From Ms C. Camilleri Ciantar

The Malta Environment and Planning Authority took a responsible decision earlier this month to approve an outline development plan to comprehensively redevelop the former Mistra Village complex in Xemxija. A specific policy in the approved Local Plan establishes the development parameters for this site.

This policy states that the site has to be comprehensively planned with a maximum 75 per cent developable site area, while establishing a maximum floor area of 145,000 m2. It also allowed the use of the floor area ratio (FAR) policy.

This permits flexibility in height so as to achieve a high quality, comprehensive development, with the provision of 26,000 m2 of landscaped public open spaces for the enjoyment and comfort of the community. The use of the FAR policy restricted the maximum height to eight floors plus penthouse, while allowing for slight departures.

The site, occupying an area of circa 42 tumuli, is within the development zone and could have been conventionally developed up to a height of four floors, semi-basement and penthouse. The developers opted for a comprehensive development instead, which Mepa approved in principle.

This is much less dense, producing 866 units. A conventional development of the site, subdivided into around 200 plots, had the potential to produce 1,400 units.

The planning and environmental advantages of the comprehensive development include a holistic, aesthetical design; the undertaking of an environment impact assessment (EIA) and a traffic impact assessment (TIS); the implementation of management plans; a high quality development; controlled environmental monitoring; a guaranteed provision of public open space; planned construction timeframes; the provision of community facilities, including local shops; and managed landscaped areas and open spaces (64 per cent), half of which open to the public.

A conventional, piecemeal approach, while producing a slightly lower visual impact, would not have catered for any of the above. This approach would also have burdened the neighbourhood with never-ending construction operations, especially in view of the extent of the area to be developed. This surely is in line with sustainable development principles.

The application took four years to complete the approval process. Therefore, accusations that the application was rushed through are totally unfounded. Originally, the developers purchased a site with a plan, which potentially included a tower of up to 38 floors.

During the sitting, Mepa’s Directorates explained, in considerable detail, the evolution of the submissions and how the developer, Gemxija Crown Ltd, reached the present stage to ensure a quality design and functionality for the project.

This includes a good mix of high-end, spacious family apartments with a maximum of 11 floors, holiday residences, penthouses, a mix of retail and recreational facilities. This means that the development will not be a uniform 11 floors throughout but, respecting the lie of the ridge, will be terraced.

At most points the development is two floors lower than the allowable eight floors, with the 11 floors being reached in the interior parts of the development.

The commercial areas would offer residents and visitors a plethora of quality living, including a wide selection of food outlets, convenience stores, hair and beauty salons, a launderette and a new, modern spa and fitness centre. Effects on the neighbours are also being taken into consideration, especially during the construction phase, to keep disruption to a minimum.

The EIA was based on a “worst case scenario” and, through the positive reactions from the developers to address the recommendations made in the EIA and the concerns raised by the public and the NGOs, a better design for the development was effected.

As a direct result, there was a reduction in the heights of the development, the overall floor space and the potential number of residential units. The boomerang blocks step up from six floors from lower street level to a maximum of eight floors on the upper street levels.

The only departure from this maximum height is within the centre of the site, where at four points a height of the equivalent of nine floors is being allowed. This is totally in line with the Local Plan policy governing the site.

The Traffic Impact Study (TIS) report noted that the problem at Xemxija Hill is a regional one. The TIS recommends that an alternative route to Mellieha bypassing Xemxija Hill would have to be implemented within a realistic time frame.

This would resolve the existing problem of linking Gozo and the north of Malta with the rest of the island. This solution is actively being considered as part of the Ten-T road network project.

Carmen Camilleri Ciantar

Sales and Marketing Director

Gemxija Crown Ltd