Six-storey addition to Britannia flats in sanitary breach

The proposed additional six floors over the standalone early-20th century Britannia Flats on Sliema’s Tower Road, cannot be approved as it would be in breach of sanitary regulations, a Planning Authority case officer has concluded.

Britannia Flats is one of the few traditional buildings untouched by the transformation of Tower Road in the 1980s and early 1990s, when traditional townhouses were knocked down to make way for eight-storey tower blocks.

According to a case officer report, the proposed height on Trejqet Luzju is in breach of sanitary rules which limits heights of facades to not more than three times the width of a street that is 3m to 15m in width,

But in an indication that the project may yet be approved – while recommending a refusal – the case officer noted that since the present ‘outline’ application is meant to set parameters for a future full development permit, further setbacks from the narrow street can still be introduced at a later stage.

Moreover, the development was found to be in line with the height limitation of 8 floors with semi-basement, which is a maximum 35.5m height as approved by the 2015 design policy rules.

Residents objecting to the development expressed concerned by the over-shadowing on neighbouring streets, mainly the narrow Triq Luzju, pointing out that the development will impinge upon the privacy of residents apart from being in breach of sanitary rules.

In 2022, the Superintendence for Cultural Heritage objected to the development, deeming the extension to be incompatible with the existing building. While not excluding new, modern storeys, the SCH insisted that the proposed extension should have the same “building rhythm” of the existing building.

But in June the SCH dropped its objection following a 3D model presentation of the development, reflecting changes to plans to step down the back of the building overlooking the Urban Conservation Area. The first new floor above the existing building was also redesigned on the seaward side to soften the transition from the existing traditional building to the more contemporary additions.

The Planning Authority is set to decide on the project on 21 April.