A planning application for the redevelopment of the Fort Cambridge Barracks site at Tigne into a massive 31-storey hotel has been recommended for approval.

The proposal "aims to provide a five star accommodation with a total number of 345 guestrooms," the case officer's report read.

"Originally, the proposal consisted of a 40 storey building. As such, during the processing of the application, the architect downsized the project and submitted a revised proposal where the height of the proposed building was reduced from 134.4metres to 100metres," the case officer's report reads.

The case officer noted that the ERA considered that the visual impact, as a result of the downsizing,  is expected to decrease "but the overall residual impact remains of major significance for short and long distance viewpoints and the proposal will significantly alter the skyline of the area, the immediate environs of Fort Cambridge and the wider setting of the Valletta fortifications, especially taking into consideration the cumulative impact of other high rise developments in the area."

The project received hundreds of objections. Among the reasons for objection, people mentioned the visual impact. The report highlighted that some argued that the existing developments in the same area have already altered greatly the skyline however intensifying with further developments will create a broken skyline, and that concerns are being raised with respect to the irreversible visual impact of the proposed development on the landscape and historical context.

With respect to the ERA's height statement, "it is noted that development of buildings, particularly tall buildings, would inevitably result in visual interference," the case officer's report read. The case officer wrote the following about the height: "The Floor Area Ratio (FAR) policy document considers the Tigne peninsula as an opportunity area for tall buildings and acknowledges the opportunity to enhance the views from Valletta. Thus, further to the existing high rise buildings which characterise the site context, visual assessment should be considered in relation to the prospective skyline of the area as a cluster of tall buildings. The project aspires to achieve a high quality development in the heart of Sliema and all the separate elements are linked by a common thread of high quality design. Considering the decrease in the visual impact through a revised proposal, and considering the already committed skyline which, apart from Tigne Towers also includes, in a wider prospective the project of Townsquare, Mercury Tower and DB, the Development Management Directorate considered the proposed impact to the skyline acceptable and not of any treat (SIC) in relation to the skyline as seen from the Cottonera and inner harbour areas."

The case officer's report also details that the existing building on site is the late 19th century ex-British military services officers' mess and quarters, which was part of Tigne Barracks, and is located in the immediate vicinity of the Fort Cambridge at Tigne. The report says that the existing British building is outlined as a 'Landmark Building'.

Originally, the proposal consisted in the demolition of the internal structure, the southwest façade and the courtyard façade, the case officer's report read.

During the initial processing of the application, SCH noted that this is a property that retains a very high architectural and historical value and that would merit scheduling at an appropriate level to ensure its protection and appropriate treatment. "A proposal for the Scheduling of the building to the Planning Authority is still pending a decision."

 The Superintendence of Cultural Heritage originally objected to the application in view: "of the very extensive demolition proposed; that no adequate information has been submitted on historical underground features; of the visual impact on views of Valletta, especially as seen from Kalkara and the Three Cities," the report read.

Following submission of revised drawings and a revised proposal retaining the southwest façade and the courtyard facades, "SCH noted the extensive amendments reflecting concerns and recommendations by SCH including: intent to preserve the external facades and arcades, preserving the masonry fabric and the architectural legibility; intent to preserve and recreate the internal courtyard, preserving and reconstructing the loggias around it and preserving it as a significant architectural space," the case officer's report continued.

"The latest proposal intends to preserve the external facades and recreates the internal courtyard preserving the loggias around. The main entrance to the hotel and the main vehicular access as drop off point are proposed to be provided from Triq Locker," the case officer's report read.

The case officer recommended that the project be approved, subject to conditions.