Planning Authority approves Cloisters redevelopment in St Julian’s

The Planning Authority board has approved a seven-storey development in the gardens of Mrabat Street’s home The Cloisters, in St Julian’s, and the addition of a new floor on the historical facade of the Grade 2 building which will be restored and converted in a 30-room hotel.

The board’s NGOs’ representative Annick Bonello and ERA chairman Victor Axiak voted against the development, with Axiak describing the project as “over-development”. Both government representative Joe Sammut and opposition representative Ryan Callus voted in favour.  Chairman Vince Cassar who had earlier on voted against the redevelopment of the Blackely bakery in Pieta citing overdevelopment also voted in favour.

The project’s architect, Colin Zammit, described The Cloisters’ redevelopment as being the “poorest” building, architecturally, he had worked upon in Sliema. The project will include the addition of an extra storey on the Mrabat Street façade, and a seven-storey block rising from the back of the garden at The Cloisters.

The Cloisters on Mrabat Street

The development was recommended for approval by the planning directorate, which insisted that the project conforms to existing height limitations. The case officer even suggested that the new building “complemented” the scheduled building, highlighting the fact that the Superintendence for Cultural Heritage (SCH) was not objecting to the proposal.

Flimkien ghal-Ambjent Ahjar’s Astrid Vella insisted that “there was no need for such overdevelopment” to make the proposed boutique hotel feasible.

“The project is in breach of a policy protecting buildings in urban conservation areas from adjacent developments… in this case the transition is abrupt,” the FAA’s Tara Cassar said.

The PA’s executive chairman Johann Buttigieg rebutted the argument, insisting that even inexistent and potential developments in an area can create commitments and that an analysis of the streetscape must be seen in view of any future development. He also expressed doubts on whether the Triq is-Sorijiet area should be in the Urban Conservation Area.

Architect Colin Zammit described the site as a “difficult” one but insisted that he was convinced that his plans respected the historical context of the site. He said the building was concentrated on part of garden where a building height of 22 metres is allowed, adding that the building will be stepped down to minimize impact.

Zammit also defended the addition of an extra floor on the historic façade, insisting that this was important for the feasibility of the hotel. Zammit presented two alternatives for the additional floor, one with a contemporary design which contrasts with the existing building and the other with a traditional design.  Zammit expressed his preference for the contemporary design but the SCH had expressed itself in favour of the traditional design. Opposition representative Ryan Callus also expressed a preference for the more contemporary design.

The permit issued today sets the parameters for the development but  specific issues like the choice of design will be dealt with when a full development permit is issued at a later stage.