The MEPA Board today approved the construction of a multi-storey, mixed-use commercial and residential development in Gzira.
The site, which is a fully detached triangular-shaped plot of land fronting Triq il-Gżira, Triq il-Rebħa and Triq Tas-Sliema and which housed the former United Garage building, qualifies for the development of a tall building through the principles of the Floor Area Ratio (FAR), which policy was revised and approved in May 2014.
Through this new revised FAR policy, besides considering the strategic appropriate locations for tall buildings and other important critera, the policy ensures the appropriate identification of urban settings and promotion of a high quality sustainable design.
The 16 storey building will include three basement parking levels accommodating 125 car parking spaces, 695m2 of landscaped public open space, a cafeteria, overlying office space and 10 residential units. The board imposed a planning gain of nearly €30,000 for the Gzira local council to use in environmental and urban improvement projects, traffic management, green transport and similar projects.
Introducing the application, architect Dr Edwin Mintoff said excavation of the site is covered by a previous application. The site is near the Gzira employment node and the previous permit has been changed to include residential units instead of the building being for ofices only. This worked in favour of the present applicatiion because there would not be any need for a revised Traffic Impact Assessment as the new mix would cut down on the perceived increased traffic - a rather curious statement for those who know the clogged area.
Gzira was chosen as one area where high-rise buildings are allowed but the proposed building will tower over the nearby parish church while it will be a short distance from the even higher Metropolis building, yet to be built.
There will be a cafeteria at ground level, and separate lobbies for the residents and the offices, who get three lifts to the residents' one. The residential units are quite ample, Dr Mintoff said and high grade. The building's facade will be a green facade, providing a change from the usual sun-drenched facades. And studies have shown the proposed building will not create shadow problems on nearby residences.
Later the board apporved an item that was so urgent it was not placed on the agenda at all. This involves a trench that will be dug in the sea between The Strand and Manoel Island.
An Enemalta architect explained there is apparatus that has been waituing to be connected to the grid for many long years on Manoel Island. Trenching works have been completed in Manoel Island and after this trench is done, trenching work will connect to the Enemalta Distribution Centre at Kappara before works on the junction begin.
It was not possible to pass these high voltage cables on the bridge as this is full of other connections and to dig under the seabed would close The Strand for up to three months., Dredging will be carried out by using a floating dredger and removing the silt.
Earlier the board had approved the creatioin of a new school instead of the former Computer Centre at Swatar, limits of Dingli. The site is just next to Peter the Potter.
Architect Ellul explained that the nearby schools are full to bursting and no extension can be added to them. A search for an alternative that is not ODZ proved fruitless and this site, having a football ground near it, proved ideal. The school population is on the increase, also due to foreign born students. The same situation exists with regards to the St Paul's Bay school which cannot be extended any more. One solution could be the former GO land in St Paul's Bay.
A nice touch was the placing of a car park underneath while cars and buses will drop students off on a ring road around the site. The school's sports facilities will be able to be used after school without anyone accessing the school.
The junction with the main road is subject to a separate application although some members warned that unless there is a link between the two applications such an addition can be delayed forever.
But since the school must be completed in a year and begin to be used in September 2016, the urgency militated against any further delays in the processing of the application.
As to complaints by some board members this was an ODZ site, it was pointed out the area had previously been used and was surrounded by former Services buildings, so it was no agricultural land.
Only Alex Vella voted against the application.