Two of the country’s more outspoken environmental NGOs, Flimkien ghal Ambjent Ahjar (FAA) and Din l-Art Helwa, have hit out at the planning approval for what is to become Malta’s tallest building, which they say has been approved by the Malta Environment and Planning Authority in the absence of a strategy for high-rise buildings and despite a moratorium on such projects until a concerted policy is drawn up.
The development in question, the €60 million Metropolis Development Project in Gzira, was approved by Mepa on Thursday and consists of three buildings of 13, 27 and 33 floors. The permit for the three buildings was renewed for another five years.
That renewal, however, has stirred up a hornet’s nest. Reacting yesterday, NGO Din l-Art Helwa said it was “concerned” about the development, explaining how the project is being approved “in the absence of an adequate and up-to-date policy on high-rise development in Malta”.
The organisation said “such major planning decisions with long-term impact on the urban environment should be underpinned by a clear vision and strategy and not be approved piecemeal”.
While acknowledging that the project aims to regenerate the surrounding area, the NGO adds, “It is not clear what improvements in the existing urban fabric are expected beyond the boundaries of this development. On the other hand, the construction of such a large-scale project may aggravate traffic problems on the heavily congested road network in this area.”
Over and above that, the FAA has blasted Mepa’s lack of policies for such buildings, explaining that after a report on the issue back in 2008 had concluded that “Mepa should proceed slowly and take more time. Lack of a master plan results in uncontrolled developments and unpredictable impacts on urban life. Future tall building developments should not be considered without further planning and study of existing projects”.
In the wake of that report, drawn up, in conjunction with Mepa, by Fulbright scholar and Chicago-based expert on tall buildings Dr Mir Ali, the authorities had announced that Mepa was to review its tall buildings policy and that no such further permits would be issued.
At the time, the Chamber of Planners had commented, “Given Malta’s high vacancy rates, an increase in housing supply is not a justification for tall buildings which are being promoted for speculative reasons. Tall buildings are expensive to maintain and the more residents in one block, the more disagreement is likely.”
According to the Chamber of Architects’ response, “The current policy on tall buildings simply reacts to the frenzy of demand for tall buildings over the past five to eight years. But does it reflect what the country seeks to achieve … formulas that work abroad may not apply to Malta.”
According to the FAA, all this came to a head this week at a Mepa Board hearing on the Metropolis project, where it resulted that none of the Mepa directors adjudicating the project were aware of the report on tall buildings or its recommendations.
The Mepa Board dismissed Dr Ali’s warning that the average Maltese buyer is not aware of the high maintenance costs and relatively short life of tall buildings, so defaulting on maintenance costs leads to the gradual neglect of such blocks.
The Fullbright project
The 2008 Fullbright project was carried out to advise Mepa on the location, use and design of tall buildings in Malta. For some reason, the findings of this project were never made public until years of interested parties asking for the report finally paid off.
In his report, Dr Ali explains that tall buildings replace dilapidated buildings and regenerate depressed neighbourhoods as well as creating a modern urban skyline which attracts foreign investment. Mepa’s Floor Area Ratio (FAR) policy envisages tall buildings set in open green spaces however Dr Ali maintains that the present ratio of 25 per cent open space should increase.
Dr Ali remarked that in Malta “both commercial and residential high-rises are not justifiable from a strict economic point of view, because there is no unmet demand in the rental market at present. Some developers are proposing speculative projects in locations of their choice to make quick money by selling to others despite the high degree of vacancy rates in existing dwelling units at present. Clearly, speculation implies risk”.
Although the Maltese are conservative, Dr Ali maintains that contrast in architectural styles is not always bad but height should be limited to about 24 storeys so there is no competition for attention between high-rise buildings and heritage sites such as the harbour.
Emphasising the importance of objective and independent studies, Dr. Ali stressed that professional traffic impact studies, market and feasibility studies including life cycle cost should be carried out for each project.
He noted that Malta is not undergoing accelerated growth which would justify a construction boom. High-rise districts with important amenities, parking facilities, pedestrian and bus links can restore community life but in Malta an efficient public transport system, key to successful tall buildings, is lacking. Inadequate utility infrastructure – electricity, water and drains – needs to be upgraded to meet the needs of the high-rise blocks. Detailed studies need to be carried out on economic and social factors, but also on master planning.
The social and environmental impact must be considered and alternative energy explored. Insulation should be used and green certification obtained. Fire safety is very important in high-rises and must be given priority in design. Firemen must be trained for fire suppression and evacuation at greater heights. Salt attack on concrete should be considered and strict quality control exercised to ensure quality of construction.
Questioning whether permits already granted for tall buildings justify a questionable policy, Mepa officials raised the issue of the impact of tall buildings on an economy based heavily on tourism, attracted by historic buildings, beaches and landscape, and questioned the aesthetic quality of the existing tall buildings at Portomaso in St Julian’s, the Fortina Hotel in Sliema and the A3 in Paola.
While Flimkien ghal Ambjent Ahjar said it appreciates the contribution of tall buildings to regenerate run-down areas, these should be clustered without dominating the landscape oppressively as at Fort Cambridge. “Although they are designed to provide open landscaped space, in Malta this is mostly being paved as plazas for commercial use. Is space in residential complexes open to the public, or reserved for residents?
“It is strange that Dr Ali’s conclusions, given in a closed meeting, are not carried in this report. Was Dr Ali requested to omit them? Dr Ali expressed his conviction that Maltese society is not adapted to living harmoniously in close quarters to so many people. The average Maltese buyer is not aware of the high maintenance costs and relatively short life of tall buildings and therefore defaulting on maintenance costs leads to the gradual neglect of such blocks. While abroad high-rise blocks are usually retained by one owner, in Malta apartments are sold off individually which creates massive problems when rising maintenance costs make demolition inevitable.
“The importance of demolition method statements cannot be over-stressed in Malta where old homes clustered around high-rise buildings make demolition a worrying prospect.”
Dr Ali’s report concludes that, “Mepa should proceed slowly and take more time. Lack of a master plan results in uncontrolled developments and unpredictable impacts on urban life. Future tall building developments should not be considered without further planning and study of existing projects.”
In the absence of such a master plan, the FAA asks, “Is the Mepa Board ready to risk the future of an urban area and its residents? Have genuinely independent studies been carried out? Can Mepa assure fire service adequacy? A project in Gzira is not likely to attract the luxury market, but is it feasible for the middle market, given the high maintenance costs involved?
“Will landscaped areas genuinely benefit the community and will the Mepa Board request a demolition method statement? Will the Board heed Dr Ali’s advice not to exceed 24 floors, or will it confirm 33 floors simply because it does not have the courage to correct its past mistakes?”
Dr Ali’s full report can be found at:
www.ctbuh.org/Publications/TechnicalPapers/tabid/71/Default.aspx