Don’t like the noise? Close your windows, EIA suggests

MEPA's Environment Protection Directorate has objected to a recommendation made in an environment impact study that people should close their windows to mitigate the noise impact of the development of a 23-storey tower and a number of smaller blocks in the heart of Sliema next to Villa Drago.

The Environment Planning Statement indicates that noise during excavation and construction will result in a major impact on surrounding residences.

The EPS indicates that measures to reduce noise impacts during the construction phase include 'keeping the windows shut'.

But this mitigation measure is considered as "unreasonable" by the Environment Protection Directorate.

Although the EPS identifies this as a short-term impact since excavation will take 10 months and construction will take four years, according to the EPD such impact would be significant given that the proposed development site is surrounded by a densely populated area.

MEPA's Environment Protection Directorate has expressed concern about the visual impact of the project. The height of the central tower was reduced from an original 32 storeys to 23 storeys.

Although the EPD refrained from taking a stand on whether the development should be approved, it drew attention to the fact that Malta's National Environment Policy (2012) states that a "cautious approach" should be taken with regard to permits for tall buildings until a planning policy on high rise buildings comes into force.

"The increasing number of tall buildings and their environmental impact is a matter of concern to the Environment Protection Directorate."

The Environment Protection Directorate recommends that visual impact and social impacts are highlighted as major considerations in the evaluation of this proposal.

An Environment Planning Statement concluded that the tower development would have a major impact on views from near the Preluna Hotel and from Tower Road.

However according to the Environment Protection Directorate the development will also have a major impact from the viewpoints of Manoel Island and the Valletta Landing Ferry.

A scanline survey also warned of the risk of potential collapse of excavation. The EPS identifies such impact as uncertain.

The EPD report concludes that at this stage it is not possible to predict the likelihood of a collapses due to the absence of a Construction Management Plan (CMP).

"The Environment Protection Directorate notes that impacts associated with the potential collapse of excavation are largely dependent on more precise details which would only be available at Full Development application stage. Conclusive assessment of this issue would be finalized once such details are submitted to MEPA.

The shadow diagrams illustrated in the EPS Update, show that the public open spaces along Ix-Xatt ta' Qui-Si-Sana (including the rocky foreshore) are impacted by shadows from the buildings along the seafront.

The proposal will extend this impact further over the sea and will also impact additional areas of the rocky shore at noon, insofar as there will no longer be patches of sunshine.