The Planning Authority Board today approved the highly controversial db Group ITS site planning application.

PA Chairperson Vince Cassar voted against the proposal, saying that he must remain consistent with past positions he took on such projects in this area. He spoke of the need for a masterplan.  At the very least, he said, he wants a profile of the plans for highrises in the area. This, he said, is over and above other concerns including the scheduled building which he believes should be kept as is. He also described the project as excessive.

The Pembroke mayor also declared he will vote against, highlighting that residents will be condemned to years of dust and noise through this application, in addition to other issues he aired prior. The ENGO representative on the board, and PN representative Marthese Portelli also voted against.

The final vote was 10 in favour of the project, and four against, as such the project was approved. The PL representative, Clayton Bartolo, voted in favour.

The mayors of Pembroke, Swieqi and St Julian's said they were considering appealing the decision.

The case officer had recommended that the project be approved, however eNGOs, as well as three local councils – Pembroke, St Julian’s and Swieqi – and Opposition Leader Adrian Delia had all said they were against the project.  The project had received over 4,000 objections from the public.

PA Chairman Vince Cassar warned everyone prior to the start of the meeting not to disrupt, noting that he has the right at law, to throw anyone and everyone out if it happens. 

The db Group architects delivered their presentation, noting that this project was based on a call for applications.

The development proposes an overall gross floor area of 109,919 square metres set into the following main components:  An 18-storey hotel with an overall area of 51,417 sqm;  A 38-storey tall building with 1,090 sqm retail area and 32,713 sqm residential area;  A shopping mall with an 18,753 sqm commercial area; offices with an area of 3,232 sqm; and an entertainment areas covering 3,604 sqm.

Jesmond Mugliett, representing the developers, said that the site falls under two local plans. The project, he said, is a mixed use development. He mentioned that the project owner had prepared various different schemes for the site, and eventually selected one.

MYGG were eventually chosen as the international architectural firm who designed the best landmark project, he said. Architects from the foreign architectural firm MYGG were also present. They said that the original idea was to build a simple scheme, which resembled a podium with a square, with a landmark building. They mentioned the design's terracing effect. He said that ITS was the start of the adventure, wanting to restore it and keep it as a main heritage feature.  They said the building is designed around the historical facade.

They explained that the project will include a vibrant public plaza, as well as hanging gardens. The MYGG architects said that the ITS building will become the heart of the buildings. A plaza to the north is planned, which will be more intimate, they said, adding that it is a more residential plaza facing the Pembroke gardens.

 

The tower, they said, becomes an iconic element, "like a big column in the middle of the Mediterranean." 

There will be around 5,000sqm of public space throughout the project, the architects said. Most of this public space will be spread over two plazas called the San George Plaza and the Tower Plaza.

Mugliett said that the volume of the building would mainly be shifted away from the protected bit of the site, above the cave - Ghar Harq Hamiem, in order to protect it and minimise excavation. The development over the cave will only include part of one of the plaza's.

He said that the project owners said that they conducted a lot of studies for the project, including a wind study, to study the effects of the wind in relation to the high building and the public spaces. 

Various Corporate Social Responsibility promises were made, including continuous discussions with residents and stakeholders, the landscaping of the surface parking, improved linkage between the Tower Plaza and St George's Bay etc.

Speaking about the proposed on-site batching plant, the architect mentioned that this would reduce traffic during the construction phase, and that loose material could be stored on-site in sealed covered silos. The plant would not create any noise, he said. The architect promised that there would be intensive construction monitoring, in line with the PA and ERA requirements.

Construction debris will be watered regularly, he said.

Traffic Impact Assessment

The architect employed to conduct the Traffic Impact Assessment spoke and presented the proposed tunnel, which would lead to next to the db groups project. It will go around the green area in Pembroke to the Suffolk Street junction. The junction would need to get a major upgrade. This would need a separate application for approval.

The study also highlighted 11 critical junctions, some of which will need to be upgraded.

Images from various viewpoints around the island showed the projected cumulative effect of the major highrise projects approved, not only showing the large mass which will be the db Group's tower, but also the already approved large mass which is the Mercury House development.  The db Group project will be seen from Mdina, as will other approved high rise projects including the Mriehel towers etc. These images saw sections of the crowd cheer in irony.

Planning Directorate's presentation

The Planning Directorate presented their report on the project.

A number of reasons for the over 4,000 objections filed during the planning stage, were read up, and these include the potential negative impacts to the underlying Ghar Harq Hamiem, complaints about an insufficient amount open spaces, fragmented development as a result of lack of a comprehensive master plan for the area as well as a pending investigation on the transfer of the site covered by the application. Other arguments also include the potential detrimental visual impact, alleged misuse of the hotel height limitation adjustment policy, the traffic impact of the project, the increased pollution as a result of the project, the proximity of high rise development to residential areas, and many others.

The Planning Directorate highlighted the Pembroke and St Julian's local councils objections to the project. They said that while the councils highlight that Pembroke is predominantly 2-3 storeys, the tower itself is technically in St Julian's, although it does overlook residences.

They highlighted a number of no objections by various departments and authorities, such as those dealing with Transport and Cultural Heritage etc. With regards to the Environment and Resources Authority, the Planning Directorate said that the authority had made several recommendations.

The Directorate mentioned that the plans and designs had been changed a number of times during the application process, and following changes the Design Advisory Board dropped its concerns.

The excavation over the cave will not be as deep as the rest of the site, the case officer highlighted, adding that it will occur in a way agreed upon by the ERA, where it will be studied, partially excavated and studied again. The directorate highlighted that there have already been a number of studies in relation to the cave and the geology of the area.

The Planning directorate said that 4,320.5 sqm of open space are required on site as per policy. This means that, as per the case officer's calculations, there is enough public open space in the project.

The Planning Directorate recommended that the project be approved and imposed a number of conditions, including a planning gain of €1,451,075.

Public speak up

Albert Buttigieg, the St Julian's Deputy Mayor, mentioned the Paceville Master Plan, which pandered to certain developers, highlighting that the Mercury House Development and the Villa Rosa development was already accepted. He highlighted the urgent need for a master plan. "Is all this for the common good?"

"You can't ignore the residents if you respect democracy," he said. "If this project was being proposed in your backyard, what would you say?" 

Former AD chairperson Arnold Cassola spoke about the price of the land the db Group purchased from government, stating that it could be an extortion of competition and hidden state aid. He highlighted the pending investigation, and asked if the PA would want to approve this project only to find that the investigation does not go their way.

PN MEP candidate and Sliema local councillor Michael Briguglio said questioned the methodology used in the social impact assessment. He asked why the result of the social impact assessment was not made public. PN MP Karol Aquilina also spoke against the project.

Swieqi Mayor Noel Muscat said that the traffic on regional road, which is already jammed, would have to pass from there to reach the site. He said that this project, and other in the area, will create a disaster on that road. He also said that the project will not do any good for any residents in the area, highlighting the severe population density which already exists. "Wrong project, in the wrong place, of the wrong size."

Joe Zammit, from Pembroke, said that he doubts that the 4,000 objections were from Pembroke. He said he is a former local councillor, and said that he is not in anyone's pocket. He said that those who invest funds expect to have their money returned. He then went on a rant against those against development. He asked the board to consider both the positive and the negatives.

Resident Adrian Grima said that the PA's vision is to make Malta and Gozo a more pleasant place, and to provide a balanced and sustainable environment. This project, he said, is obviously against the PA's mission. "It is a non-starter, going against the people and against the Pembroke environment."

Another resident present said the project will be one of the "most beautiful in Malta." He said that Triq Walter Ganado has been left to a dilapidated state, at which point members of the public present aired their disagreement. 

A second resident, who said that like the first they live right near the project site, agreed with him, saying that “nobody pays attention to us. We want a project like this.” A third said that he hopes this project will end the drug use in the area.

A resident named Fenech spoke against the project and asked the developers - "will you go to live right on this street after the development concludes." Another objector highlighted that the height the developer actually reduced since its inception is minimal, also highlighting the traffic issues which the public will need to pay for if the project goes through.

Andre Callus, from Moviment Graffiti, said that the developers themselves organise vans to bring people to events when they know the majority are against them. He said that their were vans being packed in from Mellieha bringing people to this meeting organised by the db Group. "It is obvious from those who spoke what their intention was."

Joseph Buttigieg, another resident, said the developers were arrogant, saying that part of the floors of the tower, which is not yet approved, are already being sold. He criticised the project. He said that a residential priority area is just across the road, and that people taking decisions do not even go to look at what they will be doing to an area. 

Rachel Williams appealed for the project not to be approved, in order to protect what parents in the area have built for their future generations. 

PD MP Godfrey Farrugia could not understand how the case officer could move this case for a board decision "when he knows there are at least 12 policy and procedure infringements." He said a project brief was not presented. He mentioned that the tower does not respect the Maltese character, saying that it goes over and above the height limitations. 

In response to the residents, the applicant's architect, Jesmond Mugliett said that the tunnerl was studied in detail along with all junctions in the area. The developer is making a strong commitment on the traffic issue, highlighting the green travel plan. The Social Impact Assessment was uploaded online, the applicant's representatives said, while adding that the social impact assessment was drawn up by three professionals. The applicant's representatives said that they introduced several changes after meetings with local councils, residents.

A tunnel?

PA CEO Johann Buttigieg discussed the government's commitment letter regarding the infrastructure for the area. The letter read that Infrastructure Malta will be the vehicle for the design. It is unclear whether this includes the tunnel or not.

The case officer's report had read that the executable version of this development permission should not be issued prior to the submission of a letter of commitment by either the Government or the applicant with regards to the implementation of the necessary transport infrastructure. Asked to clarify whether the government's letter of commitment referred specifically to the tunnel, Buttigieg told this newsroom that the letter refers to the "necessary required improvements."

PA Board Chairman Vince Cassar highlighted issues with regards to the potential tunnel ending in the lower level of the car park part of the development, and also said that the increased parking by the project indicates that there will be increased traffic which will be an issue. He criticised how the grade 2 protected building will effectively be dismantled and rebuilt. He also highlighted the lack of a development brief for part of the site.

ERA CEO Victor Asciak highlighted the Environment Impact Assessment, which he described as one of the most detailed ever. He noted it found various issues, but were mitigated when they met with EIA coordinators, and in some cases the proposed development was altered.

PL MP Clayton Bartolo, the PL representative on the board, highlighted the need for a master plan, but said that this issue must not be attributed to the applicant. He said that the Planning authority has not yet come out with a master plan, and said that the public were suffering because of it. He praised the green travel plan proposed by the applicant.

PN MP Marthese Portelli, who is the party's representative on the board, also highlighted the importance of a masterplan, saying that the country was promised that the local plans would have been revised by 2016, and that the PV masterplan was meant to conclude in 2017. "None of this happened," she said, highlighting the uncertainty this created to applicants, the public, and the board itself. She noted that policy dictates that tall buildings should predominantly be for commercial or leisure. In this situation, it was highlighted that the tall building is mainly residential. She said it is irresponsible of government to issue a vague letter of commitment in terms of when they would start and conclude the project. 

 

Photos by Joanna Demarco