MEPA approves Mistra redevelopment

The newly proposed Mistra Village project has been approved by MEPA, despite strong objections by conservationist NGOs.

The total residential ground floor area of the new 15-floor mega development has been reduced by 20% - from 152,000 square metres to 134,600 square metres - and the project will now accommodate 744 units instead of the initial 992 units. The approved project will also have a 20% reduction to the total retail area, while the built up areas assigned for restaurant facilities and amenities has been downsized by 50% and 37% respectively.

One of the architects of the development said that the new plan would ensure a much improved aesthetic outlook, more pedestrian accessibility, lower construction costs due to a simpler structure, and consequently a shorter construction period.  He said that this will also lead to a reduced impact on the environment.

He said that the new design ensures that the massing of the building will shift away from the edge of the Xenia ridge, thus reducing any structural concerns. He said that whereas the original plan consisted of four solid pieces of building, the newly proposed design was made up of three separated blocks.

NGOs' response

Earlier this week environmental NGO Din l-Art Helwa for the revocation of the 2008 outline permit related to the redevelopment of Mistra Village.

The NGO said that Local Plan NWSP25 specifically required the MEPA board to ensure that the redevelopment of Mistra Village has "a noteworthy urban and architectural design of the highest calibre" and that it "provides the highest quality in architectural form and details."

At the start of proceedings this afternoon, MEPA Chairman Vincent Cassar said that the board had turned down the request after it evaluated the arguments presented by Din l-Art Helwa and concluded that there were no legal grounds to proceed for the revocation of the outline permit in line with Article 77 of the Environment and Development Planning Act.

MEPA's refusal to substantiate its reasons as to why it turned down the request sparked an angry response by representatives of the NGOs present.

Din l-Art Helwa, backed by fellow environmental body, Flimkien ghal-Ambjent Ahjar, said that such hearings should be heard in public and that the publics' views should be sought. They said that the means by which the request was thrown out, with no justification given, was "out of order".

Prior to the new development being approved by the MEPA board, one spokesperson from Din l-Art Helwa said that the board should consider the project in its entirety and not as a comparison to a "bad past project.

Transport Malta U-Turn

Transport Malta was critisised by the NGO contingent for its surprising U-turn with regard to the traffic congestion problem the development will bring to the area.

Whilst the authority had objected to the original development, citing reasons of traffic congestion, it changed its position when the new development was proposed.

Representatives from the NGOs present said that such a u-turn did not make sense as a 20% decrease of apartments had hardly any bearing on traffic. They said that traffic was still bound to increase drastically.

MEPA's Nationalist representative Ryan Callus - who subsequently opposed the ruling - also said that it was surprising how Transport Malta had made such a u-turn. He said that should a permit be issued, the cluster of transport seriously needed to be addressed.

He said that, whilst he could acknowledge the economic benefits of such a project, he proposed the further down-sizing of the development to "better respect the skyline" with particular to the view from Mellieha, which he described as "unacceptable".

This motion was seconded by fellow board member, Alex Vella.