The Planning Authority is set to hear the case of a controversial Pieta development on a site next to Villa Frere in a meeting this Thursday.

The application would see the demolition of buildings and the construction of a 149-room four star hotel. The case officer’s report indicates that the proposal would see nine levels constructed.

The site proposed for development consists of a cluster of buildings overlooking Triq ix-Xatt in Pieta. The property is in the immediate vicinity of the scheduled Villa Frere and gardens, the case officer’s report reads.

 “Part of the buildings that form part of the site in question comprise of historic houses, with one of the houses being scheduled as a Grade 2 building, whilst another house is backed up by Giardino Zammitello. The garden is currently being proposed for scheduling by the Superintendence,” the report adds.

“The current application seeks to introduce an alternative land use, that of a hotel, and also seeks to retain parts of the existing buildings. The main issue with the current application refers to the impact of the proposed building, i.e. its extent, scale, volume and massing on this particular site's historic context. Throughout the course of the application, the proposal was revised in attempt to address the above,” the case officer’s report adds.

A number of NGOs had objected to the proposal, arguing among other things that Giardino Zammitello has a high architectural and horticultural value, and is complimentary to the Grade 2 listed estate of Villa Frere; that the scale and massing of the proposed development will negatively impact on the surroundings, as well as the views on Villa Frere, St Luke's hospital and the adjacent school (Pieta Primary School); and that the proposed land use (Class 3B hotel) is not acceptable within the Residential Area.

The Planning Directorate however, noted that throughout the course of the application, the proposal was revised drastically reducing the extent of the interventions as not to encroach on the historical garden. It noted that The Superintendence of Cultural Heritage (SCH) and the Cultural Heritage Advisory Committee (CHAC) did not object to the latest submissions in this regard.  It does note however, that concerns from SCH and CHAC were expressed with respect to the volume, massing and height of the proposed building “which are indeed impacting on the historical whereabouts characterizing this particular site.” As for the proposed land use, “considering the location of the site, the use as a hotel is considered appropriate,” the Planning Directorate commented.

On the heritage matters, the Case Officer’s report reads that the Planning Directorate took certain things into consideration, including the the demolition of the historic houses, any interventions on the existing building's fabric (in this case restoration to the facades) and impact on Giardino Zammitello.

“The proposal involves the demolition of the existing buildings, except for the facades of the historic buildings. As per the Superintendent of Cultural Heritage’s (SCH) comments, there are no concerns to the redevelopment of the existing 1960s building as the interiors of the buildings are undistinguished and have been subject to damaging alterations. With regards to the restoration works to the facades to be retained, the SCH specified that these are subject to approval and subsequent monitoring by the Built Heritage Restoration Inspectorate. As for Giardino Zammitello, this garden is divided into 2 sections; the giardino chiuso and the large garden. The original proposal extended over the garden, resulting practically in its eradication. The proposal was revised to limit the extent of the proposed hotel not to encroach on the garden and maintain its legibility and value, as well as preserving the giardino chiuso. With regards to this aspect of the proposal, both the SCH and CHAC are not raising any objections.”

However, the report notes that the SCH and the CHAC are objecting to the current proposal for another reason.

The Case Officer’s report notes that the site in question is in the immediate vicinity of the Scheduled Villa Frere and gardens, which are considered as having high cultural heritage value. In this regard, SCH are arguing that "the overall heights and volumes of the proposed structures" are still of concern as they will "impact on the environs and on views from and towards the gardens of Villa Frere" and also dominate the views of St Luke’s Hospital, totally divorcing the gardens of Villa Frere from any visual link to the sea. The SCH is recommending "a lowering of the overall height by at least one floor, removing the cantilevered structures on the penthouses and relocating the penthouses to a central position on the building mass." Similarly, the CHAC are of the opinion that "the height of the proposed building is reduced by one floor and with the proposed penthouses being lowered by one floor, without any cantilever structures on the façade"

“In view of the this, the SCH and CHAC are objecting to the proposal. Given the site's characteristics and location, the Planning Directorate is of the opinion that SCH's and CHAC's comments do have a bearing on the assessment of this proposal. For this reason, the proposal runs counter to the Height Limitation Adjustment Policy for hotels and the overall objectives of the Strategic Plan for Environment and Development Urban Objective 2 to improve the townscape and environment in historic cores and their setting and so does not comply with Urban Objective 2,” the Case Officer’s report reads.

The Case Officer has recommended that the project be refused, due to the height issue. “The proposed development, which is being objected to by the Superintendence of Cultural Heritage, runs counter to the 'Height Limitation Adjustment Policy For Hotels', since the proposal would impact on sensitive historic environments (the Scheduled gardens of Villa Frere and St.Luke's Hospital), interfering on key strategic, long distant views to the sea. In this regard, the proposal also conflicts with Urban Objective 2 which seeks to improve the townscape and environment in historic cores and their setting.”