The Planning Authority Board is expected to decide on a planning application that proposes the extension of an already approved hostel in Gzira, which would see 30 guest rooms added to the development today.

The full development application proposes the extension of the already approved 7-storey plus setback floor hostel development, covered by PA 5370/17, onto Triq Sir Charles Cameron. The proposal consists of the demolition of an existing vernacular terraced house and the construction of a 6-storey plus setback floor level block overlying a semi-basement level, all linked with the rest of the hostel that was previously approved.

“The development also seeks to upgrade and change use from a hostel to a hotel,” the case officer’s report reads.

The site of Montana Hostel is located within the limits of the development boundary in Gzira and has frontage on 3 streets, namely Triq Sir Frederick C. Ponsonby, corner with Triq Samuel Taylor Coleridge and Triq Sir Charles Cameron. The plot is located just one block away from the coastal walkway that stretches from San Giljan up to Pieta’.

“The application incorporates multiple properties within the same block, proposed to be amalgamated into one and extending to the already approved development as per application PA 5370/17. Such extension will protrude onto Triq Sir Charles Cameron, a street mostly characterised by a row of similar traditional and vernacular 2-storey residential developments, which also houses a few apartment blocks including a 5-storey plus penthouse level development,” the case officer’s report reads.

The report reads that the Malta Tourism Authority found no objection to the proposal. The proposal will see the “extension and upgrade of the existing 234 units (468 beds) hostel by 31 units (62 beds) to a 3-star Hotel Bed and Breakfast, adding up to a total of 265 units (530 beds). “The size of the rooms is adequate and facilities exceed the minimum standards.”

The Superintendence of cultural Heritage (SCH) however, objected to the proposal. The property proposed for development “lies within the Design Priority Area of Gzira, where heights, proportions, fenestration and architectural elements have to be preserved and enhanced,” it said.

“The SCH stated that the proposed facade on Triq Sir Charles Cameron forms part of a row of houses, most of which still retain their original façade and closed balconies, thus generating a sense of rhythm in this streetscape. This proposal would create blank party walls and also disrupt this rhythm.”

The SCH noted “with growing concern” the proposal for continuous increase in heights and volumes within a Design Priority Area. The Superintendence of Cultural Heritage objects to the application as currently proposed and urges the Planning Authority to implement its policies to ensure the protection of this Design Priority Area.

The case officer noted that the SCH’s objection is on three points. The first is that the elevations on Triq Sir Frederick C. Ponsonby and Triq Samuel Taylor Coleridge offer no improvement to the approved designs. The second is the “massive increase in height, bearing along Triq Cameron, having unacceptable impact on a streetscape currently dominated by two-storey residences, even though the revised application will retain the existing façade.” The third is over the proposed demolition of the interior (of the building) on Triq Sir Charles Cameron, which consists of its ceilings with embedded steel beams as well as ceiling borne on wooden beams.

The Planning Directorate reacted to these points. On the first point, the Planning Directorate said: “The mentioned elevations have already been approved in PA 5370/17. The design will not change from what was approved, and therefore is acceptable in principle.” On the second point, it said that the increase in height is in accordance to the North Harbour Local Plan map GT2 for 4 floors but no semi-basement level, plus the benefits in policy NHSE 04 (which comprises of the relaxation of building height limitations in relation to hotel extensions).”

On the third point, the Planning Directorate said that in terms of the proposed demolition, “it is being noted that other similar demolition requests within Triq Sir Charles Cameron have already been proposed and were approved by the SCH.” The Planning Directorate said that the architect brought forward similar commitments of demolition requests within the same streetscape, approving the retention of the existing facade and the total demolition of the interior structure, “all supported by a no objection from the SCH.”

“As such the Planning Directorate is of the opinion that in terms of demolition works, this application should follow the assessment of the multiple commitments that were already approved, and not objected to by the SCH, within the same streetscape.”

“Following the above comments, the Planning Directorate favourably considers the proposal in principle.” The case officer is recommending that the application be granted.