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James Debono
Hal Mann Constructions are proposing the development of three high-rise towers in an open space right behind the Qawra Palace Hotel, bordering with Triq it-Turisti.
Two of the newly proposed towers are set to rise up to 22 floors while the other, dedicated exclusively for timeshare apartments, is set to rise to 18 floors. Back in 2002, the developers had applied for a single 27-floor tower but the plans have now been revised to include two further towers.
The presence of three tall buildings are feared could create strong winds at ground level, to the extent of making it difficult to walk under the towers under strong wind conditions.
The wind flow is also set to accelerate through the gap between the towers.
“On windy days in the winter, these wind conditions may become severe and affect pedestrian safety,” warns the environmental impact assessment.
Various mitigation measures are proposed which ameliorate the situation but impacts on third-party property and public roads “may not be mitigated”, according to the EIA.
The new project includes 202 residential apartments, 76 timeshare units, a supermarket, various commercial outlets and open space piazzas at ground level. The entire footprint of the project will be excavated to provide a five-level underground car park.
Although existing height limitations limit development to five floors, MEPA has already identified the site as one of seven locations interspersed around Malta which were deemed ideal for high-rise development.
While St Paul’s Bay mayor Paul Bugeja thinks the project has more advantages than disadvantages, residents in the area claim that the proposed towers will deny them of sunlight and privacy.
Noel Formosa, owner of the nearby Canifor hotel, has also lodged a judicial protest against the development, claiming the towers will block the sunlight in his pool area. The EIA itself states that shadowing of the pool at peak sunbathing periods could affect the potential utility of the pool.
Yet the EIA also states that because of the slender nature of the towers, the extent of shadow would be less than that experienced if the area is developed as a low-rise development.
Formosa is also objecting to a parallel application presented by the developers to excavate the site. “By applying to excavate the site before the project is approved the developers are putting the cart before the horse,” Formosa said.
The EIA itself acknowledges that “the environmental degradation caused by the excavation may cause visitors to choose to go elsewhere, thus affecting the viability of certain businesses.”
MEPA’s North West plan recommends that the site is developed as low-rise development on five floors, with a penthouse, but the EIA warns that the “the same impact on air quality, noise, vibration and social impact” would be the same as that caused by the three towers.
The hotel owners dispute that the site is destined for development claiming that before 1995 a public road linking was set to pass from the square. They also show maps indicating the new road.
The environment impact statement claims that the project will be beneficial to the public as it will create large public open spaces in form of piazzas at ground level. Mayor Paul Bugeja insists the advantages outweigh the disadvantages. “Considering that the area is set to be developed any way, it makes more sense to get some advantage out of it. The projects provides more parking spaces and brings more development to Bugibba.”
While recognizing that there can be some negative impacts on surrounding businesses “advantages outweigh the disadvantages.”
Yet residents in the surrounding area disagree. Joe Grech is calling on the council to seek expert advice before committing itself. He also called on the mayor to publicise the date when the project is to be discussed by the council.
“The council should not decide behind our backs. It is obliged to call a meeting for all those objecting to the project.”
Grech, who had spearheaded a campaign against the construction of a single tower in 2002 is appealing to residents to re-unite against the project. Four years ago he had collected 90 signatures opposing the project.
“The site is too small to take all this development without causing irremediable harm to residents. I am not against the construction of high rise development but these have to be sited where they make sense.”
Commenting on the social aspect the EIA also warns that residents in the area may “experience loss of freedom because they will be engulfed by the construction and operation of a high rise.”
Residents claim that the high-rise development will violate their privacy. They also claim that the surrounding roads would be clogged by traffic and that the car park within the project will only cater for the new visitors.
jdebono@mediatoday.com.mt
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