The next stage in the development of Smart City which will mainly consist of a new building block is set to be discussed by the Planning authority Board this Thursday.

The site forms part of the larger area known as Smart City Malta in Kalkara, Malta. The application reads: "Excavation of site to sea level and construction of mixed use development consisting of the following elements: Underground car park on three levels, a commercial complex over two partially below ground levels and with a frontage onto the existing Laguna Walk, an elevated residents plaza with communal pool and landscaping, and an overlying residential complex on eleven floors."

The site in question is within Smart City, limits of Ricasoli, Kalkara. The area of the site is approximately of 14,200 square metres, currently being vacant and disturbed following its partial excavations. The Northern part of the site overlooks the rocky shoreline, whilst the western side adjoins a planned road (Northern Urban Ring Road) leading to the existing main road passing through the centre of Smart City (Boulevard Road and Entry Boulevard Road).

The development consists of 40,816 square metres residential area, 27,741 square metres commercial floor space (14,251 sqm above ground and 13,490 below ground) and 42,660 square metres parking area set on three basement levels accommodating 819 parking spaces.

The main proposed building is design with a C-shape configuration having elevations overlooking the public streets and promenade, as well as elevations surrounding a semi-enclosed elevated private piazza. The building height is stepped with the ends of building being four floors lower than the central part. The building' elevations are characterised with large terraces and a number of setbacks from the main building alignment at street level.

"Its height, when measured from average mean sea level varies from 43.90m at the lower ends to 58.20 at the higher central part. Considering the highest road level along the site to be 28.42 metres above sea level, the resulting height above highest road level varies from 16.48 metres to 29.68 metres."

The residential component of the proposed development contains 370 dwelling units consisting of 229 single bedroom units, 76 two-bedroom units, 54 three-bedroom units and 12 penthouses. Seven two-storey maisonettes with underlying garages are located on the eastern edge of the site, overlooking the promenade and foreshore.

"The commercial part of the development is mainly set on two levels: Level 00 and Level -1. Another commercial space is at Level 2, behind the residential building and beneath road level. The commercial area is accessed from the pedestrian zone around the existing artificial lagoon, as well as from the street level of the Northern Urban Ring Road."

The case officer's report reads that the site is already covered with an outline permit approving the Smart City Master Plan. The proposal does not follow the exact parameters set out in the provisional plot development guidelines assessed in the outline permit, with respect to the maximum height of the building and to the gross floor area, the report reads. "However, the application is accompanied by statements from Smart City Malta agreeing to the transfer of both the additional gross floor area and additional height, from other plots within the approved Master Plan," the report read.

With regard to the amount being transferred from other parts in the master plan, the case officer's report states that "in a letter dated 1/02/2018 Smart City Malta consented to the transfer within the current Master Plan of 27,600 square metres of residential gross floor area and 8,000 square metres of commercial gross floor area to Plots 3 and 4 (the part of Smart City being dealt with in this application), from other parts of the Smart City Development." The amount is to be transferred from the highest parts in the site in the master plan.

The floor area within site has 55,067 square metres which are within the definition of the gross floor area established in the Master Plan and has "13,490 square metres of commercial area at basement level -1, which do not qualify as gross floor area under the definition of the Master Plan," the report read.

 The case officer notes, with regards to the basement level amount, that Level -1 is completely below basement level and has no elevation onto either a road or landscaped area. "Therefore although it is proposed as a commercial plaza, it does not fall within the definition of gross floor area as established in the outline permit, since this excludes 'underground spaces' from the Gross Floor Area."

The case officer also notes that the building height exceeds the height set out in the master plan. The report read that when this issue was raised in the screening letter, the architect replied that "while the proposed development does exceed the maximum heights for the specific plots determined through the master plan outline development permit, it should be noted that the increase in massing should be considered in combination with the corresponding reduction in massing elsewhere in the master plan that the transfer of gross floor area from the master plan to these two plots will result in. Moreover, the height of the proposal respects the maximum existing height of the adjoining office block while stepping towards the foreshore along the gradient of the proposed North Ring road."

"The increase in height was extensively discussed whereby it was decided that if the gross floor area added to this site is transferred from the highest buildings approved by the master plan on the highest sites of Smart City, the impact on the views from Valletta will be reduced," the report read.

The case officer argued that the transfer would be beneficial given the reduction from the highest sites.

"Despite the increase in the plots' height, the main concern of creating negative visual impact is considered to be addressed especially since this would reduce the height of the highest building from the highest site levels within Smart City to the site covered by this application, which is relatively lower. Therefore the impact on Valletta will be reduced."

The case officer recommends that the application be granted.