MEPA chairman Andrew Calleja described the façade – with the building painted a vivid blue and white with a thick blue cornice at the top – as “too massive”.
The proposed building is in a prominent location overlooking Msida Creek and Ta’ Xbiex Marina, with the Les Lapins Hotel on the left hand side and Whitehall Mansions on the right. Case officer Michelle Piccinino said that Whitehall Mansions has been “a landmark on the Ta’ Xbiex sea front since its construction” and “requires that the design adopted respects its architecture and idiom”.
“The design is not considered to have yet achieved the desired architectural solution. Considering the building is on the sea front close to a yacht marina, a lighter design would have been preferred. As proposed, the building is considered to be relatively massive and heavy, especially when compared to the elegant architecture of Whitehall Mansions,” she added.
The two applications, which presented for discussion to the MEPA board on Thursday, deal with stores 86 (PA 2545/04 – demolition of warehouse and construction of parking spaces, one shop, seven flats and one penthouse) and 88 to 91 (PA 3774/03 – demolition of four warehouses and construction of parking garages, shops, 20 flats on five overlying floors and four penthouses). The applications were presented by Architect Paul Camilleri on behalf of Anthony Craig.
However, store 87 is owned by a third party, and there is another application pending in front of MEPA for the demolition of the existing building and construction of an apartment block with an underlying car park. This application was presented by Architect William Soler on behalf of Britannia Properties Development.
MEPA is insisting that there should be a single façade covering all three buildings. The owner of store 87 is ready to accept the eventual design that is approved for the other two buildings, the board was told on Thursday.
The MEPA board unanimously approved two permits related to the Grand Harbour marina project. The first permit (PA3447/04) is for the installation and operation of an integrated fuel supply and waste oil removal facility at the marina.
The proposed system consists of bulk fuel storage and oily waste storage in the arches at the rear of Oil Wharf, underground pipelines between the storage facility and the various superyacht berths, construction of a fuel berth, and construction of a steel structure to provide a crossover facility for services and pipelines across the bridge linking the two wharves.
The proposal seeks to eliminate the entrance of large fuel-carrying vessels in the Vittoriosa Waterfront (as required by the permit issued for the Marina). The on-site storage planned at Oil Wharf – 220,000 litres of diesel oil in two large tanks, 20,000 litres of petrol and 40,000 litres of waste oil – will be replenished by road tankers or a fuel barge.
The fuel oil will be distributed via a pipeline which stretches along the marina. For smaller yachts, a pontoon head with a fuel pump is being placed on Pier G, whereas superyachts will be serviced via a small purpose built vehicle which will connect the yacht to the nearest pipeline manhole. The same system will be used for the disposal of waste oil.
The major concern shown about this application was safety, with Labour MP Chris Agius noting that the proposed development was not more than 200 metres away from residential areas.
“If it explodes, the whole appearance of the port will be changed,” remarked a board member.
Therefore the application was approved subject to obtaining and observing the licensing conditions of Enemalta, Occupational Health and Safety Authority, Malta Resources Authority and Malta Maritime Authority, or any other body.
MEPA also bound the developer to implement the approved marina management plan to the authority’s satisfaction. The plan includes health and safety measures, operation procedures, environmental safeguards, design standards and the emergency response plan.
The second application, unanimously approved by MEPA, is to construct an electricity sub-station to house a transformer related to the Grand Harbour marina project (PA 3447/04). The sub-station will be located in a basement parking area that will be built at St Angelo Wharf in the area where the so-called “Chinese Buildings” were. The basement parking area will be 1.5m higher than the existing wharf level.
Finally, the MEPA board also approved unanimously an outline development permission for the construction of a church and ancillary facilities for the Russian Orthodox community in Malta at Triq Wied Ghollieqa, Kappara (PA 2276/03). The church will be used for Sunday and liturgical functions by the 100-strong Russian Orthodox community in Malta.
Case officer Sylvana Zammit recommended refusing this application since the zone is strictly a residential area.
She also claimed that the development would have “a deleterious impact on the amenity in the area and of existing adjoining users by virtue of noise and additional traffic generation. It therefore constitutes bad neighbour development”.
On his part, Architect David Pace, who submitted the application, said that this was a community service, not a commercial development. He said the place was chosen because many of the Russian Orthodox faith lived in that area and therefore “additional traffic generation” would be non existent.
Mr Pace said the community originally tried to find another site, including one next to the Russian embassy, but were not successful. He explained that the development will also include a small room for Sunday school and for the celebrant.
“These people need a place where to practice their religion,” he insisted. Mr Pace said no objections were raised when the Bible Baptist Church was built in Kappara.
The architect noted as well that there had been no objection from the San Gwann local council or the public.
MEPA board member Salvatore Mousu’ said that none of the Kappara residents or the parish priest of San Gwann were contrary to having this church in the area, so the claim of “bad neighbour development” does not hold.
He said that there is a private Catholic chapel in Wied Ghollieqa as well. “What is sauce for the goose is sauce for the gander,” Mr Mousu’ insisted.
He said, though, that the project should include parking facilities.
Overruling the recommendation made by the case officer, the MEPA board said it did not feel that the proposed church would have a negative impact on traffic in the area. It accepted that the proposed building was a community project and not of a commercial nature.
The board also decided that the regulations of the explanatory memorandum (low standard) for churches should apply in this case, and the planning conditions for the area should all be observed except for those on height limitations to allow the church’s steeple to be built.
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