Only Gozo excluded from high-rise development

Only Gozo will be spared from a high-rise policy that will apply a 'floor-area ratio' to allow twice the number of storeys allowed by local plans in urban areas, that are surrounded by streets on all sides.

A spokesperson for the Malta Environment and Planning Authority confirmed that proposals for medium-rise buildings can be considered in all urban localities in Malta, and only Gozo is excluded from such development.

Medium-rise buildings, as defined in a new plan issued on Monday, is development where the height is twice that of the statutory limitation in the local plan, limited to 10 storeys.

Towns whose local plans limit heights to three storeys can now have six-storey towers, but those allowed six, seven, or eight-storey heights can only have towers of up to 10 storeys.

No such development is permissible in urban conservation areas, residential priority areas, ridges and ODZ areas. Additionally, permissible sites must be surrounded by streets on all sides. 

Presently, MEPA's floor-area ratio allows developments to breach height limits when it is limited to a footprint of 3,000 square metres. But this requirement has now been removed entirely for any development in Sliema, St Julian's, Msida, Gzira, Pietà, St Paul's Bay, Marsaskala and Marsa.

In all other localities outside this so-called "strategic area", the minimum site area is being raised to 5,000 square metres.

"The minimum site area requirement was removed from certain localities and increased for others to direct the development of higher buildings in the locations which are deemed more appropriate by MEPA for these types of buildings," MEPA told MaltaToday.

But instead of banning medium-rise developments in those towns not deemed suitable for such landmarks, the new policy still gives the private sector "the opportunity to come up with sites which upon detailed evaluation may also be suitable for medium rise buildings".

All Sliema eligible for high-rise

On Monday MEPA identified the Tigné peninsula in Sliema as one of five sites where development over 10 floors can take place. But it has also revealed that all sites in Sliema not classified as part of its extensive urban conservation area, which includes most of the locality's historical core, may be identified for high-rise towers over 10 storeys.

But MaltaToday was unable to get a clear answer as to where exactly these boundaries have been drawn up.

The only map attached to the draft high-rise policy, includes the whole of Sliema as a site for both medium-rise and high-rise developments.

In reply to a request for a map clearly delineating where buildings over 10 storeys high can be built, MEPA replied that the Tigné peninsula is the locality "proposed as suitable for tall buildings".

But in order not to identify particular sites as being suitable for tall buildings "all sites within Sliema which are outside an urban conservation area or a residential priority area and are surrounded by streets on all sides, would be eligible for consideration".

The MEPA spokesperson justified this lack of detail by saying that the "clear intention of the policy document is not to identify sites and therefore specific boundaries were not drawn up."

But he then said that the "acceptance or otherwise of individual proposals would depend heavily on the use, design and particular characteristics of the sites themselves."

The major pending high rise developments in Sliema is the 23-storey Town Square project proposed by Gasan Group. The development involves the restoration of the derelict Villa Drago and includes the site of the former Union Club which is located in the boundary between the town centre and Qui-Si-Sana.

The new draft policy also limits development of 10-storey blocks to Qawra, Paceville, Tigné, Marsa, Gzira and Pembroke. It encourages medium-rise in the entire urban conurbation from St Julian's and Sliema in the north to Gzira, Msida and Pietà, in Marsa and Marsakala in the south, and in Bugibba, Qawra, St Paul's Bay in the north.

This will pave the way for the development of 7 to 10-apartment blocks in Sliema, Gzira, St Julian's and Marsascala. Where the local plans limit building heights to 6, 7 or 8 floors as the case is with most of the Gzira and Sliema front, apartment blocks can now rise to up to 10 storeys.

Sliema wants height reduction

Sliema mayor Anthony Chircop (Nationalist) has made it clear his council is opposed to more large scale development and any increase in building heights. "We're proposing that building heights are actually reduced in some areas," Chircop said.

He also expressed his concern on the lack of clarity on where 10-storey development will be allowed in Sliema, pointing out that the document gives the impression that it will be restricted to the Tigné area.

The council has requested further information from MEPA on the delineation of Tigné and whether this includes the Qui-Si-Sana area.

Marsaskala mayor Mario Calleja (Labour) on his part, would not pronounce himself on the matter. "I am not in a position to answer your query at this entire moment since I have to meet councillors to discuss issue further. Will be able to give you outcome of discussion after the 19th December."

Mario Salerno, the mayor of St Paul's Bay (Labour) referred to the council's stance in meetings with MEPA against high-rise development in place of Qawra's characteristic bungalows and in Xemxija, which is excluded by the latest plans.