The government refers to various reports referring to the commencement of infringement proceedings against Malta by the European Commission due to Mepa’s decision that the redevelopment of the former Crowne Plaza site in Tigne, Sliema did not qualify for an Environmental Impact Assessment. While noting that it will await receipt of the Letter of Formal Notice to assess the details of the complaint by the Commission, the government wishes to clarify the following:-

The Malta Environment and Planning Authority (MEPA) had determined that having considered all relevant factors listed in Annex 3 of the Council Directive on the assessment of the effects of certain public and private projects on the environment, the redevelopment of the former Crowne Plaza Hotel site is not likely to have significant effects on the environment. It is pertinent to note that it is the responsibility of the Maltese competent authority, MEPA, to determine whether or not a project will produce significant impact, after studying the information submitted by the applicant, the government said in a statement.

This particular project type falls under Annex 2 of the Directive. It is therefore up to the competent authorities of the member state to determine, on a case-by-case basis, whether significant environmental effects are probable. If no significant environmental effects are determined during the screening process, an EIA is not required. Mepa’s assessment that an EIA was not required was based on a number of factors:

The characteristics and sensitivities of the area had already been established through Environmental Impact Assessments carried out for the larger construction projects in the immediate vicinity of the former Crowne Plaza Hotel site, such as for the MIDI project at Tigne’ Point. It could, therefore, be reasonably concluded with a high degree of certainty that all new environmental impacts had been identified in the detailed Project Description Statement that was submitted by the applicant’s consultants. Furthermore, it could be reliably determined that there was no sensitivity in the area as regards the natural environment.

The development is on a site which had already been committed with the then existing hotel building. Thus, the baseline for determining any impact, whether cumulative or otherwise is the former hotel and related entertainment facilities. The footprint of the proposed project does not exceed the footprint that had already been developed and that had already been in use in the past. Whereas the proposed development includes 386 apartments, the volume of the hotel would be equivalent to 190 residential units. The proposed project is also of a purely residential nature. MEPA therefore concluded that any incremental impacts would not be significant, particularly as the area in question is primarily a residential area.

Moreover, it has to be noted that the whole area of land in question could already be fully developed for housing in a conventional manner. Conventional housing projects consisting of a series of terraced blocks would have resulted in a far higher residential density as well as a greater environmental and social impact than the proposed project. Mepa was also able to conclude that any visual impacts and wind effects are not expected to be significant, and that the final design adopted would only have a minimal impact as regards shadowing. It was also concluded that the environmental effects resulting from the demolition and construction phases would not be significant.

The Maltese authorities will be replying in detail to any technical or legal points which may be raised by the Commission. They will also be explaining the procedures this project was subjected to and showing that the decision taken was based on sound criteria and was not an arbitrary one.