBC.This did not help matters along either;HSBC regardless of their motives were basically not trusted and the idea of them getting involved in local real estate even though it was by default,certainly got Bermudians opposing their building on Front Street^..^

[Denis Pitcher on 21.12.06 at 12:35]

Graeme,

"The Hotel development will be sitting on three floors of parking. In order to make the design cube work financally they needed I believe the extra floor"

Regarding the three floors of parking, will they include an automated underground parking system such as what has been developed for dealing with parking issues in Munich?

While I am all for building higher, I would rather see apartment buildings get SDO's then a hotel with more 'luxury condos'. If Atlantis is still not full, why do we need more luxury condos?

If automated underground parking hasn't been considered, it seriously should be as a means to keep the building within the present height restrictions until they have been properly reviewed.

[Ali on 21.12.06 at 12:52]

Tony B. sorry mate I can't agree with you on this one. The Planning dept is understaffed and under qualified but this did not stop the government increasing the cost of permits by 25%. As a developer you pay the Planning department a lot for very little and then pay professionals a lot to get it done right! I think you are confusing the process, which has merit, with the department which has problems. If HSBC had not been forced to go through the process we would have ended up with an awful building on Trimingham's old site. SDO's are becoming the order of the day becuase government is trying to make up for 7 years of failure by starting projects and initiatives all over the place.
I believe high buildings should be built north of the Hamilton ridgeline and the current limits along Front Street should remain in place.

[Tommy C on 21.12.06 at 13:48]

Just a quick point. Although the hotel building is 9 stories, don't forget, the height of a story for an office block as compared to a residential or hotel block are not comparable. Office blocks have much higher ceilings and thus one story for them is taller than that of a residential or hotel block (i.e. a 40 story office building is far taller than a 40 story hotel).

I beleive the RG article indicated that although the hotel would be 9 stories, it would still meet the hight restrictions imposed in Hamilton.

Just my 2 cents

[Graeme Outerbridge on 22.12.06 at 16:54]

Denis thanks for that link, re resources to modern parking concepts...Still want to invite you into the Corporation to discuss your ideas. Also will probably set you up with a meeting with the Deputy Mayor who is head of the street Committee to discuss your ideas in more detail.Regarding the underground parking lot ...I believe it is going to be drive in and drive out...so that cars do not create the present snarl on Church street from Parlaville parking lot traffic spilling out onto Church street.Don't forget that probably as soon as the new HSBC Bank and Hotel are finished the lower part of Reid street is going to be completely changed into a pedestrian area, full of open cafes and sitting areas and trees and plants ect. Have A Great Xmas everybody! from the House of ^..^

[M.J. Matos on 03.01.07 at 21:06]

No offense Graham but I had a good chuckle when you said " I believe it is going to be drive in and drive out". Glad you cleared that up, for a minute there I thought there might be a car elevator that took it to the roof and when it was time to leave one of the Flying Wallenda's would tightrope walk it over to Cobb's Hill. All in good humor my friend. Happy New Year to you and yours.

[Graeme Outerbridge on 04.01.07 at 09:36]

MJ thanks for your point..re the underground parking ....Traffic enters on Parliament Street and exits onto Parlaville rather than the present two way mess on Parliament during rush hour. Sorry about my Flinglish....I'll try to be more improved with my diction and usage in the Future....When ever that gets here ^..^ Ha!