The Planning Authority Board today approved a planning application that will see the Fortina Hotel tower rise by five additional storeys. Three members voted against
The Fortina SPA Resort is located on Ix-Xatt Ta' Tigne &, Triq Censu Xerri, Sliema, Malta.
The application description read: "Demolition of existing 4 star hotel and the Spa Wing of the 5 star hotel, and excavation of site. Construction of 3 levels of below ground car parking; construction of ground floor retail complex under a landscaped Public Open Space; and construction of residential complex rising to a maximum of 15 floors above street level. Development also to include complete refurbishment (including internal alterations) of the existing 5 star hotel, the construction of five additional floors on the hotel tower and construction of stepped hotel block rising to 13 floors above the plaza, in place of the Spa Wing."
The car park would accommodate 400 cars, the architect said, and the five star hotel would rise to a total of 22 floors. The architect said that a 13 storey block in place of the spa block will be constructed for a total of 240 hotel rooms (previously 128 rooms), the architect said. There will also be 108 residential units, the architect told the board.
The proposed floor area for the project stands at 23,850sqm. The PA in a statement later in the day, said that "over 2,500m2 of undeveloped land and the current gardens of the hotels will be turned and upgraded into a two tier plaza area with soft and hard landscaping. The plazas will also serve as a new pedestrian link between the Tigne seafront and the inner part of Tigne through Triq Censu Xerri."
A number of concerns were raised by persons present. who submitted their representations on this application. Some argued that the site is public land, designated solely for hotel use and thus if there are to be retail outlets and private luxury residential apartments built on the site of the 4 star Hotel Fortina, extending into the existing 5 star garden and pool area, the land should now be re-zoned. The case officer noted that the proposed development does not run counter to conditions under which it is let/given on emphyteusis and no third party rights are being infringed by proposed development. He noted that the architect uploaded Government Property Division (GPD) clearance document as part of the ownership notifications. The site is also designated for both hotel and residential use, the case officer said during the presentation.
In 2017 a permit for the demolition on the site was issued as phase one, the case officer said.
The case officer noted that there will be an over-provision of parking spaces.
The case officer recommended that the project be approved.
Paul Radmilli from the Sliema local council, sat in the public gallery and said that the case officer's report refers to a letter sent by the government Property Division, which he said is a preliminary position by the GPD not a final position. He said that the letter also states that any development on public land must be in conformity with the emphyteusis agreement. He said that on public land, what is written in the emphyteusis is what counts. "As the GPD states what matters is what is in the emphyteusis. This needs to be clarified before a vote. Is there a condition which states that it can only see tourist related development?"
He stressed that this development will see 620 car trips per day, and thus traffic will increase not reduce. "Saying that the impact of traffic on ix-Xatt Ta' Tigne will be negligible does not sound right." He stressed the need to know the impact in terms of the time people will spend in traffic.
In the public consultation, he said, it was suggested that external experts appointed by Transport Malta be appointed to scrutinize the Traffic Impact Assessment, he said, questioning whether experts hired by applicants can be unbiased.
The architect said that the traffic experts are objective. He said that many meetings involving Transport Malta occurred, adding that all junctions were studied etc.
The applicant's lawyer said the land is private not public land. He said that that if government has rights those are not to be tied to the permission and are civil matters.
Bjorn Bonello, a traffic expert, said that when the Traffic Impact Assessment was drawn up there was a detailed breakdown as to what causes the traffic. He said that the issue in Sliema is peak spreading more than car numbers. He mentioned that there are issues with certain current existent junctions. He said that the little things are causing problems, like stopping for deliveries, etc.
He clarified that the 600 car traffic increase is over a 24 hour period not hourly. He said that every development should have a bit of surplus parking.
PA Executive Chairman Johann Buttigieg said that the PA's priority is still a modal shift and the priorities have to changed. But on the other hand where there are strategic sites which can provide parking provision then we should go for them. "There should be spare capacity otherwise we will all end up in a straight jacket."
One resident said that residents were aggravated, stating that the way they are currently digging on the site results in an earthquake-styl situation for surrounding residents. He mentioned the government contract with Fortina, asking if it has now scrapped. He said that part of the back side is not meant to rise more than four storeys as listed in the contract of sale in order to safeguard the residents. A couple of other residents backed these statements.
Another resident mentioned that the project will reduce the natural light more. One resident questioned how the contract could be brushed off, and the applicant's lawyer said that it is not being brushed off, but that the contract has no impact on the board decision as this would be a civil question not a planning one.
Paul Radmilli said that it would be better to verify the contract first, and highlighted that the Planning Authority has a lawyer.
PA Executive Chairman Johann Buttigieg said every permit is subject to third party rights, and said the Lands Authority gave clearance for the application, and that the PA is not the entity to decide upon such an issue.
The PN's representative Marthese Portelli, ENGO representative Annick Bonello and the local council representative voted against the application highlighting that the FAR policy being quoted as a basis for part of the construction, noting that this policy is not fully being followed as the site is not surrounded by streets on all sides.