Posted 13th April 2026. Last updated 13th April 2026.

Opinion Article – Kim Smith, Executive Director, BEST – The Royal Gazette, April 13, 2026

On our small island, every square foot of land matters. Yet many property owners who want to build or renovate only discover the rules that protect that land after they have paid for architectural drawings or submitted a planning application.

If those plans are then delayed or refused, this doesn’t just cost time; it can also cost considerable amounts of money, especially when plans need to be redrawn and resubmitted. At a time when the cost of construction has never been higher, every penny counts.

One of the reasons many planning applications are held up or refused is that they do not comply with the on-site zoning requirements clearly laid out in the Bermuda Plan 2018.

For most of us, when buying a property, the most important consideration is the location. Then, the size, condition and outdoor space. What many buyers don’t ask their realtor, however, are the following vital questions: What zoning applies to the property? Are there conservation zones such as Woodland, Coastal, Open Space or Agricultural Reserve? Does the property border a conservation area, making it subject to setbacks? Does it have listed building or historical protection status? And, are mangroves, wetlands or other protected habitats present?

If an owner wants to expand their building’s footprint, or develop another area of their property, they may not be able to do so if it encroaches into one of these zones. Most also require a 15-foot setback, to further protect the area from development.

Bermuda’s conservation policies, as enshrined in the Bermuda Plan, exist because our island’s environmental assets are finite and Bermuda has less land than many small cities. The intrinsic value of a property is not only location, but also the natural kerb appeal of a carefully gardened and wooded landscape. Properties devoid of the natural environment are of less sale value to the discerning public. Furthermore, once a coastal habitat, woodland, arable field or mangrove forest is built on, it is effectively lost for ever.

Despite this, we have seen an ever-increasing number of planning applications submitted that encroach into these zones or their setbacks.

Read more here: https://www.royalgazette.com/opinion-writer/opinion/article/20260413/kim-smith-know-your-propertys-zoning-before-you-buy-or-build/