A planning application which saw a three local councils express concern, proposing the demolition of an abandoned hotel, excavation to accommodate parking levels, and the construction of a ‘high quality residential complex and landscaping of adjoining land’ will be debated by the Planning Authority board tomorrow.

The site in question is Ex-Halland, Triq Ta' L- Ibragg, Ibrag, Swieqi, Malta.

“The site covers an area of approximately 3,685m², and falls within the development boundary of Swieqi. It consists of an existing seven-storey building forming part of the Ex-Halland Hotel, which will be demolished to make way for the proposal,” according to the case officer’s report.

The proposal consists of 136 parking spaces and 71 residential units.

The Planning Directorate, through the case officer’s report, said that the site plan initially submitted included an area further down from the site, facing on Triq l-Ibragg and onto the valley, which was ODZ. “This issue was raised in the screening letter and an updated site plan was then submitted, eliminating the aforementioned area and thus reducing the overall site area to the confines of the existing hotel complex extents only.”

The case officer also notes that, while the original plans showed a gymnasium and multi-purpose hall at the entrance level to the proposed apartments, they were subsequently eliminated.

The report states that a series of trees will be planted in the lower part of the development, separating the public pathway from the residential unit’s terraces and “an acceptable percentage of the site area will be landscaped.”

The Swieqi local council had strongly objected to the project. “The present abandoned hotel was subject of various planning applications since 1968, and was allowed a height above that allowed for villa development as a reflection of the extraordinary use granted at the time. The present application seeks to revert the use and therefore the concessions acquired over time related to hotel use now become irrelevant.”

The council highlighted concerns regarding the height and bulk of the development. 

The council also argued that the proposed “overpowering massing effect as seen from the valley is inappropriate to its location. Such a mass of concrete and glass would dominate, demean and devalue the precious Wied il-Kbir and such architectural arrogance cannot be allowed.”

The St Julian’s and San Gwann local councils had also filed representations.

The St Julian’s council highlighted that the proposal will provide a high density residences for 400 individuals concentrated in a localised area, and that “such situation arising will have its toll in relation to the existing infrastructure like infrastructural services, roads, traffic generation, etc which will be a burden on both residents in the surrounding areas.” They also said that the structural integrity of the existing valley slope could be compromised in view of excavation works.

The San Gwann council said that the site is in a Residential Priority Area, “thus earmarked for the construction of detached and semi-detached dwellings and not a multitude of apartments; Any development or activity that would jeopardise the protected status or the conservation of the valley should not be permitted by the PA.”

The Planning Directorate, commenting on the above concerns and issues raised by the local councils in the case officer’s report, states that from a transport planning point of view, the proposed residential block has a lower traffic impact, usage times and vehicle typology, to those related to an operating hotel. “The presently disused hotel does not have any on-site parking provision and a very limited area for parking outside.”

“The residential nature of the proposed block replacing this aged hotel building is deemed acceptable in principle, in view of the ‘Residential Priority Area’ zoning of this particular site. This zoning sets parameters in the design of buildings in such areas, related to the percentage of site coverage, stipulated side curtilage and percentage of landscaping, which differ from locality to locality, different to the ‘normal’ residential buildings.”

“Provided with the existing building’s exposure in the overall area, with the zoning constraints and the site specific Policy requiring the retention of existing height, in creating a replacement of this L-shaped hotel, the architect has designed the proposal flexing the zoning parameters in the lower floors and compensating in the upper floors. The overall result consists of a waved replacement building with set-backs in each floor overlooking on Wied il-Kbir, which is acceptable from an aesthetic point of view.”

The case officer’s report reads that, in comparison to the overall development, there is a slight under-provision in parking spaces (3 spaces less than required), keeping in mind that the medium parking standard has been applied. Therefore, the applicant is required to pay the sum of €3,495 to the Urban Improvement Fund, prior to the issuing of the development permission.

The case officer recommended that the project be approved.