The Tigné and Qui-si-Sana Residents Association, on behalf of the community living on the Tigné peninsula, is submitting its formal objections to the proposed development referred to as Sliema Townsquare PA 01191/05.
Its response is based on the information (or lack of) given in the EPS prepared by the developers.
In summary the objections are:
Lack of justification for the project
The development of more residential apartments in an area that is already overpopulated and overdeveloped renders such project unwieldy and totally unnecessary.
The EPS submitted by the developers provides insufficient evidence for the need of the proposed project.
Visual impact
The visual impact of the project on the surrounding areas is greatly down played throughout the entire EPS. The viewpoints chosen for preparing photomontages and as submitted in the EPS deceive the massive visual impact that the proposed project will create. In fact the photomontages found in the EPS do not give a clear and unbiased representation of visual impact of the project. The photomontages submitted have gone to pains to “hide” the irreversible visual impact created by the proposed tower and in no way depict a clear view of the proposed structure.
Alien development
The Maltese Constitution states: “The State shall safeguard the landscape and the historical and artistic patrimony of the Nation.” This highlights how landscape and cultural elements are integral parts of the Maltese identity. In this respect the proposed project is totally “alien” as it seemingly attempts to transform the Tigné peninsula into a smaller version of downtown Manhattan, New York. If one were to paraphrase, the area is better off being turned to something akin of Manhattan’s Central Park.
The proposed development does not blend with the surrounding area and will further damage the historical and landscape components especially since the proposed project is earmarked to occupy the space of the former Union Club building.
Traffic
The current traffic situation on the Tigné peninsula is already problematic. This will be made even worse with the advent of the MIDI Tigné Point Development as well as the proposed development of Fort Cambridge.
The EPS for the proposed Townsquare development presents scarce information on the severity of the traffic impacts.
Of all the negative impacts brought about by the proposed project, the significant increase in traffic is hardly looked into by the EPS presented.
The developers have also prepared a TIS for the proposed Townsquare scheme. In considering applications for development, MEPA will require analysis of their effect on vehicular and pedestrian traffic. If it is considered that the proposal will dangerously distract the motorist, negatively restrict the width of the carriageway or footway, interfere with visibility, or otherwise affect the free and safe flow of traffic, then permission will be refused.
The EPS and TIS documents submitted by the developer lack important data, give a biased opinion in favour of the development, provide conflicting data within the various sections and, at worst, misleading scenarios. It is evident from the EPS that the project will not deliver key points described in the PDS.
In consideration of this, the Tigné and Qui-si-Sana Residents Association, on behalf of the community living on the Tigné peninsula and the various visitors to the area, believe the EPS and TIS documents presented by the developer fail to provide the decision makers, MEPA and the public community clear and unbiased data on which to base an informed opinion about the proposed scheme.
Therefore the scheme as proposed has to be refused and the application dismissed.
The full report on the Townsquare EPS can be found at http://www.quisisana.org/TownSquare.html