Visuals show impact of Jerma redevelopment on Marsaskala coastal views

The proposed redevelopment of the abandoned Jerma Palace Hotel in Marsaskala will have a “moderate adverse impact” on the setting of historic St Thomas Tower and change views of the coastline, according to environmental assessment documents submitted to the Planning Authority.

The project, which has remained derelict since the hotel closed in 2007, is being proposed by Jerma Developments Ltd under planning application PA/00437/23. The assessment, prepared by AIS Environment Ltd, identifies potential impacts on landscape, archaeological heritage, wildlife, traffic, noise and public utilities.

The scheme comprises of two building blocks rising to eight storeys above a plaza, with a 90-room five-star hotel, 146 residential apartments, retail and catering outlets, two spas, 330 public parking spaces and 191 private garages.

Impact on historic tower 

The proposed buildings will reach approximately 32m above mean sea level, exceeding the former hotel's height of 25.5m and the tower's 23m.

The assessment identifies moderate adverse visual impacts from five viewpoints: Triq is-Salini, the Triq is-Sikka coastline, Munxar Hill, Triq Hurds Bank and Triq iż-Żonqor.

The new blocks will appear visually dominant over the monument from some shoreline locations, with their increased bulk and height affecting its setting. Views from parts of inner Marsaskala Bay will be less affected because existing buildings and boatyard infrastructure screen the site.

The design incorporates two separate blocks, stepped profiles and recessed upper floors, earth-toned facade panels textured to resemble Globigerina limestone, and a central view corridor connecting the tower's glacis directly to the sea.

The heritage study also identifies the historic rock-hewn salt pans along the Ras il-Gżira foreshore as heritage assets potentially affected by nearby works.

Excavation and construction risks

Construction is expected to take four years and involve excavating between 25,557 and 30,000 cubic metres of rock. The heritage study warns that deep excavation for underground levels could damage unrecorded archaeological remains, potentially including classical or Roman-period material.

Rock cutting could also affect St Thomas Tower through ground vibrations. Proposed safeguards include a 50m-protection buffer, structural surveys before and after construction, and daily vibration monitoring during rock cutting under the oversight of the Superintendence of Cultural Heritage. Protective polythene sheeting is proposed for exposed salt pans during construction.

Noise is expected to exceed 65 decibels at the nearest noise-sensitive locations, with particularly significant temporary impacts near Triq Dawret it-Torri, around 30m from active construction.

Mitigation includes acoustic barriers, machinery silencers, dust suppression, wheel washing and controls on heavy vehicle movements. Night-time construction is to be avoided.

Coastal access and traffic

Construction will temporarily restrict foreshore access and close part of Triq is-Salini, affecting pedestrian, vehicle and bus routes. The EIA proposes a temporary safe coastal walkway and relocating bus stops to minimise disruption.

Once completed, the development will provide 13,600sq.m of public open space. Dislodged shoreline boulders will be cleared and formal footpaths created to improve access to the foreshore and salt pans.

The central stretch of Triq is-Salini between the tower and the complex will be pedestrianised to create a public plaza and sea-viewing platform. Traffic will be rerouted around the tower via Triq Dawret it-Torri.

Despite 330 public underground parking spaces and 191 private garages, the EIA estimates that the development will generate 347 additional vehicle trips during peak hours, with a permanent moderate adverse impact on traffic flow and noise on surrounding roads.

The air quality assessment projects up to 1,136 additional daily vehicle trips. While annual nitrogen dioxide levels are expected to be negligibly affected, daily PM₁₀ concentrations are predicted to exceed the 50 micrograms-per-cubic-metre thresholds at several roadside locations. Proposed measures include a Green Travel Plan and upgrades to key access junctions.

Pressure on utilities 

The assessment identifies insufficient existing water and wastewater network capacity to accommodate the development's projected demand and discharge. Proposed mitigation includes coordination with utility providers, rainwater harvesting and reuse, water-efficient sanitary fittings and drought-tolerant native landscaping.

Pressures on bats and birds

Demolition of the hotel could have a major adverse impact on bats using the building for shelter or roosting. Specialist surveys before demolition and the installation of bat boxes are proposed.

Noise, dust and vegetation clearance could also disturb birds during construction and temporarily reduce feeding areas for migratory species. Artificial lighting is identified as a potential major adverse impact on breeding seabirds in nearby marine Special Protection Areas, while light spill could disorient migratory birds and affect foraging bats. Recommended measures include avoiding night-time construction and using low-intensity, downward-directed, shielded lighting.

Sixteen trees, including ten protected specimens, are to be removed. The EIA recommends transplanting trees where feasible and compensatory planting with native species.

Coastal and climate safeguards

The site is exposed to sea-level rise, storm surges and wave overtopping, although the assessment considers inundation risk relatively low because the main buildings are set back from the shoreline and located at higher elevations. A perimeter boulder revetment is proposed to absorb wave energy during severe storms.

The development will incorporate heat pumps, variable refrigerant flow air-conditioning, LED lighting and rainwater harvesting. However, mechanical cooling and expanded artificial surfaces are expected to contribute to localised heating.